SECTION 1 GENERAL PROVISIONS 1.1 GENERAL These regulations shall hereafter be known, cited and referred to as the Subdivision Regulations of the City of Ponchatoula, Louisiana. 1.2 POLICY (1) It is hereby declared to be the policy of the municipality to consider the development and subdivision of land and the subsequent development of the subdivided plat as subject to the control of the municipality pursuant to the official master plan of the municipality for the orderly, planned, efficient, and economic development of the municipality. (2) Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or human peril from fire, flood, or other menace, and land shall not be subdivided until available public facilities and improvements exist and proper provision has been made for drainage, water, sewerage, and capital improvements such as schools, parks, recreation facilities, transportation facilities, and improvements. (3) The existing and proposed public improvements shall conform to and be properly related to the proposals shown in the Comprehensive Plan, Zoning Plan, Official Map, and the capital budget and program of the municipality, and it is intended that these regulations shall supplement and facilitate the enforcement of the provisions and standards contained in building and housing codes, zoning ordinances, Comprehensive Plan, Official Map, land use plan, and capital budget and program of the municipality. 1.3 PURPOSES These regulations are adopted for the following purposes: (1) To protect and provide for the public health, safety, and general welfare of the municipality. (2) To guide the future growth and development of the municipality in accordance with the Comprehensive Plan. (3) To provide for adequate light, air, and privacy, to secure safety from fire, flood, and other danger, and to prevent overcrowding of the land and undue congestion of population. (4) To protect the character and the social and economic stability of all parts of the municipality and to encourage the orderly and beneficial development of all parts of the municipality. (5) To protect and conserve the value of land throughout the municipality and the value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings. (6) To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewerage, schools, parks, playgrounds, recreation, and other public requirements and facilities. (7) To provide the most beneficial relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, having particular regard to the avoidance of congestion in the streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for the proper location and width of streets and building lines. (8) To establish reasonable standards of design and procedures for subdivisions and resubdivision, in order to further the orderly layout and use of land; and to insure proper legal descriptions and monumenting of subdivided land. (9) To insure that public facilities are available and will have a sufficient capacity to serve the proposed subdivision. (10) To prevent the pollution of air, streams, and ponds; to assure the adequacy of drainage facilities; to safeguard the water table; and to encourage the wise use and management of natural resources throughout the municipality in order to preserve the integrity, stability, and beauty of the community and the value of the land. (11) To preserve the natural beauty and topography of the municipality and to insure appropriate development with regard to these natural features. (12) To provide for open spaces through the most efficient design and layout of the land, including the use of average density in providing for minimum width and area of lots, while preserving the density of land as established in the zoning ordinance of the municipality. 1.4 AUTHORITY (1) By authority of Louisiana Revised Statutes 33: 101-119, as amended, other applicable laws, statutes, ordinances, and regulations of the State of Louisiana, the Planning Commission does hereby exercise the power and authority to review, approve, and disapprove plats for subdivision land within the corporate limits of the municipality. (2) By the same authority, the Planning Commission does hereby exercise the power and authority to pass and approve or disapprove development of plat subdivisions of land already recorded in the office of the Parish Clerk of Court if such plats are entirely or partially undeveloped. (3) The property plat shall be considered to be entirely or partially undeveloped if: (a) said plat has been recorded with the Parish Clerk of Court's office without a prior approval by the City Planning Commission, or (b) said plat has been approved by the Planning Commission where the approval has been granted more than three years prior to granting a building permit, on the partially or entirely undeveloped land, and the zoning regulations for the district in which the subdivision is located, have been changed subsequent to the original final subdivision approval. 1.5 JURISDICTION (1) These regulations shall apply to all subdivision and development of land as defined herein, located within the corporate limits of the municipality. (2) No land shall be subdivided within the corporate limits of the municipality until (a) the subdivider or his agent shall submit preliminary plat plans and specifications of the parcel to the Planning Commission through its secretary; (b) obtain approval of the preliminary and final approval of the plan itself by the Planning Commission and City Council (final approval only); and (c) the approval plat is filed with the Parish Clerk of Court by the City. (3) No building permit or certificate of occupancy shall be issued for any parcel or plat of land which was created by subdivision after the effective date of, and not in conformity with, the provisions of these subdivision regulations, and no excavation of land or construction of any public or private improvements shall take place or be commenced except in conformity with the regulations. 1.6 ENACTMENT In order that land may be subdivided and developed in accordance with these purposes and policy, these subdivision regulations are hereby adopted. 1.7 INTERPRETATION, CONFLICT, AND SEPARABILITY (1) In their interpretation and application, the provisions of these regulations shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare. (2) CONFLICT WITH PUBLIC AND PRIVATE PROVISIONS (a) PUBLIC PROVISIONS. The regulations are not intended to interfere with, abrogate, or annul any other ordinance, rule or regulation, statute, or other provision of law. Where any provision of these regulations imposes restriction different from those imposed by any other provision of these regulations or any other ordinance, rule or regulation, or other provision of law, whichever provisions are more restrictive or impose higher standards shall control. (b) PRIVATE PROVISIONS. These regulations are not intended to abrogate any easement, covenant or any other private agreement or restriction, provided that where the provisions of these regulations are more restrictive or impose higher standards or regulations than such easements, covenant, or other private agreement or restriction, the requirements of these regulations shall govern. Where the provisions of the easement, covenant, or private agreement or restriction impose duties and obligations more restrictive, or higher standards than the requirements of these regulations in the determinations of the Planning Commission or the municipality in approving a subdivision or in enforcing these regulations, and such private provisions are not inconsistent with these regulations and determinations thereunder, then such private provision shall be operative and supplemental to these regulations and determinations made thereunder. (3) SEPARABILITY. If any part of provision of these regulations or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in all controversy in which such judgment shall have been rendered and shall not affect or impair the validity of the remainder of these regulations or the application thereof to other persons or circumstances. The Planning Commission hereby declares that it would have enacted the remainder of these regulations even without any such part, provision, or application. 1.8 RESERVATIONS AND APPEALS Upon the adoption of these regulations according to law, all previous subdivision ordinances of the City of Ponchatoula are hereby repealed. 1.9 AMENDMENTS For the purposes of providing the public health, safety, and general welfare, the Planning Commission may from time to time amend the provisions imposed by these subdivision regulations. Public hearings on all proposed amendments shall be held by the Planning Commission in the manner prescribed by law. (Must advertise three times in local newspaper; at least ten days shall elapse between the first publication and date of the hearing.) The City Council must approve all such amendments. 1.10 CONDITIONS Regulation of the subdivision land and the attachment of reasonable conditions to land subdivision is an exercise of valid police power delegated by the state to this municipality. The developer has the duty of compliance with reasonable conditions laid down by the Planning Commission for design, dedication, improvement, and restrictive use of the land so as to conform to the physical and economical development of the municipality and to the safety and general welfare of the future plot owners in the subdivision and of the community at large. 1.11 VACATION OF PLATS (Nullification) (1) Any plat or any part of any plat may be vacated by the owner of the premises, at any time before the sale of any lot therein, by a written instrument, to which a copy of such plat shall be attached, declaring the same to be nullified. (2) Such an instrument shall be approved or disapproved by the Planning Commission in like manner as plans of subdivisions. The Governing Body may reject any such instrument which abridges or destroys any public rights in any of its public uses, improvements, streets, or alleys. If completion bond has been secured by the Planning Commission, such bond will be released. (3) Such an instrument shall be executed, acknowledged or approved, and recorded or filed, in like manner as plats of subdivisions; and being duly recorded or filed shall nullify the force and effect of the recording of the plat shall divest all public rights in the streets, alleys, and public grounds, and all dedications laid out or described in such plat and plan. (4) When lots have been sold, the plat may be vacated in the manner herein provided by all the owners of lots in such plat joining in the execution of such writing. 1.12 RESUBDIVISION OF LAND (1) PROCEDURE FOR RESUBDIVISION. For any change in a map of an approved or recorded subdivision plat, if such change affects any street layout shown on such map, or area reserved thereon for public use, or any lot line, or if it affects any map or plan legally reached prior to the adoption of any regulations controlling subdivisions, such change or parcel shall be approved by the Planning Commission by the same procedure, rules, and regulations as for subdivision, except that if the resubdivision is considered to be a minor change, preliminary and final approval may be secured at the same time and/or same meeting. (2) PROCEDURE FOR SUBDIVISION WHERE FUTURE RESUBDIVISION IS INDICATED. Whenever a parcel of land is subdivided and the subdivision plat shows one or more lots containing more than one acre of land and there are indications that such lots will eventually be resubdivided into small building sites, the Planning Commission may require that such parcel of land allows for the future opening of streets and the ultimate extension of adjacent streets. Easements providing for the future opening and extension of such streets may be made a requirement of the plan. 1.13 VARIANCES (1) GENERAL. Where the Planning Commission finds that extraordinary hardships or practical difficulties may result from strict compliance with these regulations and/or the purposes of these regulations may be served to a greater extent by an alternative proposal, it may approve variances to these subdivision regulations so that substantial justice may be done and the public interest secured, provided that such variance shall not have the effect of nullifying the intent and purpose of these regulations; and further provided the Planning Commission shall not approve variances unless it shall make findings based upon the evidence presented to it in each specific case that: (a) The granting of the variance will not be detrimental to the public safety, health, or welfare or injurious to other property and does not result from a self imposed hardship. (b) The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are not applicable generally to other property. (c) Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations are carried out. (d) The variances will not in any manner vary the provisions of the Zoning Ordinance, Official Map, Comprehensive Plan, or other City ordinance. (2) CONDITIONS. In approving variances, the Planning Commission may require such condition as will, in its judgment, secure substantially the objectives of the standards or requirements of these regulations. (3) PROCEDURES. A petition for any such variance shall be submitted in writing by the subdivider at the time the preliminary plan is filed for the consideration of the Planning Commission. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner. 1.14 ENFORCEMENT, VIOLATIONS AND PENALTIES (1) GENERAL (a) It shall be the duty of the Planning Commission and its representatives to enforce these regulations and to bring to the attention of the Municipal Prosecuting Attorney any violations or lack of compliance herewith. (b) No owner, or agent of the owner, of any parcel of land located in a proposed subdivision shall transfer or sell any such parcel before a plat and plans of such subdivision has been approved by the Planning Commission, in accordance with the provisions of these regulations, and filed with the Clerk of Court. (c) The subdivision of any lot or any parcel of land, by the use of metes and bounds description for the purpose of sale, transfer, or lease with the intent of evading these regulations, shall not be permitted. All such described subdivisions shall be subject to all of the requirements contained in these regulations. (d) No building permit shall be issued for the construction of any building or structure located on a lot or plat subdivided or sold in violation of the provisions of these regulations. (2) VIOLATIONS AND PENALTIES. Any person, firm, or corporation who fails to comply with, or violates, any of these regulations shall be subject to a fine of not more than $500 per lot or parcel so transferred or sold or agreed or negotiated to be sold Such fine pursuant to the provisions of Section 33: 101-119 as amended of the Revised Statutes of the State of Louisiana. (3) CIVIL ENFORCEMENT. Appropriate actions and proceedings may be taken by law or in equity to prevent any violation of these regulations, to prevent any unlawful construction, to recover damages, to restrain, correct, or abate a violation, to prevent illegal occupancy, or a building structure or premises, and these remedies shall be in addition to the penalties described above. SECTION 2 SUBDIVISION APPLICATION PROCEDURE AND APPROVAL PROCESS 2.1 GENERAL PROCEDURE (1) SUBMITTAL OF SUBDIVISION PLANS. Whenever any subdivision of land is proposed, before any contract is made for the sale of any part thereof, and before any permit for the erection of a structure in such proposed subdivision shall be granted, the subdividing owner, or his authorized agent shall apply for and secure approval of such proposed subdivision in accordance with the following procedure, which includes basically two (2) steps: (i) Preliminary Plans and Specifications1 (ii) Final Subdivision Plans and Specifications Unless the proposal is considered a minor subdivision, preliminary and final plans may not be approved at the same Planning Commission meeting (see Minor Subdivision definition.). (2) OFFICIAL SUBMISSION DATES. For the purposes of these regulations, the date of the regular meeting of the Planning Commission at which time approval of the final subdivision plat, including any adjourned date thereof, is considered, shall constitute the official submittal date of the plat and plans at which the statutory period required for formal approval or disapproval of the plan shall commence to run (see Final Plans and Specifications). (3) COORDINATION OF ZONING APPLICATION WITH SUBDIVISION APPROVAL (a) It is the intent of these regulations that subdivision review be carried out simultaneously with the review of zoning applications (where applicable) under the Zoning Ordinance. The data required for zoning applications shall be submitted in a form to satisfy the requirements of the subdivision regulations and the proposed zoning classification. (b) ZONING REGULATIONS. Every plan shall conform to existing zoning regulations and subdivision regulations applicable at the time of proposed final approval, except that any plan which has received preliminary approval shall be exempt from any subsequent amendments to the Zoning Ordinance rendering the plan nonconforming as to bulk or use, providing that final approval is obtained within the one-year period. (c) No building permits or certificates of occupancy shall be issued for the project until the zoning application has been finally approved and final subdivision plan approval has been given and the subdivision plan is recorded with the Clerk of Court. 2.2 PRELIMINARY SUBDIVISION PLANS - PROCEDURES AND REQUIREMENTS (1) At least 14 days prior to the meeting at which it is to be considered, the subdivider shall submit to the Planning Commission four copies of a preliminary plan2 of the proposed subdivision drawn to a scale of not more than one inch to two hundred (200) feet. At the Planning Commission meeting which the preliminary plan is considered, the review engineer or public works official shall present the results of his preliminary review of the plat and plot plan. Five copies of the preliminary plans and subdivision restrictions (if any) (and 10 copies of plat of subdivision) will be submitted to the Building Official's office and will be distributed as follows: One copy to the City Planner, one to the Chairman of the City Planning Commission, one to the Drainage and Street Department, one to the City Water and Sewer Department, and one to the City Engineer's office. One copy of the subdivision plat (not construction plans) shall be distributed to each other member of the Planning Commission. In particular cases, additional copies may be requested from the Builder or Developer if copies of plans need to go to the Drainage Board, Fire Department or other reviewer. All review comments that are returned to the Building Official shall be in writing. The Planning Commission will follow the review and timing procedures outlined in the Subdivision Approval/Tracking Sheet attached as an Exhibit to this Ordinance. (2) The preliminary plan, which shall meet the minimum standards of good engineering design, and the general requirements for the construction of public improvements as set forth in Section 4 shall give the following information: (a) The proposed subdivision's name and location, the name and address(es) of the owner or owners and the name of the designer of the plat who shall be a competent engineer, landscape architect, city planner, or land surveyor. (b) Date, approximate north point, and graphic scale. (c) The location of existing and platted property lines. Existing streets, buildings, water courses, railroad, bridges, culverts, any public utility easements, both on this land subdivision and adjacent land, present zoning classification, if any, on the land to be subdivided and the adjoining land near the subdivision, and the names of adjoining recorded property owners and their addresses, and adjoining subdivision names. (d) The proposed street names and locations, dimensions of proposed streets, alleys, easements, parks and other open spaces, reservations, lot and building set back lines. (e) Parts of the subdivision located in a flood zone, floodway and wetlands. (f) The acreage of the land to be subdivided. (g) Vicinity map showing location of subdivision site. (h) The width and location of any street or other public ways or places shown on the official Ponchatoula Street Map. (i) Names and addresses of property owners immediately adjacent to the proposed subdivision. (j) Preliminary proposals for connecting with existing water supply and sewerage systems, preliminary provisions for collecting and discharging surface water drainage (run-off). (3) Within thirty-five days after submission of the preliminary plans, the Planning Commission will review and indicate approval or disapproval, or tentative approval with conditions. If a plat is disapproved, reasons for such disapproval shall be stated with comments. If approved subject to conditions, the nature of the required conditions shall be indicated. (4) One copy of the preliminary plans will be retained in the Planning Commission files; one copy shall be returned to the subdivider with any notations at the time of approval or disapproval, and the specific changes if any required; one copy to the municipal department of Public Works or comparable agency. (5) Failure of the Planning Commission to act on the preliminary plan within thirty-five days will be deemed approval of the plat, unless agreed otherwise. (6) The approval of the preliminary plan by the Planning Commission will not constitute acceptance of the final plan. (7) The approval of the preliminary plan shall lapse unless a final plan based thereon is submitted within twelve months from the date of such approval unless an extension of time is applied for and granted by the Planning Commission. (8) Application for Planning Commission considerations and approval of the proposed subdivision preliminary plan will be made on forms provided by the Planning Commission Office. (9) Application will be accompanied by appropriate fees as required in Section 6. (10) Property which is not being subdivided and which no municipal facilities are being dedicated but which must be reviewed by the Planning and Zoning Commission, as per this Ordinance, (see Definitions, Section 5) shall be reviewed with the following special provisions: (a) City Council review and approval shall not be required. (b) Planning Commission review and approval of preliminary and final plans may be completed at the same meeting provided that all applicable information has been presented at that meeting. (c) Such property does not need to be submitted to the Health Department or Clerk of Court by the Planning Commission. (d) No public notice requirements need be met, unless requested by the Mayor or Planning Commission Chairman. (e) Application fees will be the minimum required as per formal application requirements in Section 6 of this Ordinance. 2.3 PUBLIC HEARING (1) As required by Louisiana Revised Statute R.S. 33:113, at least one public hearing must be called for each proposed subdivision. At least five days before the date set for this hearing, notice of said hearing shall be published at least once in the local newspaper of general circulation. Notice of the hearing shall be sent to the person, company, or representative so named, of the applicant by registered mail not less than five days before the hearing date. Notice of the Planning Commission agenda will also be published in the newspaper before each meeting. (2) Public hearings shall be held by the Planning Commission when reviewing the preliminary plans. Subsequent public hearings held by the City Council are not required (but may be called by the Mayor) ,but the City Council must vote to approve or disapprove acceptance of final subdivision plans based upon the Planning Commission's recommendations, and other available information. (3) After the public hearing and Planning Commission review of preliminary plans, the applicant shall be advised of any required plan changes and/or additions in writing. This shall be given to the applicant or his representative, along with a marked copy of the preliminary plan (showing Planning Commission comments). (4) EXCEPTION: NO PUBLIC HEARING REQUIRED; ADMINISTRATIVE REVIEW When a single parcel of property is subdivided into no more than two smaller parcels of property and there is no change in the zoning, no variances involved, and no dedication of any public utilities or streets to the City, such re-subdivision can be processed administratively. In this case, there will be no public hearing and no Planning Commission or City Council review unless requested otherwise by the Mayor or Planning Commission Chairman. When this type of case is applied for by an applicant , the Building Official and Planning Commission Chairman may review the case themselves and approve it (with both approving). Such subdivision plat must still be filed by the City in the Clerk of Court's office after being signed by the Planning Commission Chairman. 2.4 PUBLIC IMPROVEMENTS The Planning Commission may require, as per R.S. 33:112, that all proposed public improvements be installed prior to the signing of the final subdivision plat by the Chairman of the City Council. If the Planning Commission shall not require that all public improvements be installed and dedicated prior to the signing of the final subdivision plat by the Chairman of the Planning Commission, posting of a completion, surety bond, or escrow fund shall be established (for such improvements) based upon the recommendation of the local review engineer (not the project engineer) and the City Attorney. Bond shall be submitted in an approved form and amount prior to the signing and recording of the approved final plat by the President of the City Council. Form of bonds shall be recommended by the City Attorney in line with the provisions of this Ordinance. (See Section 3.) The Planning Commission shall require the applicant to indicate in the plans all roads and public improvements to be dedicated. (Section 3 further details the bond requirement stated above.) 2.5 OUTLINE OF PROCEDURES The outline indicated below shows, in general, two procedures for subdivision approval: PROCEDURE A (with bond) After preliminary plans approved... 1. Construction plans approved by all applicable agencies. 2. Post proper completion bond. 3. Final plan approved and signed (Planning Commission and City Council). 4. Plat filed in Clerk of Court. 5. Lots may be sold. 6. Construct improvements. 7. Acceptance by City. 8. Post maintenance bond. PROCEDURE B (without completion bond) After preliminary plans approved... 1. Construction plans approved by all applicable agencies. 2. Final plan approved by Planning Commission. Lots may not be sold yet. 3. Construct improvements. 4. Acceptance of improvements by City. 5. Post maintenance bond. 6. Final plat signed (by City Council Chairman or Mayor). 7. Plat filed in Clerk of Court. 8. Lots may be sold. 2.6 FINAL PLAT, PLANS AND SPECIFICATIONS (1) Following approval of the preliminary plat, application may be made for approval of final plans if such application is submitted in writing at least ten (10) days prior to the meeting at which it is to be considered. (a) Application must be accompanied by appropriate fees as stated in Section 6 "Fees." (b) Application for final approvals must be accompanied by a notice to provide for appropriate completion bond, upon approval, if improvements have not already been completed. (c) All other appropriate approvals from the Health Department, Water Quality Section (if applicable) of Office of Environmental Quality, and the Review Engineer must be obtained before signature of the final plat by the Planning Commission Chairman and City Council or Mayor (as appropriate). (d) Final Plans and Specifications must be submitted within twelve (12) months from the date of preliminary approval. (e) Five (5) copies of final plans and specifications must be submitted to the Planning Commission for distribution to the Review Engineer , the Public Works Department, and City Planner. (2) Final plans submitted shall include those items stated in Section 2.2 Preliminary Plans but also the following: (a) Plans of proposed utility servitude layouts (sewer, water, and electricity) showing feasible connections where possible, to existing and proposed utility systems. (b) Contour interval to sea level datum, of not more than two feet when the slope is less than four percent (4%). Show spot elevations of all breaks in grades along drainage channels or swales and at selected points not more than two hundred feet apart in all directions for slopes less than two percent (2%), and contour intervals of not more than five feet when the slope is greater than four percent (4%). (c) Typical cross sections of the proposed grading and roadways or sidewalks and topographic conditions drawn to scale of not less than one inch equals five feet vertical. (d) Location and description of monuments. Permanent reference shall be shown thus: " ". They shall be constructed in accordance with the specifications of the project engineer or city engineer. All corner lot markers shall be permanently located satisfactory to the engineer at least 3/4" (if metal) in diameter and at least 30" in length shown thus: "O", and located in the ground at existing grade. Location of temporary stakes shall be shown and may be used until final plot approval. (e) Location, sizes, elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract or immediately adjacent thereto, existing utility poles and utility rights-of-way on or immediately adjacent to the site. (f) Proposals for public dedication of streets, utilities, parks, and easements. (g) Any proposed information on traffic flow patterns, one-way streets, signal lights, etc. (h) Location of all hardwood trees on public right of way which are to be removed and the location of replacement trees. (i) Demographic, information checklist as provided by the Planning Commission. FINAL DOCUMENT DISTRIBUTION TO WHOM FINAL PLAT AND PLOT PLAN CONSTRUCTION DRAWINGS Planning Commission 3 copies 1 copy Review Engineer 1 copy 1 copy Other Applicable Agencies 1 copy 1 copy (j) OFFER OF DEDICATION. Be accompanied by irrevocable offers of dedication to the public of all streets, local government uses, utilities, parks, and easements, in a form approved by the local government attorney; and the subdivision plat shall be marked in the following fashion: The owner, or his representative, hereby irrevocably offers for dedication to the local government uses, roads, easements, parks, and required utilities shown in the subdivision plat and construction plans in accordance with an irrevocable offer of dedication dated , and recorded in the Parish Clerk of Court's Office. By: (Owner or Representative) Date: (3) Upon formal acceptance of any dedication, and posting of maintenance bond, the City of Ponchatoula will undertake the maintenance of such facilities so dedicated. There upon, the City Council President or Mayor will sign the subdivision plat as final release to record said plat. 2.7 SIGNING AND RECORDING OF SUBDIVISION PLAT (1) The Clerk of Court shall not file any final subdivision plat that is not signed by the City Council President/Mayor and Planning Commission Chairman. (2) Before signatures by the Planning Commission Chairman and City Council are made on the final plat, there shall be proof that the subdivision improvements were installed in a manner satisfactory to the local government, or that proper completion bonds were filed with the City in accordance with these regulations. (3) It will be the responsibility of the Planning Commission staff or appointed representatives to insure that the final plat is filed with the Clerk of Court within thirty (30) days of the date of signature of the Council President/Mayor. SECTION 3 ASSURANCE FOR COMPLETION AND MAINTENANCE OF IMPROVEMENTS 3.1 IMPROVEMENTS AND COMPLETION BOND (1) COMPLETION OF IMPROVEMENTS. Before the final plat is signed by the City Council President or Mayor, all applicants shall be required to complete, in accordance with the Planning Commission's decision and to the satisfaction of the Engineering office, all the street, sanitary, and other improvements on the individual lots of the subdivision as required in these regulations, specified in the final subdivision plat, and as approved by the Planning Commission, and to dedicate same to the local government, free and clear of all liens and encumbrances on the property and public improvements thus dedicated. (2) SURETY OR COMPLETION BOND IN LIEU OF IMPROVEMENTS (a) The Planning Commission may waive the requirement that the applicant complete and dedicate all public improvements prior to the signing of the final subdivision plan, and that, as an alternative, the applicant post a bond3 at the time of application for final subdivision approval in an amount estimated by the Planning Commission and the Review Engineer, and in form approved by the Commission's attorney, as sufficient to secure to the local government the satisfactory construction, installation, and dedication of any incompleted portion of required improvements. The completion bond shall also secure all lot improvements on the individual lots of the subdivision as required in these regulations. (b) Such completion bond shall comply with all statutory requirements and shall be satisfactory to the local government attorney as to form, sufficiency, and manner of execution as set forth in these regulations. The 12 month period within which required improvements must be completed shall be specified by the Planning Commission in the resolution or motion approving the final subdivision plat and shall be incorporated in the bond. The period shall be counted as starting with the date of final approval of the plans and plat. The Planning Commission may, upon proof of difficulty, recommend to the governing body extension of the completion date set forth in such bond for maximum period of one (1) additional year. The governing body may at any time during the period of such bond accept a substitution of principal or sureties on the bond upon recommendation of the Planning Commission. (3) COSTS OF IMPROVEMENTS. All required improvements shall be made by the applicant, at his expense, without reimbursement by the local government or an improvement district therein. (4) FAILURE TO COMPLETE IMPROVEMENTS. For subdivisions for which no completion bond has been posted, if the improvements are not completed within the period specified by the Planning Commission in the resolution approving the plat, the approval shall be deemed to have expired. In those cases where completion bond has been posted and required improvements have not been installed within the terms of such bonds, the local government may thereupon declare the bond to be in default and require that all the improvements be installed regardless of the extent of the building development at the time the bond is declared to be in default. (5) ACCEPTANCE OF DEDICATION OFFERS. Acceptance of formal offers of dedication of streets, public areas, easements, and parks shall be by ordinance of the local governing body. The approval by the Planning Commission of a subdivision plat shall not be deemed to constitute or imply the acceptance by the local government of any street, easement, or park shown on said plat. The Planning Commission may require said plat to be endorsed with appropriate notes to this effect. Acceptance of dedication shall be signed by the City Council President/Mayor in form similar to that appearing in Section 2.6 (i). 3.2 INSPECTION OF IMPROVEMENTS AND RELEASE OF BOND (1) GENERAL PROCEDURE. The Planning Commission shall provide (through their representative) for inspection of required improvements during construction to insure their satisfactory completion. If the local government's engineer/inspector finds, upon inspection, that any of the required improvements have not been constructed in accordance with local construction standards and specifications, or the approved plat, the applicant shall be responsible for completing the improvements accordingly. Wherever the cost of improvements is covered by completion bond, the applicant and the bonding company shall be severally and jointly liable for completing the improvements according to specifications. (2) RELEASE OR REDUCTION OF COMPLETION BOND (a) CERTIFICATE OF SATISFACTORY COMPLETION. The governing body will not accept dedication of required improvements nor release nor reduce a performance bond, until the Local Review Engineer/Inspector has submitted a written certificate stating that all required improvements have been satisfactorily completed and until the applicant's engineer has certified that the improvements have been completed, are ready for dedication to the local government, and are free and clear of any and all liens and encumbrances. Upon such approval and recommendation, the governing body shall thereafter accept the improvements for dedication, in accordance with the established procedure, and release the bond. (b) REDUCTION OF COMPLETION BOND. A performance bond may be reduced upon actual dedication of public improvements but only to the ratio that the public improvement dedicated bears to the total public improvement for that plat. 3.3 MAINTENANCE OF IMPROVEMENTS BEFORE CITY ACCEPTANCE (1) The applicant shall be required to maintain all improvements in the subdivision until acceptance of said improvements by the governing body. 3.4 MAINTENANCE BOND (1) The applicant (developer) shall be required to file a maintenance bond4 with the governing body, prior to dedication, in an amount equal to 10 percent of the costs of such improvements and in a form satisfactory to the local government attorney. This is done in order to assure the satisfactory condition of the required improvements for a period of one (1) year after the date of their acceptance by the governing body and dedication of same to the local government (city). 3.5 DEFERRAL OR WAIVER OF REQUIRED IMPROVEMENTS (1) The Planning Commission may defer or waive at the time of final approval, subject to appropriate conditions, the provisions of any or all such improvements as, in its judgment, are not requisite in the interests of the public health, safety, and general welfare, or which are inappropriate because of inadequacy or lack of connecting facilities that are to be provided by the City. (2) Whenever it is deemed necessary by the Planning Commission to defer the construction of any improvement required herein because of incompatible grades, future planning, inadequate or lack of connecting facilities, or for other reasons, the applicant shall pay his share of the costs of the future improvements to the local government prior to the signing of the final subdivision plat, or the applicant may post a bond insuring completion of said improvements upon demand of the local government. 3.6 ISSUANCE OF BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY (1) Where a completion bond has been required for a subdivision no certificate of occupancy for any building in the subdivision shall be issued prior to the completion of the improvements and dedication of same to the local government, as required in the Planning Commission's final approval of the subdivision plans. (2) The extent of street improvements shall be adequate for vehicular access by the prospective occupant and by police and fire equipment, prior to the issuance of an occupancy permit. (3) No building permits shall be issued for the final ten percent (10%) of lots in a subdivision, or if ten percent (10%) be less than two (2), for the final two lots of a subdivision, until all public improvements required by the Planning Commission for the plat have been fully completed and dedicated to the local government. 3.7 CONSUMER PROTECTION LEGISLATION AND CONFLICTS OF INTEREST STATUTES (1) No building permit or certificate of occupancy shall be granted or issued if a developer or his authorized agent shall have violated any federal, state, or local law pertaining to consumer protection of real estate land sales, promotion, or practices, or any applicable conflicts of interest legislation with respect to the lot or parcel of land which is subject of the permit or certificate, until so ordered by a court of competent jurisdiction. (2) With respect to said lot or parcel of land, in the event a building permit or certificate of occupancy has been granted or issued, it shall be subject to revocation by the municipality until so ordered otherwise by a Court of competent jurisdiction, provided that in no event shall the rights of intervening innocent third parties in possession of a certificate of occupancy be prejudiced by any such revocation. (3) Any violation of a federal, state, or local consumer protection law (including but not limited to: Postal Reorganization Act of 1970; the Federal Trade Commission Act of 1970; Interstate Land Sales Full Disclosure Act; the Truth in Lending Act; the Uniform Commercial Credit Code; state subdivision disclosure acts) or conflicts of interest statute, law, or ordinance shall be deemed a violation of these regulations and subject to all of the penalties and proceedings as set forth in Section 1.4 hereof. 3.8 RECORDING OF FINAL SUBDIVISION PLAN (1) After final plans and specifications have been approved by the Planning Commission and the plat signed by the City Council President/Mayor, the City shall record the plat and the plot plan (but not the construction plans and specifications) in the Parish Clerk of Court's Office. (2) SIGNATURES ON FINAL PLAT. The required signatures that must appear on the front page of the final plat after acceptance by all parties are as follows: (a) Developer (b) Project Engineer (c) Review Engineer or City Planner (d) Planning Commission Chairman (e) City Council President (or Mayor as appropriate) A minor subdivision will not require the signature of the City Council President, Mayor, review engineer, or city planner. SECTION 4 GENERAL REQUIREMENTS FOR IMPROVEMENTS AND STANDARDS FOR DESIGN AND CONSTRUCTION 4.1 CONFORMANCE TO APPLICABLE RULES AND REGULATIONS. In addition to the requirements established herein, all subdivision plats shall comply with the following rules and regulations: (1) All applicable statutory provisions. (2) The Ponchatoula Zoning Ordinance, building code, Comprehensive Plan, Capital Improvements Program, Historic District Ordinance, and any other local code or ordinance deemed to be applicable. (3) Standards of local, parish, and state health codes. 4.2 RESPONSIBILITY OF DESIGN ENGINEER. This section provides minimum criteria and some general guidance for the design of improvements for a subdivision. It is not the intent of this section to relieve the Design Engineer from exercising his professional judgment, knowledge and experience in the preparation of accepted, good engineering design. The engineer shall be responsible for pointing out to the Planning Commission instances in which these criteria do not fit particular situations or problems arising in the design and/or installation of improvements in a particular subdivision. 4.3 MONUMENTS (1) Permanent monuments consisting of a metal pipe 3/4" in diameter and three feet long shall be set at all street corners at all points where the street line intersects the exterior boundaries of the subdivision, and at angle points and points of curve in each street and on block corners. The top of the monument shall set flush with the finished grade. (2) For all subdivisions larger than five lots or more, a permanent bench mark shall be accessibly placed, the elevation of which shall be based on NCVD as determined by the U.S. Geological Survey, and accurately noted on the subdivision plat. Such permanent bench mark shall be deemed to be concrete with a minimum dimension of four (4) inches in diameter or four (4) inches square, with a flat top. The top of the monument shall have an indented cross to identify properly the location and shall be set flush with the finished grade. (3) All other lot corners shall be marked with an iron pipe, not less than three-fourths inch in diameter and thirty (30) inches long driven so as to be flush with the finished grade. 4.4 SUITABILITY/CHARACTER OF LAND. The Planning Commission shall not approve the subdivision of land found to be in an officially designated floodway or found to be unsuitable for residential or commercial occupancy, based upon a known public hazard. Such land shall be set aside for uses that do not involve such dangers. 4.5 SUBDIVISION AND STREET NAMES/STREET SIGNS: Proposed subdivision and street names shall be shown on the preliminary plat and shall be subject to the approval of the Planning Commission. Names which duplicate or closely approximate the name of any other street or subdivision shall not be approved by the Planning Commission. Street name signs and stop signs shall be erected by the subdivider according to City of Ponchatoula standards. 4.6 LOT IMPROVEMENTS (1) Each lot must front on to a public street and comply with the provisions of the applicable zoning classification and the Ponchatoula Zoning Ordinance. (2) Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front yard setback from both streets. (3) Space shall be provided for adequate off-street parking and loading facilities (see Zoning Ordinance). (4) ACCESS. Lots shall not derive access exclusively from a major or arterial street (where feasible). Parking will be designed so as to avoid requiring vehicles to back into traffic on major or arterial streets. (5) Existing healthy shade trees over 7 inches in caliper (at dbh) and within 20 feet of abutting residential district shall be maintained and protected during construction. 4.7 BUILDING SET BACK LINES. The minimum depth of building set back line shall comply with the zoning ordinance or, in general, shall not be less than twenty (20) feet measured from the street right-of-way line. On corner lots abutting intersecting streets, set back shall be a minimum of fifteen (15) feet from the side street right-of-way. Minimum lot width shall occur at the set back lines on lots in cul-de-sacs. Special set back provisions shall apply to zero lot-line developments. 4.8 SOIL PRESERVATION (SEEDING). Lawn grass seed shall be sown on disturbed land so as to prevent excessive erosion after construction. Other anti-erosion measures may be approved by the Planning Commission. 4.9 DEBRIS AND WASTE. All non-degradable rubbish and waste shall be removed from the site, and not buried on site. 4.10 ROADS/STREETS (1) GENERAL REQUIREMENTS (a) ACCESS ONTO AN EXISTING PUBLIC STREET. No subdivision shall be approved unless the area to be subdivided shall have access onto and access from an existing public street. Wherever the area to be subdivided is to utilize existing road frontage, such road frontage shall be suitably improved if the subdivision development is deemed to have a significant and major impact on the existing roadway. (b) STREET ELEVATIONS. No street shall be approved unless it is built to proper flood elevation. Drainage openings shall be designed so as not to restrict flow of water. (c) STREET RIGHT-OF-WAY WIDTH. The minimum width of right-of-way measured from lot line to lot line shall be at least 50 feet for local, minor streets with curb and gutter, and 60 feet for minor streets with ditches. MINIMUM STREET RIGHT-OF-WAY-WIDTHS ROAD CLASSIFICATION CURBED OPEN DITCH5 Local (Minor) 50 feet 60 feet Collector 50 feet 60 feet Secondary Arterial 60 feet 70 feet Primary Arterial (Highway) 80 feet* not allowed Marginal Access (Service Roads) 50 feet 60 feet Boulevards 70 feet not allowed *100-120 feet for State Highways (d) MINOR OR LOCAL STREETS shall be laid out so as to discourage use by through traffic. (e) DEAD END STREETS. All dead end streets shall be cul-de-sacs designed not to be extended in the future. Length of dead end streets shall not exceed 500 feet. They shall have a turn-around outside roadway diameter of at least eight (80) feet and a right-of-way diameter of at least one hundred (100) feet. T type dead end designs may be accepted by the Planning Commission. (f) STREET GRADES. Street grades shall conform to the terrain and streets shall be crowned. Grade shall not exceed seven percent (7%) on major streets. (g) RESERVE STRIPS. The creation of reserve strips shall not be permitted adjacent to a proposed street in such a manner as to deny access from adjacent property to such street, without first receiving majority approval from the Planning Commission members at a meeting with a quorum. (h) BRIDGES. Bridges of primary benefit to the applicant and for service of his subdivision, shall be constructed at the full expense of the applicant. Sharing of expenses for bridges of benefit to the applicant and the governmental body shall be agreed upon by both parties. Louisiana Department of Highway standards shall be used for bridge construction and sidewalks shall be constructed on both sides of bridge. (i) STREET JOGS. Street jogs with centerline off-sets of less than 125 feet shall not be allowed . (j) TANGENT. A tangent of at least 125 feet long shall be introduced between reverse curves on major thoroughfares and collector streets. (k) STREET INTERSECTIONS. Streets shall be laid out so as to intersect as nearly as possible at right angles and no intersection shall be at an angle of less than 60 degrees. Minimum curb radii (radius) at the intersection of two streets shall not be less than 25 feet and where the angle of street intersections is less than 60 degrees, a paved radius of at least 30 feet shall be provided. Property plats shall be drawn accordingly to provide the necessary right-of-way on corner lots to satisfy this requirement (see Table 1). (l) Where any street intersection involves existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall remove such vegetation. 4.11 DRAINAGE AND STORM SEWERS (1) GENERAL REQUIREMENTS. The Planning Commission shall not recommend for approval any plans which do not make adequate provision for drainage. Storm water drainage system shall be separate and independent of any sewer system and shall comply with City's drainage requirements. (2) DRAINAGE LAYOUTS. Drainage layouts shall be prepared on standard size sheets and shall show, in addition to the above: · Contours 1 foot interval · Inlets and junction boxes properly numbered · Conduits, length, size, kind and slope · Tributary drainage areas delineated and area shown in acres. (a) Such drainage facilities shall be located in the road right-of-ways where feasible, or in peripheral unobstructed easements, and shall follow the specifications of subsurface drainage requirements where subsurface drainage is installed in private driveways. (b) PIPE SPECIFICATIONS AND CATCH BASINS. Materials approved shall be either of the following: (1) Reinforced Concrete Culvert Pipe: Reinforced concrete culvert pipe of fifteen inch (15") diameter and larger shall be of not less than 4,000 PSI concrete, and conforming to ASTM Standard Specifications C-76-60T, Class III, Wall B. (2) Corrugated aluminum pipe and pipe arch conforming to AASHTO standards for such and City of Ponchatoula requirements. (3) Asphalt Coated Corrugated Metal Pipe: Asphalt Coated Corrugated Metal Pipe shall conform to the standard specifications of AASHTO M-36 for base metal, and fabrication where applicable. The pipe shall be of the minimum gauge and thickness as required by the City and Louisiana Department of Transportation and Development. In addition the pipe shall be coated inside and out with bituminous coating meeting the following requirements: (a) The bituminous coating shall be 99.5% soluble in Carbon Disulfide. (b) Thickness of Coating: The pipe shall be uniformly coated inside and out to a minimum thickness of .05 Inch. The thickness shall be measured on the crests at the corrugations. TABLE 1 (2) MINIMUM STREET DESIGN STANDARDS STREET CLASSIFICATION MINIMUM BASE WEARING COURSE 1. MINOR OR LOCAL "A: 20', Asphalt w/open ditches . Base: Shall consist of 21' wide 8" compacted (95%) (1) soil cement w/minimum 10% Portland Cement by volume. Subbase: Shall be scarified and compacted (90%), a minimum of 12" below base or deeper to eliminate soft or yielding areas. Shoulders: Shall be a minimum of 5' in width and consist of 6" compacted (90%) sand-clay gravel w/2" gravel covering. 20' wide consisting of 2" asphaltic concrete "Hot-Mix." (1) Soil shall be tested by a qualified, commercial soils testing laboratory (Geotechnical Engineering Firm) which shall determine if lime treatment is required for soil which is to receive soil cement treatment. When soil receives lime treatment the percent of volume of cement may be reduced, with written recommendation of Soils Engineer, below 10% but not less than 8% by volume. Lime treatment is required for soils with Plasticity Index (P.I.) above 12. STREET CLASSIFICATION MINIMUM BASE WEARING COURSE "B" 20', Concrete w/open ditches "C" 28', Asphalt w/2' concrete curb and gutter sections Base: Shall consist of 21' wide, 6" compacted (95%) material, lime treated if necessary to obtain compaction; or 4" clean sand blanket, or 6" compacted (95%) sand-clay-gravel. Subbase: Shall be scarified and compacted (90%) a minimum of 12" below base. Shoulders: Shall be a minimum of 5' in width and consist of 6" compacted (90%) sand-clay-gravel 2/2" gravel covering. Base: Shall be 24' wide, and consist of the same as "I-A" above. Subbase: Shall be scarified and compacted (90%), a minimum of 12" below base. 20' wide consisting of 5", 3,000 psi concrete w/broomed finish. Streets to be keyed longitudinally, w/expansion joints w/dowels @ 90' and dummy joints @ 15' spacing. 24' wide consisting of 2" asphaltic concrete "Hot-Mix." STREET CLASSIFICATION "D" 28', concrete w/12" curbs 2. COLLECTOR AND ARTERIAL "A" 24', Concrete w/open ditches* MINIMUM BASE Base: Shall be 29" wide and consist of the same as "I-B" above. Subbase: Shall be scarified and compacted (90%), a minimum of 12" below base. Base: Shall consist of 25' wide, 8" compacted (95%) material, lime treated if necessary to obtain compaction; or 6" clean sand blanket or 8" compacted (95%) sand-clay-gravel. Subbase: Shall be scarified and compacted (90%) a minimum of 18" below base. WEARING COURSE 28' wide consisting of 5", 3,000 psi concrete w/broom finish. Street to be keyed longitudinally w/expansion joints w/dowels @ 90' and dummy joints @ 15' spacing. 24" wide consisting of 6", 3,000 psi concrete w/broom finish. Street to be keyed longitudinally w/exp. joint w/dowels @ 90' & dummy joints at 15' spacing. Shoulders: Shall be a minimum of 8' in width and consist of 6" compacted (90%) sand-clay-gravel w/2" gravel covering. STREET CLASSIFICATION MINIMUM BASE WEARING COURSE "D" 28', concrete w/12" curbs 3. BOULEVARDS (divided) Base: Shall be 29' wide and consist of the same as "2-A". Subbase: Shall be scarified and compacted (90%) a minimum of 18" below base. Boulevards shall be considered as collector or arterial streets. Construction shall have a minimum neutral ground width of 10' and minimum traffic lane widths of 18' each. Crossovers shall not exceed 300' spacing and/or at all side streets. Boulevard shall be curbed with 6" barrier curb against neutral ground and either barrier or roll over curb sections @ outer edges. Base, subbase and wearing courses shall be as specified under collector or arterial streets. 28' wide consisting of the same as "2-A". STREET CLASSIFICATION 4. INDUSTRIAL ACCESS ROADS "A" 28', concrete w/open ditches MINIMUM BASE Base: Shall consist of 29' wide, 8" compacted (95%) soil cement w/minimum 10% Portland Cement by volume. Subbase: Shall be scarified and compacted 90% a minimum of 18" below base. Shoulders: Shall be a minimum of 8' in width and consist of 8" compacted (90%) sand-clay-gravel w/2" gravel covering. WEARING COURSE 28' wide consisting of 8" 3,500 psi concrete w/broom finish. Street to be keyed longitudinally w/exp. joints w/dowels @ 90' and reinforced dummy joints @ 15' spacing. "B" 35', concrete w/curbing Base: Shall be 36" wide and consist of same as "4-A". 35' wide consisting of same as "4-A" and with either barrier or rollover curbing. Reinforced concrete or mortared brick with plastered sides catch basins shall be used. Grate inlet shall not be less than 24" square, cast iron. Larger catch basins may require manhole if pipe is not located under cast iron lid. Catch basins shall be located at least every 50 feet in length on each side of a street. CURB INLETS: Same materials as above. Cast iron frame shall be 3 parts with minimum 8" vertical opening by 48" horizontal opening. (c) SIDE SLOPE: All surface drainage courses shall have at least a 3H:IV side slope(s) road side of ditch, 2:1 back side. GRADE: The minimum grade along the bottom of a road side drainage course shall be 0.2 per 100 linear feet or a slope that would ensure a design velocity of 3-10 feet per second (fps). (d) CROSS DRAINAGE PIPES: Under streets shall be laid on a firm base and shall be of sufficient depth below the road bed to avoid damage due to overburden stresses. In no case shall the top of the pipe be less than 10 inches below the crown of the finished road surface. Concrete cradle should be installed over pipe with less than 14" cover. (e) ACCOMMODATION OF UPSTREAM DRAINAGE AREAS: A culvert or other drainage facility shall in each case be large enough to accommodate potential run-off from the entire upstream drainage area, whether inside or outside of the subdivision. The local review engineer (not the project engineer) shall approve the necessary size of the proposed culvert or drainage ditch, assuming the need to adequately carry storm water and assuming future development of upstream area. The local review engineer as a representative of the City shall recommend to the Planning Commission the pro-rated share of drainage/culvert costs that should be shared by the developer. A written estimate shall be presented which shows the probably impact of the developer's project on drainage and the proposed allocated share of the costs. (f) EFFECT ON DOWNSTREAM DRAINAGE: The subdivision developer and the engineers shall also study the effect of each new subdivision on existing downstream drainage facilities and recommend to the Planning Commission the impact and mitigation measures needed for handling potential downstream drainage problems affected by the proposed new subdivision. (g) AREAS OF POOR DRAINAGE. Whenever a plat is submitted for an area which is known to be subject to flooding or located in an official Flood Zone, the Planning Commission may request that the developed property be raised to a sufficient elevation above the elevation of a most probable flood. In the case of an officially designated Floodway or wetlands, a plat proposing unauthorized types of development shall be rejected. (h) DEDICATION OF DRAINAGE EASEMENTS. Where subdivision is traversed by a watercourse, channel, or stream, there shall be provided a drainage easement or right-of-way conforming substantially to the lines of such watercourse and of at least 10 feet wide6 on both sides of the watercourse as to be easily expanded and maintained by the Drainage District or City Public Works Department. Drainage Easements and rights-of-way shall be indicated (in feet) on the preliminary and final plats. For sewer collection lines or storm sewers the minimum width of servitude shall be 15 feet. (i) DISCHARGE OF STORM WATERS. Whenever the developer discharges drainage from a subdivision into existing dedicated waterway, he shall install conduit or sufficient size or area to accommodate storm water. Conduit shall extend 4 feet into the canal (from side slope) to prevent bank erosion and to allow for concrete flume lining on canal slope built to conform to acceptable practices. Conduit shall be covered by at least 3 feet of soil to make it passable by equipment for maintenance and shall have a length of at least 30 feet. Conduit shall be continuous metal pipe without joints. (j) Open drainage ditches shall be reworked when lot and building construction is completed. Builders and the developer shall be responsible for maintaining the integrity of the subdivision's drainage on the lots which they work on. (k) HYDRAULIC DESIGN COMPUTATIONS of the drainage system shall follow accepted principals of hydraulics and all energy losses shall be included in the design computation. (l) RUNOFF for subdivision drainage design in cubic feet per second shall be at least 2.0 cfs/acre based upon a rainfall of 3 inches per hour, a duration of one hour and a runoff coefficient of 65 percent, and shall be used for all drainage areas in size of 1 to 100 acres, excepting those situations indicated below. (1) For areas of 101 acres to 10,000 acres, the runoff shall be computed by the equation R = 6A0.77 in which R = cfs/ac., A - drainage area in acres. (2) Shopping Centers - 4.0 CFS/acre minimum. (m) PUMP STATION. Generally not acceptable but when built must be approved by the City before construction begins. 4.12 WATER FACILITIES (1) GENERAL REQUIREMENTS. Where a public water main is accessible, the subdivider shall install adequate water facilities to serve both domestic use and fire protection (and commercial use, if applicable). Fire hydrants shall be installed of size and location with spacing and size as recommended by the Louisiana Property Insurance Association (Fire Rating Board). (a) All water mains shall be at least six (6) inches in diameter except that smaller lines of at least four (4) inches may be installed on dead end streets of 600 feet or less. A 2 inch flush hydrant must be installed at the end of such dead end line. Water mains must meet the specifications of ASTM-110 pressure rating and be tested to 21/2 times the normal operating pressure (normally 150 psi). (b) Water mains shall have a 30 inch compacted cover. Water and sewer lines should be no less than six feet apart (and water line above sewer line) if on the same side of street but should be constructed on opposite sides of the street where feasible. (c) To eliminate future street openings, all underground utilities for fire hydrants and all other improvements shall be installed before construction of base course and final paving of any street shown on the subdivision plat. (d) Cut off valves from main lines. (2) WATER DISTRIBUTION SYSTEMS (MINIMUM REQUIREMENTS) (a) Materials: (1) Pipe: P.V.C. Class (C900) or ductile iron pipe Class (150) w/pressure rating of 150 psi, slip joint or coupling w/rubber type gaskets. (2) Valves: M & H Mueller w/box and cover w/mechanical joints. (or equivilent accepted by the City) (3) Fittings: Ductile Iron (4) Fire Hydrants: 3 way, a 36" bury, M & H or Mueller (improved) (only) w1-4" & 2-21/2" standard threaded nozzles, mechanical joints. Hydrants shall be repainted red just prior to acceptance. (5) Blowoff Hydrants: 2" hydrant 2/1-21/2" nozzle for end of lines smaller than 6" diameter. Hydrants shall be repainted red just prior to acceptance. (b) Installation: (1) Pipe shall have minimum cover of 30" and bedded in conformance with manufacturer's recommendation. Pipe shall be set at grades to conform to slopes of curbed streets such as to maintain 30" cover below back of curb throughout development. (2) Valves and Fire Hydrants: Shall be set on timber plank or concrete pad, and secured as necessary w/tie bolt and anchors. F.H.'s shall have adequate concrete thrust blocks and a minimum of 1.0 cu. ft. of gravel at weep hole. Hydrants shall be adjusted to match finished grade. (3) Connections: Tie-ins to existing water mains will be hot-tapped w/reqd. fittings and valves if so directed by the superintendent of the Water and Sewer Dept. Otherwise tie-ins will be wet connections. In such situations valves may be required each side of the tie-in on the existing line. When new line is larger than existing line, the tee for wet tap conditions, shall be the size of the larger line w/reducers each side to reduce to the size of the existing line. (3) Where access to the municipal public water system is not available, private wells or private central water systems may be approved by the Planning Commission for a temporary period pending extension of the municipal system. The City may choose to participate in the cost of extending the municipal system in cooperation with the developer. Such temporary water supply shall provide flows and fire protection to the development consistent with the requirements of the Louisiana Property Insurance Association for the fire rating in effect for the City. (a) Responsibility for maintenance of the private system however, will remain with the homeowner or subdivider and not with the City (unless decided otherwise through official action of the City Council). (b) If the City takes the responsibility of extending water or sewer trunk lines to a proposed subdivision site, a reasonable time period for such extension shall be allowed. (c) Water systems must be accepted through dedication to the City before the City can bring these systems under their control and maintenance program. The developer shall not reserve rights for others and the City to tap into the system. 4.13 SEWERAGE FACILITIES (1) GENERAL REQUIREMENTS. The applicant shall install sanitary sewer facilities in a manner and with materials specified herein and approved by the State Department of Health and Human Resources (Health Department). The subdivision shall be connected with the municipal sewerage system and sewers shall be installed to serve each lot and to grades and sizes required herein. (a) No individual disposal system or treatment plant shall be allowed within the municipal limits unless such system is first approved, on a temporary basis only, by the Planning Commission. This approval shall only be valid for newly annexed areas or new subdivisions when no access to municipal sewerage connections is available. Agreement between the property owner/developer and the City shall be made starting the method of costs and payment and the time period involved in extending sewer trunk lines. (b) Individual disposal systems or subdivision treatment plants within the City or to be annexed by the City must have written health clearances from the Parish Health Unit and State Health agency. (c) MINIMUM SIZE. When installing sewer mains, due consideration shall be given to the area's zoning and its growth potential. No public sewer main shall be less than eight (8) inches in diameter, except that service laterals no longer than 300 feet may be 6 inches in diameter (measured from the main to the property line). (d) MAXIMUM SIZE. The diameter of sewers proposed shall not exceed the diameter of the existing or proposed receiving sewer, whichever is applicable. (e) MINIMUM SLOPES. The minimum slopes for sewer lines shall provide for velocities of 2.0 fps (or may be 1.5 fps in level or when matching existing receiving sewers) and generally shall be as follows: (i) Sewer sizes (in inches) per 100 linear feet: 08" = 0.4 ft. 10" = .28 ft. 12" = .22 ft. 15" = .18 ft. 18" = .16 ft. 24" = .12 ft. (f) MANHOLES AND CLEAN-OUTS. Manholes shall be installed in the end of each sewer line, at changes in alignment or grade, at sewer intersections and shall be no more than 400 feet apart in distance. Clean-outs may be used in place of manholes at the ends of 6 inch service laterals. Manhole and clean-out locations shall be indicated on plat map. Any service lateral over 100 feet in length shall have a clean-out plug. (g) COVER. No less than four (4) feet of cover shall be provided over the top of sewer pipe in street and alley right-of-way and three (3) feet in all other areas. The above may be modified by the Planning Commission upon recommendation and approval of the review engineer and the Health Department. (2) RELATION OF SEWER TO WATER MAINS. When lines must be on the same side of the street, water and sewer lines shall be at least six feet apart in horizontal distance. Less than 6 feet can be approved only when the water main is at least two feet above the sewer. When water and sewer mains cross each other the water main shall be of ductile iron for a distance of 9 feet on either side of the sewer. (3) SEWER COLLECTION SYSTEMS (a) MATERIALS (1) Pipe: P.V.C. (SDR 35) Gasketed joints (2) Fittings: P.V.C., Gasketed joints (3) Force mains: P.V.C. Cl 160 for 4" and larger and sch 40 for under 4". (4) Manholes: 4' inside diameter, precast concrete or mortared brick w/1/2" coating inside and out. Proper inverts shall be constructed to at least 50% of pipe diameter. Covers to be cast iron with minimum 22" diameter opening. (5) Cleanouts: Same material and size as lines with metal casting top with threaded brass cap. A 24": sq. by 45" thick concrete pad will be placed at top if not in paved area. (b) DESIGN CRITERIA (1) Flows: Residential Density: 3.5 persons per household Discharge Per Capita: 10 gal. per day (includes infiltration. Design Day: 1,000 minutes (16.7 hours) Peak Flow Factor: 250% of average design flow Example: 200 units x 3.5 capita/unit x 100 g/c/d x 2.5 peak factor 1000 minutes/day = 175 gallons per minute (2) Pipe Slopes: As per State Health and Human Resources guidelines. (Usually 2.0 fps but as follows in appropriate circumstances.) 8" s.s. = 0.40% STD (0.3% to as low as 0.25% minimum) 10" s.s. = 0.28% STD (0.22% minimum) 12" s.s. = 0.22% STD (0.18% minimum) 15" s.s. and larger: maintain minimum 2.0 fps (3) Manhole Spacing: 400 ft. and at every change in direction or slope. (4) Pump or Lift Stations: (a) Types: 300 gpm or more preferably factory built underground with separate wet well. 100 to 300 gpm: submersible, self priming factory underground or wet well mounted self priming centrifugals. (b) Number of Pumps: Two (2), each capable of 10%, more or less, greater capacity than peak design flow of development. Preferably 1170 RPM or less, not over 1750 RPM Example: 175 gpm peak design flow, install 2 - 190 to 200 gpm pumps (c) Controls: Automatic with pumps alternating each cycle and with both pumps capable of running at same time. Double throw switch required. (5) Treatment: City treatment facilities. Special permission must be granted by City for separate treatment facilities for unusual circumstances. (6) Garbage Disposal: Garbage disposal facilities shall be designed so as to be hidden from public view and so as not to be a nuisance or health hazards. 4.14 SIDEWALKS (1) Sidewalks within the dedicated street right-of-way shall be required parallel to collector and arterial streets. (2) Sidewalks may be placed along local or minor streets are designed to carry the least amount of vehicular traffic and are sometimes referred to as "neighborhood streets" which serve individual houses, apartments or other residential and small business areas. Local streets will usually feed onto "collector" streets, which feed secondary arterials which feed primary arterials. Sidewalks are required on all of these streets when built new or undergoing major rehabilitation (minor "local" streets are the exception) at the discretion of the applicant. (3) When and where included, sidewalks shall be a minimum of four feet wide, four inches thick and be constructed of concrete. They shall have appropriate slopes at all intersections with streets to allow for access by handicapped. (4) Sidewalks shall be located not less than 6 inches from the property line to prevent interference by fencing or planting and shall have drainage cuts at least every 50 feet apart (where sidewalks are raised more than 2 inches above adjacent ground level). 4.15 PARKS AND PLAYGROUNDS: RECREATIONAL AREAS (1) The Planning Commission shall require that land be reserved for parks and playgrounds in locations designated on the Comprehensive Plan or otherwise where such reservations would be appropriate. Land so dedicated shall not be required to exceed 5 percent of the total area in the subdivision and shall not have to be dedicated if the City Council chooses not to accept dedication. (2) Land dedicated and accepted by the City for recreational use shall be maintained by the City and used only for recreation. (3) Land dedicated for recreational purposes should be on the outer edge of a proposed subdivision if there is adjacent undeveloped land available for possible future expansion of a recreation site. The dedicated land should abut the undeveloped land. If adjacent property is developed on all sides of the proposed subdivision, the dedicated land can be anywhere within the subdivision. Dedicated recreational land shall be marked on the plat map. (4) This requirement in no way affects the size, shape, or location of land reserved for private recreational use within the subdivision but not dedicated to the public. Developers may set aside private, recreational land for their subdivision's use when no public land is dedicated for this purpose. (5) This requirement in no way affects resubdivisions, commercial subdivisions, or residential subdivisions of less than 10 acres. (6) GREEN SPACE. It is recommended that each subdivision leave common green space to be maintained by the subdivision's property owners. 4.16 UTILITIES (1) LOCATION. It is recommended that all utilities be placed underground. All utility locations, existing and proposed throughout the subdivision, should be shown on the preliminary plans. Water and sewer lines will be placed in the street right-of-way. Water meters shall be 12" inside property line. Gas service lines will be buried a minimum of 24 inches and may be inside the right-of-way. (2) EASEMENTS. Unobstructed easements provided for private or municipal use shall be at least (15) feet wide and be either on rear lot lines or on side lot lines. (3) STREET LIGHTING. The object and scope of this section is to provide uniformity of standards for street lighting to be maintained by the City of Ponchatoula. All subdivision developers shall provide for proper street lighting as indicated below. (a) Lighting installed by private developers and by electric utility companies shall be indicated on final plat maps. (b) Aluminum street light standards shall be fabricated of spun aluminum pole approximately 20 feet in length and shall be furnished with pole cap, anchor base bottom, and designed for mounting on concrete base with anchor bolts. If mounted on utility company pole, service head shall be at least the height determined by the local utility company. (c) Standard wattage shall be 175 watt, 120 volt, mercury vapor bulbs (or other standard requested by the City) encased in aluminum head and separate aluminum reflector directing light downward. Sodium vapor lighting may be used when approved by the Planning Commission. (d) All wiring shall be of copper installed in minimum 11/2" right conduit installed underground. (e) All wiring and underground work shall be installed before paving of streets to prevent street cuts. (f) NOTICE BEFORE WORK IS CONCEALED. Before any part of wiring is buried or concealed, notice shall be given to the Mayor's Office so that an inspector can inspect and approve such work before concealment. (g) SERVICE EQUIPMENT. The service equipment shall consist of a service entrance conduit fitting a 30 ampere weatherproof fuse switch or fuse block, a galvanized weatherproof junction box of suitable size to connect service wires with underground feeder wires and 11/2" galvanized rigid conduit. Service equipment shall be properly grounded. (h) SPACING OF STANDARDS. There shall be one standard installed at each intersection, and spacing of standards shall not exceed 200 feet and shall not be less than 150 feet. Standards shall be at property lines between lots where feasible. (i) All lighting shall be shielded so as to direct light downward only. 4.17 BLOCKS (1) LENGTH. The standard block in Ponchatoula shall be 400 feet7in length and no block shall be less than 300 feet in length. (2) WIDTH. Blocks shall have a sufficient width to provide for two (2) tiers of lots of appropriate depth as per zoning classification. Exceptions to this prescribed width shall be permitted in blocks adjacent to major streets, railroads, or waterways. 4.18 PRESERVATION OF NATURAL FEATURES AND AMENITIES (1) Developer or subdivider shall preserve as many of the natural features and amenities of the land (for a proposed subdivision) as possible before, during, and after construction. This shall include, but not be limited to, preservation of shade and hardwood trees, as well as any other trees and plants worthy of retention that do not interfere with proper placement of roads, water and sewer lines, and buildings; preservation of historic spots and particular or peculiar natural features; and conformance of site plan with natural drainage features of the area of property. All trees on public right-of-way shall be retained unless prior approval is obtained before removing. (2) Planting of trees within the right-of-way to be dedicated to the City is encouraged but tree species must first be approved by the Planning Commission. Trees may be planted just outside public right-of-way, but not within 100 feet of an intersecting right-of-way. 4.19 ANNEXATION IN RELATIONSHIP TO SUBDIVISION REGULATIONS (1) Before annexation of property is approved by the City Council, the Council and the property owners in the area to be annexed must agree upon the need for public improvements and what can be expected from the City. The following provisions shall apply to property which has petitioned to be annexed: (a) Subdivisions in the annexed area may already meet all of the basic provisions of this Ordinance in relationship to sewer, water and street standards and therefore need no immediate improvements from the City or assessment upon property. (b) Undeveloped land may be annexed with no provisions for water, sewer and street improvements until such land is developed. Improvements will then be paid for by the developers of such land. (c) Existing subdivisions or improved land may be annexed with the agreement to assess newly annexed property the cost of public improvements to be provided by the City. Such existing improved land may also be annexed with no provisions for the property owners or the City to provide the costs for such needed public improvements as sewer, water lines, and streets (or street overlay), as well as other needed improvements. 4.20 SPECIAL SUBDIVISIONS (1) NONRESIDENTIAL SUBDIVISIONS. If the proposed subdivision of land includes land that is to be developed, or is zoned, for commercial or industrial purposes, plat maps shall be so marked and the Planning Commission notified of these plans. Non residential subdivisions shall follow the requirements of the zoning ordinance. (a) Every effort shall be made to protect adjacent residential areas from nuisances brought about by the proposed commercial or industrial subdivision by providing permanently landscaped buffer strips. screening and/or noise reducing exterior walls between the residential and commercial/industrial area. Such buffer plans shall be indicated on the plat maps by the developer. (b) When commercial or industrial subdivisions are built, street specifications shall at least conform to those stated for collector streets according to these regulations. (c) BUFFER ZONE REQUIREMENTS. In order to protect residential and residentially zoned land from the nuisances brought about by adjacent commercial development, these buffer zone requirements must be met by each developer seeking to subdivide or develop commercial property adjacent to residentially zoned property, whether this residentially zoned property is developed or not. These requirements shall not apply to existing commercially developed property which abuts upon residential property. (1) Wherever a commercial or industrial zoning classification abuts on a residentially zoned district, a buffer zone shall be established along the side or sides on which the abutment occurs. Such buffer zones shall be along the commercial side property line and shall be installed prior to issuance of a building permit. (a) The buffer zone shall be maintained by the property owner and such requirement shall be stated in writing within the subdivision restrictions and in the property deed. (b) The buffer zone shall be at least 10 feet in depth from the property line and shall run in a strip along the abutting residentially zoned property. (c) The buffer zone shall consist of the following two items: (1) A densely tree planted strip (which acts as a noise screen) that will grow to at least 8 feet high. (2) An opaque solid fence not less than 6 feet in height. (d) The buffer zone shall not be used as parking, loading zone, and shall not contain any structures that abuse or circumvent the purpose of this section. (2) SPECIAL RESIDENTIAL SUBDIVISIONS. (Mobile Home, Recreational Vehicle, Camping grounds; where lots are not sold). (a) Shall follow restrictions required by Zoning Ordinance as well as providing an approved potable water supply and approved sewerage facilities, as per these regulations. In this situation streets do not have to meet these minimum requirements if they are privately maintained as stated and recorded in writing with the Clerk of Court's Office. (b) Subdivision with camping, recreational vehicle, or mobile home facilities shall be submitted to and approved by the Planning Commission, whether or not the tent, RV, or mobile home spaces are officially subdivided or sold. (c) Private streets shall be indicated as such with signs. (3) DORMANT SUBDIVISIONS. Subdivisions that have received final approval from the Planning Commission but for which construction has not begun within an 18 month period after final approval date shall be considered dormant subdivisions. These subdivisions must be resubmitted and reapproved by the Planning Commission if they are to be started after the 18 month period (and fees must again be paid). (4) ZERO LOT-LINE HOUSING. A development approach in which buildings are sited on one or more property lot lines. the intent of this approach is to allow more flexibility in site design, the use of smaller lots, and to increase the amount of usable open space. Zero Lot-Line housing, as described above, may be sited in areas specified by the Zoning Ordinance or may be included as part of a Planned Unit Development (PUD) type subdivision, but must still meet the requirements of these regulations though a variance may be needed on street layouts and minimum lot sizes. (5) PRIVATE SUBDIVISIONS. Must meet the definition of such (see Definition #52) to be considered private. Private subdivisions must still meet the requirements of these regulations, undergo the review process and submit proposed deeds or covenants to be used which would indicate that the subdivision improvements will be privately maintained by a responsible organization or person. Private subdivisions may use the municipal water and sewerage system though their own collection and distribution lines may be privately maintained. The City Council may require that these private lines be dedicated to the City if using the municipal water and sewerage system. (6) MOBILE HOME PARKS or subdivisions where lots are sold shall meet all the provisions of this Ordinance. Mobile Home Parks where lots are not sold shall follow #2 of this Part and shall not be recorded as subdivisions with the Clerk of Court's Office. If lots are to be sold in a previously approved mobile home park in which spaces were leased, the plat and plans shall be resubmitted to the Planning Commission for approval. (7) PLANNED UNIT DEVELOPMENT (PUD). PUD's will be considered for review by the Planning Commission in like manner as any other development subject to the provisions in this Ordinance. PUD's, or Cluster Subdivisions, may or may not include zero lot-line housing but must have the following features to be considered as a PUD: (a) Must be in a residentially zoned district. (b) Must contain an area of at least 10 acres in size. (c) Must contain common open space equivalent to, or more than, the amount of total reduction in lot sizes requested. (d) Lot sizes may be reduced from the general lot sizes of that district (zoning) to a specific minimum lot size for cluster type development but all such reductions shall be compensated for by an equivalent amount of land in cluster open space to be preserved and maintained for scenic, recreation, or conservation purposes. The maximum density of the PUD shall be equal to the maximum density if developed as a typical subdivision in the zoning district applicable to the PUD proposal. PARKING. Parking spaces shall be provided off-street as per the requirements of the City Zoning Ordinance. Parking shall be designed so that vehicles will not have to back directly into traffic on collector and arterial streets. SECTION 5 DEFINITIONS 5.1 USAGE (1) For the purpose of these regulations, certain numbers, abbreviations, terms, and words used herein shall be used, interpreted, and defined as set forth in this section. (2) Unless the context clearly indicates to the contrary, words used in the present tense include the future tense; words used in the plural number include the singular; the word "herein" means "in these regulations"; the word "regulations" means "these regulations." (3) A "person" includes a corporation, a partnership, and an incorporated association of persons such as a club; "shall" is always mandatory; a "building" includes a "structure"; a "building" or "structure" includes any part thereof; "used" or "occupied" as applied to any land or building shall be construed to include the words "intended, arranged, or designed to be used or occupied." (4) The term "Commission" means the Planning Commission of the City of Ponchatoula, Louisiana. 5.2 WORDS AND TERMS DEFINED (1) ALLEY. A public or private right-of-way primarily designed to serve as secondary access to the side or rear of those properties whose principal frontage is on the street. Shall not be less than 20 feet in width. (2) APPLICANT. The owner of land proposed to be subdivided, or his representative. Consent shall be required from the legal owner of the premises. (3) BLOCK. A track of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroad right-of-way, shorelines of waterways, or boundary lines of municipalities. (4) BOND. Any form of security including cash deposit, surety bond, collateral, property, or instrument of credit in an amount and form satisfactory to the Governing Body. All bonds shall be approved by the Governing Body representatives wherever a bond is required by these regulations. (5) BUILDING. Any structure built for the support, shelter, or enclosure of persons, animals, chattels, or movable property of any kind, and includes any structure. (6) BUILDING LINE. A line in front of which no building or part of a building may be erected or altered. (7) BUILDING LINE SET-BACK. The distance between the building line and the street line in a lot, tract or parcel of land. (8) BUILDING AND ZONING INSPECTOR. The person designated by the local government to enforce the Zoning Ordinance. If no other person is appointed to administer these regulations the Building and Zoning Inspector shall administer these regulations. (9) COLLECTOR ROADS. A road intended to move traffic from local roads to secondary arterials. A collector road serves a neighborhood or large subdivision and should be designed so that no residential properties face on it. (10) COMPREHENSIVE PLAN. Any legally adopted part or element of the overall plan for development as provided by the legislature of Louisiana. (11) CONSTRUCTION PLAN. The maps or drawings accompanying a subdivision plat and showing the specific location and design of improvements to be installed in the subdivision in accordance with the requirements of the Planning Commission as a condition of the approval of the plat. (12) CORNER LOT. A lot which abuts two or more streets at their intersection, or upon a curved street, provided that the two sides of the lot intersect to form an interior angle of not more than 135 degrees. (13) CUL-DE-SAC. A local street with only one outlet and having an appropriate terminal for the safe and convenient reversal of traffic movement. (14) DEVELOPMENT. The construction, conversion, structural alternation, relocation or enlargement of any structure or any landfill, excavation or extension of the use of land. (15) DEVELOPER. The owner of land proposed to be subdivided or his representative. Consent shall be required from the legal owner of the premises. (16) EASEMENT. Authorization by a property owner for the use by another, and for a specified purpose, of any designated part of his property. Property owner(s) retains title of property. (17) ESCROW. A deposit of cash with the local government in lieu of an amount required and still in force on a completion or maintenance bond. Such escrow funds shall be deposited by the Building and Zoning Inspector in a separate account. (18) FINAL PLAT. The map or plan or record of a subdivision showing dimensions of lots, ROW's, easements, servitudes, etc. and any accompanying material as described in these regulations signed by the City Council President. (19) FRONTAGE. The distance for which property abuts one side of a street, road, highway or other public way measured along the dividing line between the public way and the private property. (20) GOVERNING BODY. The body of the local government having the power to adopt ordinances. (21) GOVERNMENTAL ATTORNEY. The licensed attorney designated by the governing body to furnish legal assistance for the administration of these regulations. (22) REVIEW ENGINEER. The local public works representative and/or local engineer chosen by the Planning Commission to review subdivision work at the site and compare that work with the proposals indicated on the approved final plan. The review engineer will recommend to the Planning Commission and City Council if dedication of the subdivision infrastructure should be accepted and if the work conformed to these Subdivision Regulations. The review engineer cannot also be the project engineer. (23) GRADE. The slope of the road, street, or other public way, specified in percentage (%) terms. (24) HEALTH DEPARTMENT AND HEALTH OFFICER. The agency and/or person designated by the State to administer the health regulations of the local governing authority. (25) HIGHWAY, LIMITED ACCESS. A freeway, or expressway, providing a trafficway for through traffic, in respect to which owners or occupants of abutting property on lands and other persons have no legal right to access to or from the same, except at such points and in such a manner as may be determined by the public authority having jurisdiction over such trafficway. (26) LOCAL ROAD. A road intended to provide access to other roads from individual properties and to provide right-of-way beneath it for sewer, water, and storm drainage pipes. (27) LOT. A tract or plat or portion of a subdivision or other parcel of land intended as a unit for the purpose, whether immediate or future, of transfer of ownership or for building development. (28) LOT, CORNER. A lot situated at the intersection of two (2) streets, the interior angle of such intersection not exceeding 135 degrees. (29) LOT DEPTH. The distance between front and rear lot lines. If these lines are not parallel the mean dimension shall be deemed to be the lot depth. (30) LOT IMPROVEMENT. Any building, structure, place, work of art, or other object, or improvement of the land on which they are situated constituting a physical betterment. Certain lot improvements shall be properly bonded as provided in these regulations. (31) LOT, INTERIOR. A lot which is not a corner lot. (32) LOT LINE, FRONT. The line separating the lot from the street or road. The front lot line of a corner lot shall be the line of at least dimension. (33) LOT LINE, REAR. The opposite and generally parallel to the front line. The rear lot line of triangular or irregularly shaped lot shall for the purpose of the regulation be a line not less than ten feet long lying wholly within the lot, parallel to and the greatest distance from the front lot line. (34) LOT LINE, SIDE. Any lot line not a front or rear lot line. (34) LOT WIDTH. The width of the lot measures at right angles to the mean depth of said lot or at the front building line. (36) MAINTENANCE BOND. A surety bond filed by the developer with the Commission securing to the City the satisfactory performance of the subdivision improvements for a period of one year from the date of such bond. (37) MARGINAL ACCESS ROAD (FRONTAGE ROAD). A minor street which is parallel to and adjacent to major streets and which serves to provide access from those abutting properties to major streets, serves as protection from through traffic, and serves to improve traffic control by limiting the number of access points to and from the major street. (38) MINOR SUBDIVISION. Any subdivision fronting onto an existing street, not involving any new street or road, or the extension or creation of municipal facilities, and not in conflict with any provisions or portions of the Comprehensive Plan, Official Map, or Zoning Ordinance. (39) NONRESIDENTIAL SUBDIVISION. A subdivision whose intended use is other than residential, such as commercial or industrial. Such subdivisions shall comply with the applicable provisions of these regulations. (40) OFF-SITE. Any premises not located within the area of the property to be subdivided, whether or not in the same ownership of the applicant for subdivision approval. (41) OFFICIAL MAP(S). The map(s) established by the governing body pursuant to law showing the streets, highways, and parks, and drainage systems and set-back lines theretofore laid out, adopted and established by law, and any amendments or additions thereto resulting from the approval of subdivision plats by the Planning Commission and the subsequent filing of such approved plats. (42) ORDINANCE. Any legislation action, however denominated, of a local government which has the force of law including any amendment or repeal of any ordinance. (43) OWNER. Any person, group of persons, firm or firms, corporation or corporations, or any other legal entity having legal title to or sufficient proprietary interest in the land sought to be subdivided under these regulations. (44) PERIMETER STREET. Any existing street to which the parcel of land to be subdivided abuts on only one (1) side. (45) PLAN(S). When referring to the "Plan," this means the subdivision plan with plat and all improvements proposed. (46) PLANNED UNIT DEVELOPMENT (PUD). A form of development characterized by a unified site design and by a mixing of different types of dwellings or uses. Must contain common open space and at least 10 acres of land. (47) PLANNING COMMISSION. The local government's Planning Commission established in accordance with law. (48) PLAT. A map of a parcel of land regardless of size showing metes and bounds, location, North arrow, and acreage. Filed with plot plan in Clerk of Court's Office. (49) PRELIMINARY PLAT. The preliminary drawing or drawings, described in these regulations, indicating the proposed manner or layout of the subdivision to be submitted to the Planning Commission for approval. (50) PLOT PLAN. Specifically refers to that part of the subdivision plan which must be filed with the plat in the Clerk of Court's Office. Shows parcel of property with improvements (in one or several pages of drawings) but not specifications for construction ("layout sheets" but not to include construction plans). (51) PRIMARY ARTERIAL. A road intended to move through traffic to and from such major attractors as central business districts, regional shopping centers, colleges and/or universities, military installations, major industrial areas, and similar traffic generators within the governmental unit; and/or as a route for traffic between communities and large areas. (52) PRIVATE SUBDIVISION. A subdivision with the following features: (a) Limited access to the general public (b) A watchman, guard, or lockable gates at the primary entrance(s) to the subdivision. (c) Written covenants or deeds which state that sstreets, water, drainage and wsewerage improvements will be maintained by a responsible property owner or other private or non-profit organization other than a public body. (53) PUBLIC IMPROVEMENT. Any drainage ditch, roadway, parkway, sidewalk, pedestrainway, tree, lawn, off-street parking area, lot improvements, or other facility for which the local government may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government responsibility is established. All such improvements shall be properly bonded. (54) RESUBDIVISION. A change in a map of an approved or recorded subdivision plat if such change affects any street layout on such map or area reserved thereon for public use, or any lot line; or as it affects any map or plan legally recorded prior to the adoption of any regulations controlling subdivisions. (55) RIGHT-OF-WAY. A strip of land occupied or intended to be occupied by a street, crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, or for another special use. The usage of the term "right-of-way" for land platting purposes shall mean that every right-of-way hereafter established and shown on a final plat is to be separate and distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions or areas of such lots or parcels. Rights-of-way intended for streets, crosswalks, water mains, sanitary sewers, storm drains, shade trees, and any other use involving maintenance by a public agency shall be dedicated to public use by the maker of the plat on which such right-of-way is established. (56) SALE OR LEASE. Any immediate or future transfer of ownership, or any possessory interest in land, including contract of sale, lease, devise, intestate succession, or transfer, of an interest in a subdivision or part thereof, whether by metes and bounds, deed, contract, plat, map, lease, devise, intestate succession, or other written instrument. (57) SECONDARY ARTERIAL. A road intended to collect and distribute traffic in a manner similar to primary arterials, except such as community commercial areas, primary and secondary education plants, hospitals, major recreational areas, churches, and offices, and/or designated to carry traffic from collector streets to the system of primary arterials. (58) SETBACK. The distance between a building and the street line nearest thereto. (59) SCREENING. Either (a) a strip of at least ten (10) feet wide, densely planted (or having equivalent natural growth) with shrubs or trees at least four (4) feet high at the time of planting, of a type that will form a year round dense screen at least eight (8) feet high; or (b) an opaque wall or barrier or uniformly painted fence at least six (6) feet high. (60) STREET. A public thoroughfare, including pavement, and right-of-way. Where titl eof land extends to the center of a street, easement or right-of-way shall be considered as the side lines of a street. The term street shall include avenue, drive, circle, lane, place, and road, as they are generally understood. (61) STREET RIGHT-OF-WAY. That area dedicated to public use between front property lines and measured at right angles to the centerline of the street. Such width shall be not less than fifty feet, and may be increased if in the discretion of the Planning Commission the future needs of the community will be better served. (62) STRUCTURE. Anything constructed or erected, the use of which requires more or less permanent or semi-permanent location on the ground or the attachment to something having permanent location on the ground. (This includes gasoline pumps, signs, trailers, vending machines, etc.) (63) SUBDIVISION. (1) The division of a lot, tract or parcel of land, vacant or improved, into two or more lots, plats, sites or other divisions of land for the purpose of sale or building development, whether immediate or future. It includes resubdivision, and when appropriate to the contents, relates to the process of subdividing or to the land subdivided. (2) Also, the change of drainage patterns, the dedicating, granting or constructing of a road, street, highway, alley, or servitude through a tract of land regardless of area. (3) Also, development of a tract of land for residential, commercial, industrial or office use when development of such a tract of land may have significant impacts upon traffic safety, public facilities, and/or drainage, as determined by the Mayor or City Council. Before issuing Building Permits. the City Building Official will forward on to the Planning Commission any such proposed development that, in the judgment of the City, may present significant problems in the area of the development and that will need Planning Commission review. EXCEPTIONS: The following do not need Planning Commission review if none of the above statements apply: (a) The partition of an estate among heirs or members of a family. (b) Partition of property required by a court judgment. (64) SUBDIVISION AGENT. Any person who represents, or acts for or on the behalf of, a subdivider or developer, in selling, leasing or developing, or offering to sell, lease, or develop any interest, lot, parcel, unit, site, or plat in a subdivision, except an attorney at law whose representation of another person consists solely of rendering legal services. (65) SUBDIVISION (FINAL) PLAT. The final map or drawing, described in these regulations, on which the subdivider's plan of subdivision is presented to the Planning Commission for approval, and which, if approved, shall be submitted to the Parish Clerk of Court along with the plot plan. (66) TEMPORARY IMPROVEMENT. Improvements built and maintained by a subdivider during construction of the subdivision and prior to release of the performance bond. (67) VARIANCE. Because of a hardship that is not self imposed, permission to depart from the literal requirements of the subdivision ordinance. SECTION 6 FEES (1) GENERAL REQUIREMENTS. Fees shall be charged for review of applicant's subdivision so that the subdivision will meet the requirements of these state and local regulations. The applicant has a temporary and one time cost related to the development of the subdivision and having it accepted by the City of Ponchatoula. After acceptance and dedication of the public infrastructure (streets, sewer, water, drainage, etc.) in the subdivision, the City bears the perpetual burden of costs related to the maintenance and improvement of the subdivision, making it imperative upon the City to require a complete and thorough review of the subdivision before final acceptance. (a) FORMAL APPLICATION. Formal application shall be considered to be when the applicant files an Application Form and submits either a sketch plat or preliminary plat for review by the local municipal review engineer and the Planning Commission. A minimum fee of $50.00 will be charged plus $2.00 per lot. Appropriate fee will be paid to the City of Ponchatoula and submitted with the Application Form to the Planning and Zoning Clerk. (b) APPROVAL OF FINAL PLANS AND SPECIFICATIONS. Upon approval of final plans and specifications by the Planning Commission and the appropriate health agency, a minimum fee of $250.00 will be charged with an additional $3.00 per lot. This fee shall be in addition to the fee charged for formal application. (c) Acceptance of final plat does not mean that the City has accepted dedication of streets, water, sewer and other services in the subdivision (see Section 3). This acceptance of dedication can only come after these services have been completely installed and accepted by the Planning Commission. (d) Payment for the services of a local municipal review engineer shall be paid out of the fees charged above, unless such review engineer is a paid city employee. Each subdivision shall have a local review engineer or inspector appointed by the Planning Commission on a rotating basis among theose persons used. The review engineer may not be the project engineer. *** APPENDIX 1 FINAL PLAN CHECKLIST Subdivision Date Submitted: 1. Final Plat Application Form. 2. Check for $ . 3. Four (4) copies of plat at scale of 1" = 100 feet. 4. Legal description of property. 5. Owner/Applicant's name and address. 6. Date and North Arrow. 7. Names and addresses of professional engineers, architects and surveyors working on project. 8. Location and widths of existing easements and right-of-ways. 9. Vicinity map. 10. Acreage of land to be subdivided. 11. Lots numbered. 12. Street names and surface (wearing) widths. 13. Lot lines with dimensions. 14. Water courses and location of drainage ditches. 15. Locations of drainage discharge and/or connections to municipal system. 16. Size of culverts and locations. 17. Locations of catch basins. 18. Names and addresses of adjacent property owners. 19. Sewer line locations and sizes. 20. Proposed sewer connections. 21. Sewer manhole and clean-out locations. 22. Physical relationship of sewer to water lines. 23. Railroad right-of-ways. 24. Elevations and slopes of existing and proposed water, sewer and drainage lines as well as any other underground utilities. 25. Locations of monuments. 26. Utility locations (existing an dprposed electric, gas, and telephone lines). 27. Location and domensions of playgrounds or recreation areas. 28. Water line sizes, location and connections to municipal water supply. Fire hydrant locations? 29. Any information on traffic flow patterns, one way streets, permanent dead-end streets, etc. 30. Location and width of sidewalks. 31. Permanent buildings (existing). 32. Unique topographical features. 33. Approval letter from health agency. 34. Shaded areas indicating flood zones. 35. Plat map sent to health department? City public works department? 36. Adjacent property owners notified? 37. Public hearing advertised in newspaper? 38. Place for required signatures. 39. Copy of preliminary plat returned to owner or agent with Planning Commission comments? ___ 40. Dedication clause? 41. Buffer zones? 42. Land Clearance Permit. 43. Proper Zoning. 44. Signature of review engineer. APPENDIX 2 SUBDIVISION APPROVAL PROCEDURE AND LAND DEVELOPMENT GENERAL NOTES The applicant should purchase a subdivision regulations manual in order to be familiar with all the regulations for this procedure. The cost of the manual is $5.00. The deadline for submittal of an application for preliminary or final review shall be 30 days before the scheduled meeting of the Planning Commission. All Planning and Zoning Commission meetings are held at Ponchatoula City Hall. All information and documents can be secured from the Secretary for the Planning & Zoning Commission at Ponchatoula City Hall, Monday - Friday 9:00 a.m. to 4:00 p.m. The procedure for review and approval of a subdivision or land development consists of three (3) separate phases. These phases are more generally outlined as follows: PHASE I ONGOING PROCESS BEFORE PLANS8 ARE DRAWN STEP #1 Informal meeting with the Building Department and other committees to discuss submittal of preliminary information concerning plans, specifications, plats, Procedures "A" or "B", annexation, zoning or variance before any detailed plans are drawn. NOTE: "A" and "B" refer to bond submittal. STEP #2 We recommend before any preliminary plans are drawn a plat sheet is submitted containing all the information listed on the attached check list for plats. This plat would then be reviewed by the various city departments and returned with comments. The Subdivision manual lists this information in Section 2.2. PHASE II APPLICATION FOR PRELIMINARY REVIEW AND PRELIMINARY HEARING BY THE PLANNING AND ZONING BOARD STEP #1 Thirty days before scheduled meeting of the Planning & Zoning Commission, the owner/developer shall submit completed application and pay fees for preliminary hearing ($50.00 flat fee + $2.00 per lot). In addition, the names and addresses of all adjacent property owners (adjacent means next to or directly across the street) shall be furnished on the application or on a separate sheet. STEP #2 Thirty (30) days before second Tuesday of any month (preliminary hearing) submit 6 bound copies of the preliminary required plats with plans and specifications for construction as defined in Section 4 of the Subdivision Regulations and 10 additional copies of any plats containing the information required by the attached checklist for plats. Items (1) and certification block Item (2) and Item (5) shall be completed and signed when the plat sheets are submitted to the Planning Commission for reviews. All other certification blocks shall be left blank. Within 3 days after receipt of completed preliminary information, plans and specifications will be sent by the Building Department to the review engineer, Street and Sewer & Water Departments, the City Planner and the Planning Commission Chairman. Review Engineer, Street and Sewer Department and City Planner shall be sent a letter of review with recommendations to Zoning Board Secretary fifteen (15) days before the next meeting. The Planning Secretary shall send immediately a copy of the letters of review to the design engineer and the developer. Preliminary plans submitted at the Planning Commission meeting should reflect any information asked for in the review letter. At least 5 days before the Zoning Commission's regular meeting, the Zoning Secretary will advertise one time in the local newspaper and send to the applicant by certified mail, notice of time, place and date of the public meeting. The secretary will also notify the adjacent property owners by regular mail of the time, place and date of the public hearing. STEP #3 (Planning Commission Preliminary Review and Public Hearing) A representative of the design engineer, review engineer, and owner shall be present at the Commission meeting. The Zoning Secretary shall send a letter to the design engineer and the developer of approval of preliminary plats and construction Plans and specifications, disapproval or tentative approval, with any conditions, which shall be incorporated into the final plans. PHASE III FINAL APPROVAL STEP #1 (Prior to Final Approval by Planning Commission) Application for final approval is submitted including all plats and plans. Also submit the required review fees of $250.00 plus $3.00 for each lot paid. Design engineer shall submit six (6) sets of plats and construction plans and specifications with all corrected data and information for final approval and ten (10) copies of final plat sheets. In addition submit one mylar sheet each of any plats contining the information required by the attached checklist for Plats. Also submit six (6) copies of any regulations or restrictions governing the use of this property. Post performance bond if procedure "A" is used. STEP #2 (Final Approval by the Commission and Council Under Procedure "A" with Bond) Planning Commission, after final review, either grants or denies final approval. If approved, this shall be noted on the plat as the official submittal data and a performance bond (in a form acceptable to City Attorney) shall be posted (before any work is started or permits issued) by the developer with the City Attorney in full amount of the construction cost. The Chairman of the Planning Commission shall sign the plat sheet in the certification block for his signature. A summary letter of Planning Commission approval or denial is sent to the Council. If Council approves, the Council President signs the certification block on the plat accepting the final plats and construction plans and specifications as approved by the Planning and Zoning Commission. If Council wants to override the P.C. recommendations, they may either ask for further review by the Planning Committee, incorporating the Council's comments, or may vote at their Council meeting to finalize the review process. The final plat containing the signature for planning commission approval and the signatures for acceptance of the Planning Commission and Council President approval of final plans shall be recorded (this is not acceptance of dedication). Construction can begin. Lots can be sold. Building Permits can be issued. When all roads, easements, rights-of-way, parks and required utilities are approved and complete, a maintenance bond posted, and approved by City Council action, the Council President shall sign the certification block on the plat containing the offer of dedication and post the necessary maintenance bond. The certification block Item 6 on the plat for acceptance of dedicated property shall be signed by all parties. The City Attorney shall record the completed plat as the final plat and shall record maintenance bond. The performance bond is cancelled by the City Attorney. STEP #3 (Final Approval by the Planning Commission and Council under Procedure "B" [without bond]) Planning Commission, after final review, either grants or denies approval. If approved, this shall be noted on the plat as the official submittal date. The Chairman of the Planning Commission shall sign the plat sheet in the certification block for his signature. A letter of Planning Commission approval or denial is sent to the council. If council approves the Council President signs the certification block on the plat accepting the plats and construction plans and specifications only as approved by the Planning and Zoning Commission. Construction can begin. Building permits can be issued to the owner/developer only. Lots cannot be sold or transferred. When all roads, easements, parks and required utilities are completed and approved by the Review Engineer, the owner/developer shall sign the certification block on the plat containing the offer of dedication and post the necessary maintenance bond. The certification block on the plat for acceptance or dedicated property shall be signed by all parties. The City Attorney shall record the completed plat as the final plat and shall record the maintenance bond. Lots can be sold and building permits can be issued. NOTES: (1) A applicant has 15 days to appeal a denial. (2) All improvements shall be completed within 12 months from the official submittal date and any performance bond shall be in force during the entire 12 months. (3) Application for annexation, zoning, variance or subdivision review are separate applications. (4) If the subdivision submittal is considered "minor" as defined by the Subdivision manual, preliminary and final plans can be approved at one Planning Commission meeting. No City Council approval is needed. APPENDIX 3 PLAT INFORMATION GENERAL: Items 1 through 6 shall be placed on all plats in the order and form shown below when submitted for preliminary and final review. After the final plat is corrected, furnish a mylar copy for use by the City. NOTE: Definition (Plans) - The numbered construction documents, specifications, plats, and restrictions. ITEM #1: Name of Subdivision or Development: Name of Property Owner: Name of Developer: Address of Developer: Legal Description of Property: ITEM #2 - DESIGN ENGINEER'S CERTIFICATION & SEAL I hereby certify this legal description is true and correct and the plat is in accordance with the provisions of the Louisiana Revised Statutes governing same. Name (Print) Signature Date: ____________________ ITEM #3 - PLANNING COMMISSION CERTIFICATION • Procedure "A" with bond - Procedure "B" without bond. • Preliminary approved Date. • Final approval : • Official Submittal Date • Signature of final plans Commission Chairman • Proof of performance bond; Date submitted & approved ITEM #4 - SIGNATURES OF ACCEPTANCE OF PLANNING COMMISSION APPROVED FINAL PLAT Owner/Developer Date Design Engineer Date Review Engineer Date Bond Acceptance Date City Attorney City Council/Mayor Date ITEM #5 - OFFER OF DEDICATION BY OWNER/DEVELOPER I hereby offer for dedication to the City of Ponchatoula use of roads, easements, servitudes, right-of-ways, parks and required utilities as shown on this plat and plans by reference as approved on (Date) by the Ponchatoula Planning Commission and Designated as (Name of Subdivision). Owner/Developer: Date: Signature ITEM #6 - ACCEPTANCE OF CITY OF OFFER TO DEDICATE The City of Ponchatoula hereby accepts the dedication or roads, easements, servitudes, right-of-way, parks, and required utilities in (Name of Subdivision). This acceptance is subject to the City's final acceptance of construction and posting of the required one year maintenance bond by the owner/developer. Streets & Lighting Date Water Date Sewer Date Drainage Date Other Date Council President Date Recording Information: Recordation Recorded By: Date DEVELOPMENT/SUBDIVISION OF LAND CHECKLIST Items 1 through 6 above and the items listed below shall be placed on any plat if submitted for preliminary or final approval to the City. Name of Subdivision Acreage of site to the nearest one tenth of acre Vicinity Map North arrow and surveyors seal Bench mark location and description of all monuments found and set. Indicate base flood elevations and reference mark. Plat boundary lines with bearings in degrees, minutes and seconds with distances in feet and hundredths with P.O.B. noted. Lot lines with bearings in degrees, minutes and seconds with distance in feet and hundredths. Streets with names, boundaries, right of ways and classification, wearing surface and width. Sidewalks with location and width. Lot and block numbers. Building setbacks lines if different than city zoning regulations. Adjacent land conditions (within 150 ft.) identify subdivisions and filing date. Easements on site (location, dimensions and purpose and legal description). Easements adjacent (location dimensions and purpose within 150 ft.) Public right-of-way adjacent within 150 ft. Buffer zone protection for adjacent residential zoning. Name and address of adjacent property owners and other information required but not required on plat. Water coursed and location of drainage ditches. Location of drainage discharge and/or connection to municipal system. Size of culverts, catch basins and locations. Water and sewer lines size and location and connection to existing mains. Indicate if other than city lines or mains. Locate fire hydrant and water line sizes. Any information or traffic flow patterns, one way streets and dead end streets with cul-de-sac information. Permanent existing buildings on site. Street lighting with distance between standards, height of standards including specification for materials, type of lighting, method of installation. TABLE OF CONTENTS SECTION 1 GENERAL PROVISIONS 1 1.1 GENERAL 1 1.2 POLICY 1 1.3 PURPOSES 2 1.4 AUTHORITY 3 1.5 JURISDICTION 4 1.6 ENACTMENT 5 1.7 INTERPRETATION, CONFLICT, AND SEPARABILITY 5 1.8 RESERVATIONS AND APPEALS 6 1.9 AMENDMENTS 6 1.10 CONDITIONS 7 1.11 VACATION OF PLATS 7 1.12 RESUBDIVISION OF LAND 8 1.13 VARIANCES 9 1.14 ENFORCEMENT, VIOLATIONS AND PENALTIES 10 SECTION 2 SUBDIVISION APPLICATION PROCEDURE AND APPROVAL PROCESS 12 2.1 GENERAL PROCEDURE 12 2.2 PRELIMINARY SUBDIVISION PLANS - PROCEDURES AND REQUIREMENTS 13 2.3 PUBLIC HEARING 17 2.4 PUBLIC IMPROVEMENTS 18 2.5 OUTLINE OF PROCEDURES 19 2.6 FINAL PLAT, PLANS AND SPECIFICATIONS 20 2.7 SIGNING AND RECORDING OF SUBDIVISION PLAT 22 SECTION 3 ASSURANCE FOR COMPLETION AND MAINTENANCE OF IMPROVEMENTS 24 3.1 IMPROVEMENTS AND COMPLETION BOND 24 3.2 INSPECTION OF IMPROVEMENTS AND RELEASE OF BOND 26 3.3 MAINTENANCE OF IMPROVEMENTS BEFORE CITY ACCEPTANCE 27 3.4 MAINTENANCE BOND 27 3.5 DEFERRAL OR WAIVER OF REQUIRED IMPROVEMENTS 27 3.6 ISSUANCE OF BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY 28 3.7 CONSUMER PROTECTION LEGISLATION AND CONFLICTS OF INTEREST STATUTES 29 3.8 RECORDING OF FINAL SUBDIVISION PLAN 29 SECTION 4 GENERAL REQUIREMENTS FOR IMPROVEMENTS AND STANDARDS FOR DESIGN AND CONSTRUCTION 31 4.1 CONFORMANCE TO APPLICABLE RULES AND REGULATIONS. 31 4.2 RESPONSIBILITY OF DESIGN ENGINEER. 31 4.3 MONUMENTS 31 4.4 SUITABILITY/CHARACTER OF LAND. 32 4.5 SUBDIVISION AND STREET NAMES/STREET SIGNS 32 4.6 LOT IMPROVEMENTS 32 4.7 BUILDING SET BACK LINES 33 4.8 SOIL PRESERVATION (SEEDING) 33 4.9 DEBRIS AND WASTE 33 4.10 ROADS/STREETS 34 4.11 DRAINAGE AND STORM SEWERS 36 4.12 WATER FACILITIES 45 4.13 SEWERAGE FACILITIES 48 4.14 SIDEWALKS 52 4.15 PARKS AND PLAYGROUNDS: RECREATIONAL AREAS 53 4.16 UTILITIES 54 4.17 BLOCKS 56 4.18 PRESERVATION OF NATURAL FEATURES AND AMENITIES 56 4.19 ANNEXATION IN RELATIONSHIP TO SUBDIVISION REGULATIONS 56 4.20 SPECIAL SUBDIVISIONS 57 SECTION 5 DEFINITIONS 62 5.1 USAGE 62 5.2 WORDS AND TERMS DEFINED 62 SECTION 6 FEES 74 APPENDIX 1FINAL PLAN CHECKLIST 76 APPENDIX 2SUBDIVISION APPROVAL PROCEDUREAND LAND DEVELOPMENT 78 APPENDIX 3PLAT INFORMATION 83 CITY OF PONCHATOULA SUBDIVISION REGULATIONS First adopted by the Ponchatoula City Council on January 23rd, 1997. 1It is highly recommended that the developer show the Planning Commission a rough sketch plat of the proposed subdivision before submittal of the preliminary plat. Though this is not required, many potential problems and/or disagreements can be discussed before submittal of a preliminary plat. 2Completed plans and specifications must be certified by a civil engineer registered in the State of Louisiana when such plans include the provision of new streets, water, sewer or other public improvements. 3An escrowed cash fund may be set up in lieu of the completion bond. 4The maintenance bond may be substituted by a cash escrow account or property of equal value to the bond. 5Open ditch roadway Row may require greater than minimum Row indicated if ditches dictate greater width (see side slope minimums). 6More than 10 feet may be required by the Planning Commission for larger canals. 7Block lengths may be altered by variance when land to be developed has a peculiar configuration. 8Definition - plans include plat, numbered construction documents, restrictions (if any), and specifications. 86