[R.O. 1993 § 410.180; Ord. No.
785 § 1, 7-18-2005]
A.
Subdivisions and land development within the City shall consider
surrounding land uses, both in terms of the impact of the proposed
development on the surrounding area and any existing or potential
impacts of adjacent land uses on the proposed development. The layout
of a development, including the orientation of lots and structures
thereon, shall be designed to provide desirable building sites logically
related to topography, natural features, streets, parking areas, common
land, other structures and adjacent land uses. Due regard shall be
given to natural features, such as large trees and watercourses, presence
of historic landmarks or districts, the proximity and density of nearby
residential areas and any other on- or off-site conditions which should
be taken into account during the site planning process.
B.
In reviewing a proposed development and applying the standards hereinafter
set forth, specific issues the City Plan Commission and Board may
consider include, but are not limited to, the following:
C.
Review Standards. In addition to the requirements of Chapter 500, Building Regulations, this Chapter 410, Chapter 415 and Chapter 405 of the Municipal Code, the Board and Commission shall determine:
1.
Whether the proposed development is compatible with surrounding
uses, other planned and/or existing developments, surrounding neighborhoods
and with the community as a whole;
2.
Whether streets providing access to the proposed development
have sufficient capacity to service the increased traffic volume associated
with the proposed development while maintaining adequate and reasonable
levels of service for the community;
3.
Whether the proposed development will cause significant increases
in hourly or daily traffic levels in the surrounding neighborhood
which may reasonably be expected to have an adverse affect on other
existing or proposed developments;
4.
Whether the proposed development will significantly increase
demands on fire and police protection services in excess of the normal
demands of adjacent land uses and whether the proposed development
will present any real or potential fire or public safety hazard;
5.
Whether the proposed development will adversely affect the general
appearance or character of the surrounding neighborhood due to the
location of the proposed development on the parcel of ground, the
materials used in the construction causing buildings to be greatly
dissimilar in appearance to surrounding buildings or the architecture
of any proposed buildings being of such nature as to create visual
disharmony within the neighborhood;
6.
Whether the proposed development will adversely affect the neighborhood
in terms of overtaxing public utilities, water runoff, noise transfer
or heat generation;
7.
Whether the intensity, duration or frequency of lighting associated
with the proposed development will adversely impact adjacent properties;
8.
Whether the landscape plan for premises to be occupied by the
proposed development is adequate in regard to the creation and maintenance
of landscaped areas, buffers and screens;
9.
Whether the comparative size, floor area and mass of the proposed
development and/or proposed structures are appropriate and reasonable
in relation to adjacent structures and buildings on surrounding properties
and in the surrounding neighborhood;
10.
Whether the frequency and duration of various indoor and outdoor
activities and special events associated with the proposed development
will have a detrimental impact on the surrounding area;
11.
Whether the activities associated with the proposed development
will generate obnoxious odors to the detriment of the surrounding
area;
12.
Whether the proposed development is likely to remain in existence
for a reasonable length of time and not become vacant or unused and
whether such development involves the presence of unusual, single-purpose
structures or components of a temporary nature;
13.
Whether the proposed development is consistent with good planning
practice, meets all the provisions of the Municipal Code and is deemed
essential or desirable to preserve and promote the public health,
safety and general welfare of the community.
The Board and/or the Commission, at their discretion, shall
have the right to require of the petitioner sound, traffic, lighting,
off-street parking, soils and/or subsurface conditions and other studies
as deemed necessary to assist the City in evaluating the development
proposal and compliance with standards provided elsewhere in this
Chapter and other applicable provisions of the Code. Each of these
studies shall be done by an engineer or qualified professional as
approved by the Building Commissioner.
[R.O. 1993 § 410.190; Ord. No.
785 § 1, 7-18-2005]
The subdivision or development shall comply with the standards
contained in this Code and any other utility companies or agencies
having jurisdiction.
[R.O. 1993 § 410.200; Ord. No.
785 § 1, 7-18-2005]
A.
Every street established after the effective date of this Chapter
shall be platted, designed and built in accordance with the requirements
of this Code.
B.
The street layout shall be appropriate for the type of development
proposed and properly integrated with the street system in the area
adjoining the development.
C.
All dead-end streets shall be developed with a cul-de-sac turnaround.
D.
Streets shall intersect, as nearly as possible, at right angles and
no street shall intersect with another at less than seventy degrees
(70°). Not more than two (2) streets shall intersect at anyone
one (1) point.
E.
Whenever possible, proposed street intersections along one (1) side
of a street shall coincide with existing or proposed intersections
on the opposite side of such street. In any event, where a center-line
offset ("jog") occurs at an intersection, the distance between the
center line of the intersecting streets shall not be less than one
hundred fifty (150) feet when the intersected street is a minor street
and not less than two hundred (200) feet when the intersected street
is a collector street or highway.
F.
Street right-of-way shall not be placed adjacent to side or rear
property lines of a lot, tract or parcel in an established residential
subdivision, except as is necessary to provide for future connections
to adjoining unsubdivided tracts where recommended by the Commission
and approved by the Board. A minimum of a fifty-foot landscaped buffer,
established as common ground, shall be provided between the street
right-of-way and the side or rear property lines of the lots, tracts
or parcels associated with the established residential subdivision.
Intersection rounding shall be exempt from this requirement.
G.
Additional traffic lanes or other widening, pavement thickness, drainage
facilities, granular base, traffic control devices and other improvements
may be required by the City to accommodate increased traffic volumes
to be generated by the development, unsuitable soil conditions, steep
grades or other conditions.
[R.O. 1993 § 410.210; Ord. No.
785 § 1, 7-18-2005]
A.
All streets shall comply with the standard specifications of the
Department of Highways and Traffic of St. Louis County, Missouri,
except as modified herein. The City may require additional rights-of-way
and/or improvements to accommodate the proposed development and its
impact on adjacent streets. The Street Commissioner may require that
the applicant for subdivision plat approval provide a traffic study
to assist in determining what additional improvements and/or rights-of-way
may be necessary. Where a development is accessed from a street or
highway under the jurisdiction of the State or County, any required
improvements thereon and intersecting streets or drives shall be designed
and constructed in accordance with the requirements of the respective
agency.
1.
Street Specifications.
a.
Minimum right-of-way: sixty (60) feet.
b.
Minimum pavement width: thirty-six (36) feet (measured back-to-back
of curbs).
e.
Street Pavement. Minimum seven-inch thick concrete pavement.
f.
Curb And Gutter — Non-Residential. Concrete, vertical
only, with ADAAG compliant curb ramps provided at sidewalk intersections.
g.
Curb And Gutter — Residential. Concrete, vertical only,
with ADAAG compliant curb ramps provided at sidewalk intersections.
2.
Miscellaneous Geometric Requirements.
a.
All pavement surfaces shall be centered within the right-of-way.
b.
The height of the street crown shall be determined by using
a cross slope of two percent (2%) or as recommended by the design
engineer and approved by the Building Commissioner.
c.
Intersections shall be designed with grades as level as possible,
notwithstanding provisions for proper drainage. Approaches to intersections
shall not have a grade exceeding three percent (3%) for a distance
of not less than one hundred (100) feet, measured from the center
line of the intersecting street.
3.
Street Names. Proposed through streets, which are continuations
of or in general alignment with existing streets, shall bear the names
of such existing streets. The name of a proposed street shall not
duplicate the name of any existing or platted street within St. Louis
County. All names of the streets proposed by the developer shall be
approved by the St. Louis County Department of Revenue prior to Board
action on the record plat.
[R.O. 1993 § 410.220; Ord. No.
785 § 1, 7-18-2005]
A.
Sidewalk Requirements. The Building Commissioner may require modifications
of the following basic, minimum requirements:
1.
Except as provided for herein, sidewalks shall be provided along
both sides of any street and around any cul-de-sac constructed within
the City.
2.
Sidewalks or pedestrianways may be required elsewhere within
a development to provide access to parks, schools, public transportation
facilities, common land or similar areas, when the Commission finds
and the Board concurs that such sidewalks or pedestrianways are necessary
to promote public safety.
3.
All public sidewalks shall be concrete and meet the following
minimum construction standards:
4.
Sidewalks, new or reconstructed, shall have curb ramps designed
in accordance with ADA Accessibility Guidelines installed at street
intersections and other locations as determined by the Building Commissioner.
Wider widths may be required. Where sidewalks do not presently exist
along a State highway right-of-way, they shall be placed in a public
easement outside the right-of-way when required by the City.
5.
Sidewalks, located along a private street, shall be located
as close to the right-of-way line as is practical, but shall not be
located closer than six (6) feet from the back of the curb.
6.
Sidewalks, located along a public street, shall be located as
close to the right-of-way line as is practical, but shall not be located
closer than three (3) feet from the right-of-way line or seven (7)
feet from the back of the curb, whichever is farther.
7.
Pedestrianways, as distinguished from sidewalks along streets,
may be constructed with other suitable materials, subject to the approval
of the Building Commissioner, when the developer can demonstrate that:
[R.O. 1993 § 410.230; Ord. No.
785 § 1, 7-18-2005]
A.
Every lot shall have access from a public street, except for non-residential
lots accessed by a roadway easement or cross-access easement approved
by the Board and recorded on a record or easement plat.
B.
The minimum area of lots shall be in accordance with the regulations
of the zoning district in which the lots are located.
C.
The side lot lines of lots shall generally be at right angles to
straight street lines and radial to curved street lines.
D.
The minimum lot width is measured at the required front building setback line. In no case shall the width of the lot, measured along the street right-of-way line, be less than fifty percent (50%) of the required lot width as defined in Chapter 405, Zoning Code.
E.
Double frontage lots should be avoided, except where necessary to
provide separation of the subdivision from major or secondary streets
or as otherwise required by topography or similar conditions.
F.
Double frontage lots shall have driveway access from the internal
residential (local) street unless it is impractical to do so because
of topography or similar conditions.
G.
Corner lots shall have adequate width to permit the required building setback lines from both streets, except as otherwise provided for in Chapter 405.
H.
Corner lots located at the intersection of a collector street and
a minor street shall have driveway access from the local street if
possible. Driveways shall be located as far from the street intersection
as practical and shall not be located within the sight distance triangle.
I.
Flag lots shall not be permitted.
[R.O. 1993 § 410.240; Ord. No.
785 § 1, 7-18-2005]
A.
General Requirements.
1.
In any case in which a developer installs or causes the installation
of water, sanitary sewer, storm sewer, electrical power, telephone,
cable television or other facilities outside a public street right-of-way
and intends that such facilities shall be owned, operated or maintained
by a public utility or any entity other than the developer, the developer
shall transfer to such utility or entity the necessary ownership or
easement rights to enable the utility or entity to operate and maintain
such facilities upon their completion and acceptance by the utility
or entity. Such easements shall be clearly indicated on the final
subdivision plat or special easement plat.
2.
Where possible, easements should be located along rear and side
lot lines. Such easements shall be a minimum of ten (10) feet in width
and may be divided evenly between abutting properties.
B.
Storm Drainage Easements.
1.
Storm drainage easements may be required for the proper drainage
within and through a development. Wherever a subdivision is traversed
by a watercourse, drainage channel or stream, there shall be provided
a drainage easement which shall be for the purpose of widening, straightening,
improving and maintaining such drainage way. The width of the drainage
easement for the access and maintenance of the drainage way shall
be determined by the City or as required by MSD.
2.
Access easements shall be established as necessary to provide
an unobstructed route to the storm drainage easement area for maintenance
equipment. Separately designated access easements shall have a width
of not less than twenty (20) feet or as specified by MSD.
[R.O. 1993 § 410.250; Ord. No.
785 § 1, 7-18-2005]
A.
Underground Wiring Required. All electric, lighting, telephone and
cable television distribution lines shall be installed underground,
except those feeder lines necessary to serve the development and in
locations approved by the Building Commissioner. Switching enclosures,
pad-mounted transformers and service pedestals may also be installed
aboveground.
B.
Water Facilities. Public water supply shall be made available to
each lot within the subdivision for the purpose of providing sufficient
potable water supply and fire protection. The developer shall install
water mains and fire hydrants in accordance with specifications established
by the St. Louis County Water Company and the applicable fire protection
authority.
C.
Sanitary Sewers. The developer shall connect with a public sanitary
sewer system and provide sanitary sewer lines that are accessible
to every lot. All sanitary sewers, sanitary sewer connections, manholes
and other sanitary sewer installations serving the development shall
comply with MSD design and construction standards. The developer shall
be responsible for installing all required building sewer laterals.
D.
Storm Sewers.
1.
All storm sewers, storm sewer connections, detention/retention
facilities and other storm drainage improvements shall comply with
MSD design standards and design standards established by the Building
Commissioner. In instances where there are differences between MSD
standards and those established by the Building Commissioner, the
most restrictive standard shall apply.
2.
The design of drainage improvements shall be coordinated to
the extent possible with present and probable future improvements
so as to form part of an integrated system.
3.
In residential developments, drainage/retention facilities and
land area required to provide access to such facilities shall be located
within common ground.
4.
Drainage detention facilities or other storm drainage facilities that will not be maintained by MSD shall be conveyed to the Aldermen of the subdivision for maintenance purposes in accordance with Section 410.170 of this Chapter.
5.
In single-lot developments, drainage detention facilities or
other storm drainage facilities that will not be maintained by MSD
shall be maintained by the property owner.
6.
Drainage Discharge. The finished grade of sites, one (1) acre
or greater in area, from which all or a portion will drain into a
natural or improved drainage way, shall be so designed so that stormwater
runoff is intercepted by diversion swales or area inlets as required
by MSD or as specified by the Building Commissioner.
E.
Other Utilities. The design and installation of other utilities (e.g.,
electric distribution, gas mains and services, telephone and cable
television) shall be provided at a service level necessary for the
development and in accordance with the specifications, approval and
inspection requirements of the applicable utility company.
[R.O. 1993 § 410.260; Ord. No.
785 § 1, 7-18-2005]
A.
General Requirements. All public streets and sidewalks in subdivisions
shall be sufficiently illuminated to promote the security of property
and the safety of persons using such streets or sidewalks. Effort
shall be made to provide uniform surface illumination so as to avoid
dark spots or areas having significantly less light than the average
illumination. Without limiting the generality of the foregoing standard,
the following minimum standards shall apply.
B.
Streetlighting Standards.
1.
Decorative Streetlight Standards For Residential Districts.
All streetlight standards and decorative fixtures within residential
developments shall be subject to the approval of the Building Commissioner.
2.
Illumination Standards. Streetlight fixtures shall be high-pressure
sodium type. In residential districts, each fixture shall have a minimum
nine thousand five hundred (9,500) lumen output, except that a higher
lumen output may be required where determined necessary by the Building
Commissioner. In residential districts, the maximum initial illumination
level five (5) feet above the base of the light source shall be no
greater than three (3) footcandles, except at street intersections
requiring higher illumination levels. In non-residential districts,
each fixture shall have a 25,500-lumen output.
3.
Height Requirements. The lighting source shall not be less than
fifteen (15) feet or greater than twenty-five (25) feet above grade,
except as may be required for major streets and highways.
4.
Location Requirements.
a.
General. Streetlights shall be provided at each intersection
of a street within the subdivision, on street frontage between intersections,
at each intersection of a street with a sidewalk or pedestrianway
and at each cul-de-sac turnaround. Streetlights shall be located between
the sidewalk and curb and set back a minimum of three (3) feet from
the curb but shall not be located within a sidewalk. Variations to
these requirements may be approved by the Building Commissioner, so
long as proper illumination is achieved without impairing pedestrian
and vehicular traffic safety.
b.
Residential Subdivisions. Residential streets shall have streetlights
installed at a maximum spacing of two hundred (200) feet.
c.
Non-Residential Subdivisions. Non-residential streets shall
have streetlights installed at a maximum spacing of two hundred fifty
(250) feet.
5.
Installation Expense, Maintenance And Operation. Streetlights
shall be installed at the expense of the developer. Upon acceptance
of streets for maintenance, the City will assume financial responsibility
for the ensuing electric charges for streetlights located in City
street rights-of-way.
[R.O. 1993 § 410.270; Ord. No.
785 § 1, 7-18-2005]
A.
For proposed residential subdivisions or developments, a fifty-foot
landscape buffer shall be provided along the entire boundary of the
proposed subdivision or development with the exception of development
entry and exit streets.
B.
For proposed commercial developments, a seventy-five-foot landscape
buffer shall be provided along the entire boundary of the proposed
commercial development where such boundary abuts residential property.
C.
The developer shall comply with all tree preservation, tree planting and other landscaping requirements set forth in Chapter 415 of this Code.
D.
The developer shall guarantee the required tree preservation and
the installation of trees and landscaping in the same manner as provided
for the guarantee of streets, utilities and other facilities in this
Chapter.
[R.O. 1993 § 410.280; Ord. No.
785 § 1, 7-18-2005]
A.
Site Grading.
1.
Phasing. Site grading shall be phased as necessary so that each graded portion of the construction site has long-term erosion control measures in place within six (6) months of initiating site grading. The grading and erosion control plans required in Section 410.110(B)(2)(d)(2) of this Chapter shall indicate the proposed grading phasing, either by graphic delineation of phasing on the plan or on a key map of the site. The grading and erosion control plans shall also provide cut and fill quantities and delineate borrow and stockpile areas.
2.
Site Grading And Storm Drainage Control. Lots shall be graded
so as to provide positive drainage away from all buildings to be built
thereon. Individual lot drainage shall be coordinated with the general
storm drainage pattern for the area. Site grading shall be designed
so as to prevent stormwater drainage from one lot to another except
as determined by MSD and the Building Commissioner.
3.
Maximum Finished Grade Slopes. No finished grade shall be made
which creates an embankment face steeper in slope than three (3) horizontal
units to one (1) vertical unit.
4.
Retaining Walls. Retaining walls shall be required wherever
necessary to prevent the surface of any excavation or fill from exceeding
at any point the maximum allowable slopes. Such retaining walls shall
not exceed six (6) feet in height, unless designed by an engineer
and approved by the Building Commissioner. Guard rails shall be provided
along the top edge of any retaining wall that is thirty (30) inches
or more in height, where such retaining wall is within six (6) feet
of a sidewalk, pedestrianway or other walking surface. Retaining walls
shall be constructed with reinforced concrete or decorative, interlocking,
masonry blocks.
5.
Compaction Of Fill. All compaction of fill shall be engineered,
monitored and certified by an engineer. A copy of such certification
bearing the engineer's seal shall be provided to the Building
Commissioner. The requirements for the compaction of fill shall include,
but shall not be limited to, the following:
a.
All areas to receive fill shall be scarified to a depth of not
less than six (6) inches.
b.
All fill material shall be dictated by an engineer.
c.
The method of compaction shall be stipulated and monitored by
an engineer.
d.
The maximum thickness of the layers of the fill to be compacted
shall not exceed eight (8) inches.
e.
Optimum moisture content of fill material for compaction shall
be monitored and regulated by an engineer.
f.
The soils engineer shall notify the contractor of rejections
of a lift of fill or portion thereof. The contractor shall rework
the rejected portion of fill and obtain notification from the soils
engineer of its acceptance prior to the placement of additional fill.
g.
The vertical grading tolerance shall be plus or minus two-tenths
(0.2) feet for all rough grading after allowance has been made for
thickness of topsoil, paved areas and other installations.
h.
Topsoil disturbed by grading and building operations shall be
stripped and stockpiled in an amount necessary to complete finished
grading.
i.
Location Of Fill. No fill shall be made which would cause or
allow the same to be deposited upon or over any public street, walk,
place or way; nor so close to the top of a bank of a channel as to
create the possibility of bank failure and sliding.
j.
Fill Materials. Materials for fill shall consist of material
obtained from excavation of banks, borrow pits or other approved sources.
Materials shall be free of vegetation or deleterious material and
approved by the soils engineer.
6.
Protection Of Streets, Property. No excavation shall be made
so close to the property line to endanger any adjoining public or
private street without supporting and protecting such public or private
street or property from settling, cracking or other damage.
7.
Removal Of Timber, Rubbish, Etc. Timber, logs, trees, brush,
vegetable matter and rubbish of any description shall be removed and
disposed of so as to leave the disturbed area with a neat and finished
appearance.
8.
Required Clearance. Tree stumps, masonry, solid rock, shale
and other similar materials shall be removed to a minimum of two (2)
feet below finish grade.
B.
Erosion/Siltation Control. Every subdivision or land development
shall make adequate provisions to minimize and control erosion and
siltation in accordance with the requirements of this Section and
any storm drainage control requirements of MSD. The Building Commissioner
may require modifications or additions to the erosion control plans
should the proposed measures not adequately control erosion and siltation.
1.
Erosion Control Measures. Erosion and sediment control measures
are intended to retain siltation within the development site. Erosion
control measures shall include, but are not necessarily limited to,
the following:
a.
Graded areas shall be stabilized immediately upon grading and
maintained to prevent or minimize erosion until permanent stabilization
measures are in place. Permissible erosion control techniques include
contour furrowing or other surface roughening techniques, mulching,
sodding or other techniques approved by the Building Commissioner.
b.
Sedimentation shall be retained on the site by filtering runoff.
Permissible siltation containment techniques include ground-secured
straw bales and/or woven geotextile fabric or properly designed siltation
basins.
c.
Slope shall be designed to keep the slope length and gradient
to a minimum to minimize stormwater runoff velocities over graded
areas.
d.
Steps shall be taken to direct stormwater runoff to the erosion
control measure.
e.
Land and improvements adjoining the construction site shall
be provided protection from any increase in surface water, siltation
deposits or any other consequences of erosion. Where it is necessary
for the protection of such property to enter upon such property, consent
must be obtained from the property owner. The developer, at his/her
own expense, shall shore up and protect all buildings, walls, fences
or other property that is exposed to any potential damage as a result
of grading the site. The developer shall be responsible for all damage
to public or private property resulting from failure to properly protect
adjoining properties.
2.
Permanent Erosion Control. The site plan and erosion control,
storm drainage control and landscape plans shall be designed to minimize
erosion potential upon completion of the development and thereafter.
In support of this objective, the following design standards and guidelines
shall apply:
a.
The finished grading shall provide for sediment basins, diversion
berms, permanent bank stabilization or other erosion control techniques
approved by the Building Commissioner, whenever necessary, to avoid
damage to adjoining properties, streets, sidewalks, storm drainage
ways and storm sewers.
b.
Landscaping shall be provided in the form of sodded grass, ground
cover, low walls, earth berms, trees and shrubbery to enhance the
function and appearance of erosion control grading and facilities.
[R.O. 1993 § 410.290; Ord. No.
785 § 1, 7-18-2005]
Whenever areas designated and platted as common land contain
facilities for retention basins or recreational uses and for which
periodic maintenance requires the use of heavy equipment, access to
the common land shall be of sufficient width and reasonably graded
to permit access of such maintenance equipment.
[R.O. 1993 § 410.300; Ord. No.
785 § 1, 7-18-2005]
A.
Development Constraints. Where there is a question as to the suitability
of a proposed subdivision of land or portion thereof for its intended
use due to factors such as steep slopes, rock, soil conditions, high
water table, flood conditions or other adverse natural physical conditions,
the Building Commissioner may require test borings or other engineering
investigations to determine the severity of such conditions. The Building
Commissioner may withhold approval of the improvement plans until
engineering or other relevant studies are conducted by the applicant
and are presented to the Building Commissioner, which establish that
the methods proposed to alleviate any such conditions are adequate
to avoid any danger to public health, safety, welfare or proposed
improvements or structures. The Building Commissioner may impose conditions
on any applicable permit to ensure that the necessary measures are
taken to solve the problems created by unsuitable land conditions.
B.
Construction Testing. The Building Commissioner shall require the
developer to take concrete cylinder or core samples and have laboratory
tests conducted on same and present same to the Building Commissioner
for street and sidewalk pavements to ensure compliance with design
and construction requirements.
[R.O. 1993 § 410.310; Ord. No.
785 § 1, 7-18-2005]
A.
Survey Monuments. Survey monuments shall be placed by a land surveyor
at all street corners and so located to find angle points, points
of tangency of curves on one (1) side of the street and at all boundary
corners. Said monuments shall be constructed in accordance with the
Standards of Missouri Board for Architects, Professional Engineers
and Land Surveyors and Department of Natural Resources. Monuments
for new streets shall not be installed until the construction of such
streets and sidewalks is complete.
B.
Benchmark. A permanent benchmark, the elevation of which shall be
based on USGS datum, shall be accessibly placed by a land surveyor
and accurately noted on the record plat. A copy of the survey loop
notes shall be submitted to the Building Commissioner.
[R.O. 1993 § 410.320; Ord. No.
785 § 1, 7-18-2005]
A.
Applicability. For the purpose of proper administration of the public
works facilities and maintenance of the public rights-of-way within
the City, the following definitions are hereby enacted as standards
to be applied to petitions presented to the Board relative to the
establishment of public right-of-way and conversion of a private street
to an accepted public street.
B.
ACCEPTANCE OF A PUBLIC STREET FOR MAINTENANCE
ACCEPTED PUBLIC STREET
PRIVATE STREET
PUBLIC RIGHT-OF-WAY
PUBLIC STREET DEDICATION OR ESTABLISHMENT
Definitions. For the purposes of this Article, the following terms
shall be deemed to have the meanings indicated below:
The acceptance by ordinance of a street for maintenance by
the Board after such street shall have been improved in accordance
with the required standard specifications of this Chapter for accepted
public streets.
Any street accepted for maintenance by the City through ordinance
or annexation of previously accepted street.
Any street, other than an accepted public street, established
for the mutual use and benefit of the lot owners of a subdivision
or abutting land owners, maintained by such owners and utilized as
an outlet to a public street.
Any dedicated right-of-way recorded by the Recorder that may or may not be accepted for
maintenance by the City.
Any street not considered as an accepted public street, that
has been petitioned for acceptance, shall constitute a subdivision
and be subject to the requirements of this Chapter.
C.
Procedure Generally. Private streets may be converted to the status of accepted public streets by meeting the requirements of this Chapter. The establishment of an accepted public street shall not be authorized by the City until such time as the public facilities meet the standards of this Chapter. The procedure for requesting the Board to consider the conversion to the status of accepted public street may be initiated by filing a petition with the Board. A plat of the street to be dedicated, accompanied by a certificate of the dedication of the right-of-way to public use by the owners of the property and proof that the proposed public right-of-way and private street is in compliance with the provisions of this Chapter shall be submitted with said petition. Certificates of title shall be furnished at the time the petition is submitted as evidence to the Board that the property owners have signed the plat. Should the private street not have the proper right-of-way width, the plat shall include additional dedication to public use to meet the minimum requirements, provided such dedication does not reduce any lot size below the minimum requirements established in Chapter 405.
[R.O. 1993 § 410.330; Ord. No.
785 § 1, 7-18-2005]
A.
Within City right-of-way:
1.
It shall be unlawful for any person to start any excavation
within a public right-of-way in the City without first having applied
for and secured a permit from the Building Commissioner.
2.
Such applicant is required to pay a charge of one hundred dollars
($100.00) for the permit plus twenty-five dollars ($25.00) per required
inspection.
3.
Any excavation within a City street shall require a deposit
or bond of one thousand dollars ($1,000.00) to ensure proper replacement
of pavement.
4.
Standards for excavation and pavement replacement:
a.
All backfill shall be compacted granular material approved by
the City.
c.
All excavations within asphalt streets shall be saw cut and
replaced with a six-inch concrete base and a two-inch asphalt overlay.
d.
All cracks and joints are to be sealed with material approved
by the Building Commissioner.
5.
Upon written request and acceptance of work, the bond shall
be released.
