Fulton Generally ordinance (§ 102-81)

Utilities and street improvements shall be provided by the subdivider in each new subdivision in accordance with the standards and requirements described in the following section. The requirements set forth below shall be considered as minimum requirements, and nothing contained herein shall prohibit a developer from meeting a higher standard.

No final plat shall be approved for recording unless all the improvements required in this article have been completed and approved prior to such plat approval, or the subdivider shall file a performance guarantee.

(1) Monuments.

a. Sufficient monuments shall be placed at critical points within the subdivision to definitely define the limits and points needed to rerun the survey in the future and placed in such a manner that they will not be moved by frost. Lot corners shall be marked by one-half-inch or

larger iron pins or pipes not less than 28 inches in length and driven into the ground and shall not protrude above the ground surface more than one-half of an inch.

b. Monuments must be placed in a manner consistent with Missouri Society of Professional Land Surveyor standards.

c. Monuments must be placed at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line, and at all angle points along a meander line, the points to be not less than 20 feet back from the normal water elevation of a lake or from the bank of a stream, except that when such corners or points fall within a street, or proposed future street, the monuments must be placed in the right-of-way line of the street. All internal boundaries, corners and points must be monumented in the field by like monuments as defined above. These monuments must be set at the opposite extremities of the property platted, placed at all block corners, at each end of all curves, at the points where a curve changes its radius and at all angle points in any line. All lots must be mounted in the field with two or more monuments.

(2) Streets. Streets shall be in compliance with standards and specifications adopted by the city council. All grading shall be done and all curbs, gutters and pavement pertaining to the development of any street or alley shall be installed in strict accordance with the standards and specifications adopted by the city council. Streets must be graded to the cross section and profile approved by the city engineer and surfaced to the minimum width provided by the street specification ordinance. The standards and specifications adopted by the city council shall be considered minimum. Plans and specifications are to be as provided by ordinance adopted by the city council. the city council shall determine the type of street for each new street at the time the subdivision is accepted.

(3) Warrant for traffic study. Using the review criteria described in this subsection, the city engineer may require a traffic study be conducted in association with any proposed subdivision. A key reason for conducting a traffic impact study is the amount of "trip generation" a subdivision generates.

The trip generation of a proposed development is determined by the number of inbound and outbound vehicle trips expected to be generated by the proposed development during an average day or during a peak period. A project must have a traffic impact study if:

a. The proposed development and/or additions to existing structure is expected to generate 400 daily trips or more based upon trip generation rates published in the latest edition of the trip generation manual, published by the Institute of Transportation Engineers (ITE); or

b. There are current traffic problems or issues in the project area, such as high traffic accident frequency; or

c. The proposed entrances and exits from the site are too close to an intersection.

d. At the discretion of the city engineer, a traffic impact analysis may also be required for any other reason, including:

1. The presence of any current traffic problems or issues in the project area, e.g., high traffic accident frequency.

2. Potential negative impacts on the neighborhood or perceived public safety. The report shall be prepared under the supervision of a registered professional civil engineer (PE). The report shall be sealed and signed (if applicable).

(4) Sanitary sewers. Sanitary sewers construction must conform to the city standard. The subdivider shall construct a sanitary sewer system and provide lateral connections for each lot where a public sanitary sewer main is available at the plat boundary or within a reasonable distance thereto. Where sewer is not yet available but is planned for extension to the subdivision, the subdivider shall install sewer lines, including lateral connections, as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision, and the laterals shall be suitably capped at the easement or street right-of-way line. When capped sewers are provided, onsite disposal facilities shall also be provided. A sewer shall be considered to be planned for extension to a given area any time after engineering and related studies have been completed and the construction of facilities to serve the area containing the subdivision has been programmed for completion within a reasonable time. If a public sanitary system is not available under the conditions stated in this subsection, the subdivision or area may be considered as one where it is necessary to construct a community disposal system or individual sanitary lagoon. Any such system shall be approved by the state health department with consideration being given to the lot size as covered in section 102-58 (lots). If, in the opinion of the state health department or the city engineer factors exist which would create a public health and sanitation problem if a certain area is platted, the city engineer will not approve the subdivision and platting of such area until such factors are corrected by an adequate sewer system or other method acceptable to the state department of health and city engineer. If sanitary sewers are constructed by anyone other than the city's forces, notice must be given to the city engineer before any lines are covered so that proper inspection can be arranged before the city can accept such lines for operation. No taps to the city's sewer mains will be made, except by the city's authorized personnel.

(5) Stormwater water standards, storm sewers and stormwater drainage. The requirements of chapter 46, article III (stormwater runoff and management) shall be met.

a. Per the requirements of section 46-63 (design criteria and performance standards), a stormwater management plan shall be submitted to the city engineer by the owner of any proposed residential, commercial, or industrial development within the city. No final

subdivision or development plat shall be approved, and no building permits shall be issued until the stormwater management plan has either been waived or reviewed and approved by the city engineer per sections 46-63 and 46-64 (bonds, maintenance assurance and fees).

b. Where a storm drainage system is reasonably accessible, the subdivider shall connect with such storm drainage system and shall do all grading and provide all drainage structures that are necessary to properly carry the water to the storm drainage system. Where a storm drainage system is not accessible, the subdivider shall do all grading and provide all drainage installations and structures that are necessary to properly carry the water to locations which are acceptable to the city engineer. Surface water will not be permitted to cross the pavement at a low spot. Inlets with connection pipe will be required to carry the surface water from one side to the other.

c. Stormwater drainage shall be discharged to detention or retention basins, natural stormwater areas such as wetlands, marshlands, or swamps, or other appropriately designed treatment facilities. Marshlands and swamps used for stormwater shall provide for natural or artificial water level control.

d. No existing ditch, stream, drain or drainage canal shall be deepened, widened, filled, rerouted or filled without written permission from the city engineer and other regulatory permits such as the Missouri Department of Natural Resources and United States Army Corps of Engineers.

e. Where artificial channels must be constructed to augment the natural drainage system, such channels, as well as the natural drainageways, may be planned as part of a recreation trail system. Channels shall be designed to be aesthetically compatible for recreational trail use.

f. The drainage system shall be constructed and operational during construction; or as approved by the city engineer.

g. The natural drainage system shall be used, as far as is feasible, for the storage and flow conveyance of runoff.

(6) Erosion and sediment control standards. In addition to the applicable provisions of chapter 46, article III (stormwater runoff and management) as determined by the city engineer, the following erosion and sediment control standards shall apply in the subdivision and construction of land areas:

a. The developer shall submit his Missouri state operating permit for construction or land disturbance activities of one or more acres of land.

b. The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion.

c. Natural plant covering shall be retained and protected so far as is consistent with developing the site.

d. When soil is exposed, the exposure shall be for the shortest feasible period of time.

e. Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time.

f. Erosion and siltation control measures shall be coordinated with the different stages of development. Appropriate control measures shall be installed prior to development when necessary to control erosion.

g. Provision shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development.

h. Sediment basins, debris basins, desilting basins, or silt traps shall be installed and maintained to remove sediment from runoff waters undergoing development.

i. Temporary vegetation or, where appropriate, mulching or other nonviable cover shall be used to protect areas exposed during development.

j. Where the topsoil is removed, the developer shall, either by replacing such topsoil or by planting the first grass seeding, restore the developed area to as near the condition preceding the removal of such topsoil as possible.

k. Permanent, final plant covering or structures shall be installed as soon as possible.

(7) Removal of trees and vegetation. With respect to tree removal(s) and conservation of vegetation, all subdivisions shall be planned, designed, constructed and maintained so that:

a. Existing, healthy trees and native vegetation on the site are preserved to the maximum extent feasible and are protected by adequate means during construction.

b. Existing native vegetation is not disturbed, injured or removed prior to site development, except to the extent necessary for the preparation of the development site.

c. Existing trees are preserved within any right-of-way when such trees are suitably located, healthy, and when approved grading allows.

d. No slash, dead trees, or uprooted stumps remain after development.

(8) Sidewalks. The city encourages sidewalks on all streets.

a. On local residential streets, sidewalks shall be constructed, at a minimum, on one side of the street. During the preliminary plat stage, depending on traffic volumes, conditions of the area, and the likely destinations of pedestrians within one-half mile or less of the proposed subdivision, such as but not necessarily limited to schools, parks, and neighborhood shopping areas, the planning and zoning commission may recommend to the city council that sidewalks be required on both sides of the street. On cul-de-sac streets where sidewalks are required only on one side of the street, the sidewalks need not extend around the bulb of the cul-desac.

b.

On secondary thoroughfares (collectors) and commercial streets, sidewalks shall be required on both sides of the street.

c. On industrial streets no sidewalks are required.

d. On primary thoroughfares (arterial), sidewalks are required on both sides of the street regardless of the type of development, except that where service road facilities on controlled or limited access pavements are involved, no sidewalks are required, unless the property is being developed residentially, in which case the standards of subsection (8)a., above shall apply.

e. Minimum sidewalk widths shall be five feet. Construction standards shall be in accordance with "Minimum Design Standards and Specifications for Construction of Streets."

f. All driveways be approved by the design standards approved by the city engineer.

g. Sidewalk and driveway improvements shall be made before a final occupancy permit is issued.

(9) Bike paths and trails.

a. In addition to the sidewalk requirements, developers are encouraged to include other methods of pedestrian movement, such as bike paths and nature trails in conjunction with or partially in substitution for sidewalks.

b. In instances where a city-adopted transportation plan or bicycle/pedestrian master plan shows existing or future designated off-street bicycle pathway, pedestrian pathway, or nature trail within or immediately adjacent to a subdivision, the subdivider or developer shall make a connection to said trail or pathway at location(s) determined by the city engineer. The connection to the pathway or trail shall be a public access easement or public right-of-way. The width for these connections must not be less than 20 feet with a paved walkway not less than ten feet wide providing an unobstructed view straight through its entire length.

(10) Water connections. The subdivider shall connect with the water system in accordance with all state and municipal requirements to provide water service to every lot within the subdivision.

a. For new subdivisions, the city water department will install the services from the developerinstalled watermain to the water meter for the properties on the same side of the street as the new watermain. This work includes the service tap, the service line, the meter pit, and the meter. The developer must perform this work for the properties on the opposite side of the street from said watermain.

b. The water service to the opposite side of street shall be installed by the developer prior to road construction. All service to the opposite side must be installed in conduit, at minimum, twice the size of the service line.

c. Fire lines are an exception to the above. Fire lines are the sole responsibility of the developer.

d. Each lot in the subdivision shall be provided at the property line with a connection to the public water system. The construction of the water system shall conform to the approved plans and specifications and all work shall be properly inspected and approved by the city engineer.

e. Water distribution lines shall not be smaller than six inches in diameter.

(11) Fire hydrants. When a public or private water distribution system is provided, fire hydrants shall be installed by the subdivider as part of the water distribution system. Installation of hydrants shall be accomplished in such manner that each lot is within 400 feet of the fire hydrant when measured along the center line of the right-of-way. No fire hydrant shall be placed on a main smaller than six inches in diameter. Fire hydrants must be located within the right of way or easement and must be consistent with the standards of the International Fire Code adopted by the city. Hydrants installed shall be per the city engineer's accepted standards.

(12) Electric power, telephone, cable, and broadband services. Electrical, telephone, cable, and broadband internet service lines shall be placed underground throughout the subdivision. The conduit or cables shall be located within easements or public rights-of-way in a manner which will not conflict with other underground services. All transformers and terminal boxes shall be located so as not to be unsightly or hazardous to the public. The location of such services within any public right-of-way shall be approved by the city engineer. The city may require undergrounding of utility service facilities for other structures when subject to development review approval.