[Ord. No. 976 §4.1, 11-25-1997]
A.
Conformance To Applicable Rules And Regulations. In addition
to the requirements established herein, all subdivision plats shall
comply with the following laws, rules and regulations:
1.
All
applicable provisions of the Missouri Statutes.
2.
The
City Zoning Ordinance, Building and Housing Codes and other applicable
laws of the City.
3.
The
official plans and programs including, but not limited to, streets,
drainage systems and parks as adopted by the City.
4.
The
rules of the Missouri Department of Transportation if the subdivision
or any lot contained therein abuts a State highway or connecting street.
5.
The
standards and regulations adopted by all Boards, Commissions, Agencies
and Officials of the City.
6.
All
pertinent standards contained within these regulations.
B.
Self-Imposed Restrictions. If the owner places restrictions
on any of the land contained in the subdivision greater than those
required by the Zoning Ordinance or these regulations, such restrictions
or reference thereto may be required to be indicated on the subdivision
plat, or the Planning Commission may require that restrictive covenants
be recorded with the Platte County Recorder of Deeds in a form to
be approved by the City Attorney. Such indication or recording of
these greater restrictions shall in no way impart any liability to
the City or its officials for any purposes.
C.
Plats Straddling Municipal Boundaries. In general, lot lines
should be laid out so as not to cross municipal boundary lines. However
whenever access to the subdivision is required across land within
another municipality, the Planning Commission may request an opinion
from the City Attorney that access is legally established, and also
from the Enforcement Officer to assure that the access road is adequately
improved or that a performance bond has been duly executed and is
sufficient to assure construction of the access road.
D.
Monuments.
1.
The
subdivider shall place permanent reference monuments in the subdivision
as required herein and as approved by a land surveyor registered in
the State of Missouri. Monuments shall be located on street right-of-way
lines, at street intersections, angle points of curve and block corners.
2.
Markers
shall be a three-eighth (3/8) inch iron bar which is eighteen (18)
inches long. The external boundaries of a subdivision shall be monumented
in the field with monuments of stone or concrete, not less than thirty
(30) inches in length, not less than four (4) inches square or five
(5) inches in diameter and marked on top with a cross, brass plug,
iron rod or other durable material securely embedded; or by iron rods
or pipes at least thirty (30) inches long and two (2) inches in diameter.
These monuments shall be placed not more than one thousand four hundred
(1,400) feet apart in any straight line and at all corners at each
end of all curves, at the point where a curve changes its radius,
at all angle points in any line and at all angle points along the
meander line, said points to be not less than twenty (20) feet back
from the bank of any river or stream, except that when such corners
or points fall within a street or proposed future street, the monuments
shall be placed in the side line of the street.
3.
All
such monuments shall be set flush with the ground and planted in such
a manner that they will not be removed by frost. All monuments shall
be properly set in the ground and approved by a land surveyor registered
in the State of Missouri prior to the time the Planning Commission
recommends approval of the final plat after final grading of streets,
easements, etc.
E.
Character Of The Land. Land which the Planning Commission
finds to be unsuitable for subdivision or development due to flooding,
improper drainage, steep slopes, rock formations, adverse earth formations
or topography, utility easements or other features which will reasonably
be harmful to the safety, health and general welfare of inhabitants
of the land and surrounding areas shall not be subdivided or developed
unless adequate methods are formulated by the developer and approved
by the Planning Commission, upon recommendation of the Enforcement
Officer, to solve the problems created by the unsuitable land conditions.
Such land shall be set aside for such uses as shall not involve such
a danger.
F.
Subdivision Name. The proposed name of the subdivision shall
not duplicate or too closely approximate phonetically, the name of
any other subdivision in the area covered by these regulations. The
Planning Commission shall have final authority to designate the name
of the subdivision which shall be determined at preliminary plat approval.
[Ord. No. 976 §4.2, 11-25-1997]
A.
The purpose
of this Section is to control soil erosion on land that is undergoing
development for non-agricultural uses and prevent sediment and soil
erosion from being transported onto adjacent property and into streams,
rivers, lakes, ponds or other areas. The provisions in this Section
are intended to do the following:
B.
Scope Of Authority. Any person, firm, corporation or business
proposing to develop land within incorporated Platte City shall apply
to the Enforcement Officer for approval of required erosion control
plans and issuance of a grading permit as specified in these regulations.
C.
Implementation. Erosion and sediment control methods as
approved, shall be implemented at the beginning of a project before
any grading begins unless waived for good cause by the Enforcement
Officer.
D.
Required Erosion And Sedimentation Control Plan Content. In addition to the requirements of Article IV of these regulations, construction plans shall also include the following information:
1.
Erosion
and sediment control plans submitted to the Enforcement Officer shall
include specifications showing proposed excavation, grading or filling
and will include the following:
a.
Full
name and address of property owner.
b.
Designation
of property address and a location map.
c.
Portion
of the property that is to be excavated, graded or filled with excavated
material.
d.
Location
of any sewerage disposal system or underground utility line, any part
of which is within fifty (50) feet of the proposed excavation, grading
or filling area and the location of any pipeline operated at a maximum
service pressure in excess of two hundred (200) p.s.i., any part of
which is within one hundred (100) feet of the proposed excavation,
grading or filling area.
e.
Existing
grade and topography of the premises and the proposed finished grade
and final contour elevation at a contour interval of not more than
two (2) feet on the U.S.G.S. datum.
f.
Location
and present status of any previously permitted grading operations
on the property.
g.
Details
of any temporary drainage system proposed to be installed and maintained
by the applicant and a comprehensive drainage plan designed to safely
handle surface water, streams or other natural drains following heavy
rains during grading operations.
h.
Details
of proposed water impoundment structures, embankments, sediment or
debris basins, grass or lined waterways and diversions with the details
and locations of proposed stable outlets and the location of any downstream
impoundments which could be affected by the proposed grading.
i.
Details
of soil preparation and revegetation of the finished grade and of
other methods of soil erosion control.
j.
Proposed
truck and equipment access ways to the work site.
k.
Delineation
of the 100-year floodplain and floodway.
l.
Statement
from the property owner or his agent assuming full responsibility
for the performance of the operation as stated in the application.
This statement shall also contain assurance that all City property
or roads will be adequately protected.
2.
The
proposed phasing of development of the site, including clearing, rough
grading and construction, and final grading and landscaping. Phasing
should identify the expected date on which clearing will begin, the
estimated duration of exposure of cleared areas and the sequence of
clearing, installation of temporary sediment control measures, installation
of storm drainage, paving streets and parking areas and establishment
of temporary and permanent vegetative cover.
The Enforcement Officer may waive specific requirements for
the content of submissions upon finding that the information submitted
is sufficient to show that the work will comply with the objectives
and principles of these regulations. The Enforcement Officer may also
require a separate erosion and sediment control plan be drawn in order
to get greater detail of the site where unusual topography, drainage
or other unusual physical conditions exist, or where the development
project is so large as to necessitate the need for a separate plan.
E.
Sediment And Erosion Control Approval.
1.
All
excavations, grading or filling shall have a finished grade not to
exceed a three to one (3:1) slope, thirty-three percent (33%). Steeper
grades may be approved by the Enforcement Officer if the excavation
is through rock or if the excavation or the fill is adequately protected
(a designed head wall or toe wall may be required). Permanent safety
guards will be constructed in accordance with the appropriate section(s)
of the adopted City Building Code.
3.
Permanent
type grasses shall be established, weather permitting, as determined
by the Enforcement Officer, when grading or construction has been
completed. Work shall be deemed to have been completed if work has
ceased for a six (6) month period unless that area is a borrow area
as designated on either the preliminary plat or construction plans.
Prior to acceptance of any public improvements permanent type grasses
shall be established. Permanent grass must be established at a density
to provide erosion control on the site.
4.
Provisions
shall be made to accommodate the increased runoff caused by changed
soil and surface conditions during and after grading. Unvegetated
open channels shall be designed so that gradients result in velocities
of five (5) fps (feet per second) or less. Open channels with velocities
more than five (5) fps and less than ten (10) fps shall be established
in permanent vegetation by use of commercial erosion control blankets
or lined with rock rip-rap or concrete or other suitable materials
such as sod as approved by the designated official. Detention basins,
diversions or other appropriate structures shall be constructed to
prevent velocities above ten (10) fps.
5.
The
adjoining ground to development sites (lots) shall be provided with
protection from accelerated and increased surface water, silt from
erosion and any other consequences of erosion during development.
Run-off water from developed areas (parking lots, paved sites and
buildings) above the area to be developed shall be directed to diversions,
detention basins, concrete gutters and/or underground outlet systems.
Sufficiently anchored straw bales may be temporarily substituted with
the approval of the designated official. F.E.M.A. and U.S. Army Corps
of Engineers guidelines shall be followed where applicable regarding
site development areas designated as floodplains and wet lands.
6.
All
lots shall be seeded and mulched or sodded before an occupancy permit
may be issued except that a temporary occupancy permit may be issued
by the Enforcement Officer in cases of undue hardship because of unfavorable
ground conditions.
F.
Inspections. By applying for a grading permit, the applicant
consents to the City inspecting the proposed development site and
all work in progress. The City may require additional erosion and
sediment control measures be implemented where existing erosion and
sediment control methods are not, or will not, adequately handle drainage
conditions.
G.
Correction. All violations shall be corrected within the
time limit set forth by the Enforcement Officer specified in the issuance
of a written notice to correct. All persons failing to comply with
such notice shall be deemed in violation of this regulation.
H.
Violations. In the event of a violation, the Enforcement
Officer shall have the authority to issue a stop work order on construction
of all public improvements until compliance with the written notice
is achieved.
[Ord. No. 976 §4.3, 11-25-1997]
A.
Lot Arrangement. The lot arrangement shall be such that
there will be no foreseeable difficulties, for reasons of topography
or other conditions, in securing building permits to build on all
lots in compliance with the Zoning Ordinance. Each lot shall abut
on a public street.
B.
Lot Dimensions.
1.
Lot
dimensions shall comply with the minimum standards of the Zoning Ordinance.
In general, side lot lines shall bear between sixty degrees (60°)
and ninety degrees (90°) from the street right-of-way (or radial
to curving street lines) unless a variation from this rule will give
a better street or lot plan.
2.
Dimensions
of corner lots shall be large enough to allow for erection of buildings,
observing the minimum front-yard setback from both streets. The maximum
depth of residential lots shall not exceed three (3) times the width
thereof. Depth and width of properties reserved or laid-out for business,
commercial or industrial purposes shall be adequate to provide for
the off-street parking and loading facilities required for the type
of use and development contemplated, as established in the City Zoning
Ordinance.
C.
Double Frontage Lots. Double frontage and reversed frontage
lots shall be avoided except where necessary to provide separation
of residential development from traffic arterials or to overcome specific
disadvantages of topography and orientation.
D.
Access From Major And Minor Arterials And Collector Streets. Lots shall not, in general, derive access exclusively from a major
and minor arterial or collector street. Where driveway access from
major and minor arterials or collector streets may be necessary for
several adjoining lots, the Planning Commission may require that such
lots be served by a combined access drive in order to limit possible
traffic hazards on such street. Where possible, driveways should be
designed and arranged so as to avoid requiring vehicles to back into
traffic on major and minor arterials or collector streets.
E.
Soil Preservation And Final Grading. No certificate of occupancy
shall be issued until final grading has been completed in accordance
with the approved final construction plan.
F.
Lot Drainage. Lots shall be laid out so as to provide positive
drainage away from all buildings and individual lot drainage shall
be coordinated with the general storm drainage pattern for the area.
Drainage shall be designed so as to avoid concentration of storm drainage
water from each lot to adjacent lots. All drainage shall be in compliance
with these regulations.
G.
Debris And Waste. No cut streets, timber, debris, earth,
rocks, stones, soil, junk, rubbish or other waste materials of any
kind shall be buried in any land or left or deposited on any lot or
street at the time of the issuance of a certificate of occupancy and
removal of same shall be required prior to issuance of any certificate
of occupancy on a subdivision. Nor shall any be left or deposited
in any areas of the subdivision at the time of expiration of the performance
bond or dedication of public improvements, whichever is sooner.
[Ord. No. 976 §4.4, 11-25-1997; Ord. No. 1478 §§1 — 2, 6-14-2006]
A.
Frontage On Improved Roads.
1.
No subdivision
shall be approved unless the area to be subdivided shall have frontage
on and access from an existing street on the City Street Plan or if
there is no City Street Plan, unless such street is:
2.
Such
street or highway must be suitably improved as required by the City
highway rules, regulations, specifications or orders or be bonded
by a performance bond required under these Subdivision Regulations,
with the width and right-of-way required by these Subdivision Regulations
or the City Street Plan.
3.
Whenever
the area to be subdivided is to utilize existing road frontage, said
road shall be suitably improved as provided hereinabove. The Planning
Commission shall further require that the entire right-of-way required
by these Subdivision Regulations and the City Street Plan be dedicated
to the City as a condition of final plat approval.
B.
Private Streets. Private streets may be approved as streets
in Zoning Districts "C-2", "M-1" and "M-2" in the platting process.
Upon approval, private streets shall be considered "streets" for purposes
of these Subdivision Regulations. When the approved plan includes
private streets to serve as access to building lots in the interior
of the district, such private streets shall be established by easement
reflected on and recorded as part of a final plat. Private streets
are generally unacceptable in subdivisions in which any of the streets
are dedicated to the public. Exceptions will be considered in commercial
and industrial subdivisions, mobile home parks and planned unit developments
if the private streets are constructed to the City's public street
standards. Where serving less than six (6) private access lots within
the district, such private street shall provide a pavement width of
not less than twenty-four (24) feet and where serving six (6) or more
private access lots within the district, shall provide a pavement
width of not less than thirty (30) feet. In addition to the above
minimum pavement widths, such private streets shall provide at least
ten (10) feet of easement on both sides of the paved portion of the
private street. Any such private street shall provide access to the
interior of the district only from the major thoroughfare or trafficway
bordering the district. A property owner's association shall be formed
with documents filed with the Platte County Recorder in conjunction
with the final plat establishing said private streets. Maintenance
of private streets shall be the financial responsibility of the property
owners' association.
C.
Grading And Improvement Plan. Roads shall be graded and
improved and conform to the City construction standards and specifications
and shall be approved as to design and specifications by the Enforcement
Officer, in accordance with the construction plans required to be
submitted prior to final plat approval.
D.
Topography And Arrangement. Roads shall be related appropriately
to the topography. Local roads shall be curved wherever possible to
avoid conformity of lot appearance. All streets shall be arranged
so as to obtain as many as possible of the building sites at or above,
the grades of the streets. Grades of streets shall conform as closely
as possible to the original topography. A combination of steep grades
and curves shall be avoided. Specific standards are contained in the
design standards of these regulations.
1.
All
streets shall be properly integrated with the existing and proposed
system of thoroughfares and dedicated rights-of-way as established
on the City Street Plan or Official Master Plan. The arrangement of
streets in new subdivisions shall make provisions for continuation
of the arterial and collector streets in adjoining subdivisions or
their proper projections where adjoining property is not subdivided.
All thoroughfares shall be properly related to specific traffic
generators such as industries, business districts, schools, churches
and shopping centers; to population densities; and to the pattern
of existing and proposed land uses.
2.
Local
streets shall be laid out to conform as much as possible to the topography,
to discourage use by through traffic, to permit efficient drainage
and utility systems and to require the minimum number of streets necessary
to provide convenient and safe access to property.
3.
The
rigid rectangular gridiron street pattern need not necessarily be
adhered to and the use of curvilinear streets, cul-de-sacs or U-shaped
streets shall be encouraged where such use will result in a more desirable
layout.
4.
Proposed
streets shall be extended to the boundary lines of the tract to be
subdivided, unless prevented by topography or other physical conditions
or unless in the opinion of the Planning Commission such extension
is not necessary or desirable for the coordination of the layout of
the subdivision with the exiting layout or the most advantageous future
development or adjacent tracts.
5.
In business
and industrial developments, the streets and other access ways shall
be planned in connection with the grouping of buildings, location
of rail facilities and the provision of alleys, truck loading and
maneuvering areas and walks and parking areas so as to minimize conflict
of movement between the various types of traffic, including pedestrian.
E.
Blocks.
1.
Blocks
shall have sufficient width to provide for two (2) tiers of lots of
appropriate depths. Exceptions to this prescribed block width shall
be permitted in blocks adjacent to major streets, railroads or waterways.
2.
The
lengths, widths and shapes of blocks shall be such as are appropriate
for the locality and the type of development contemplated, but block
lengths in residential areas shall not exceed one thousand three hundred
(1,300) feet, nor be less than four hundred (400) feet in length.
Whenever practicable, blocks along major arterials and collector streets
shall be not less than one thousand (1,000) feet in length.
3.
In long
blocks, the Planning Commission may require the reservation of an
easement through the block to accommodate utilities, drainage facilities
or pedestrian traffic. Pedestrian ways or crosswalks, not less than
ten (10) feet wide, may be required by the Planning Commission through
the center of blocks more than eight hundred (800) feet long where
deemed essential to provide circulation or access to schools, playgrounds,
shopping centers, transportation or other community facilities.
4.
Blocks
designed for industrial uses shall be of such length and width as
may be determined suitable by the Planning Commission for prospective
use.
F.
Access To Major And Minor Arterials. Where a subdivision
borders on or contains an existing or major/minor arterial, the Planning
Commission may require that access to such streets be limited by one
of the following means:
1.
The
subdivision of lots so as to back onto the major arterial and front
onto a parallel local street; no access shall be provided from major/minor
arterial and screening shall be provided in a strip of land along
the rear property line of such lots.
2.
A series
of cul-de-sacs, U-shaped streets or short loops entered from and designed
generally at right angles to such a parallel street, with the rear
lines of their terminal lots backing onto the major arterial.
3.
A marginal
access or service road (separated from the major/minor arterial by
a planting or grass strip and having access thereto at suitable points).
4.
The
number of residential or local streets entering a primary arterial
shall be kept to a minimum.
G.
Road Names. Streets that are obviously in alignment with
other already existing and named streets shall bear the names of the
existing streets. Street names should be dissimilar to already platted
street names. Street and house numbers shall be numbered in accordance
with the house numbering policy of the City.
H.
Road Regulatory Signs. The subdivider shall pay a fee for
installation of road regulatory signs as shown on the approved construction
plans in accordance with the City's approved fee schedule included
in these regulations. The City shall install all road signs before
issuance of certificates of occupancy for any residence on the streets
approved. Street name signs are to be placed at all intersections
within or abutting the subdivision, the type and location of which
to be approved by the Enforcement Officer.
I.
Street Lights. All plans shall meet the design criteria
of Section 2800 of the KC-APWA Standard Specifications and Design
Criteria manual and the following:
1.
All
plans shall have the design criteria including area and roadway classification,
pavement classification, average luminance, average/minimum luminance,
maximum/minimum luminance and maximum veiling luminance ratio for
all unique configurations on roadway plans (photometric data/calculations).
The street lighting design shall satisfy the luminance, illuminance,
veiling luminance and pedestrian lighting horizontal illuminance standards
set forth in ANSI/IES RP-8.
2.
All
plans shall have details of pole type (aluminum or steel), height
(twenty-five (25) feet to forty (40) feet in increments of five (5)
feet), arm length, manufacturer information and location relative
to curb (setback), property lines, building lines, fire hydrants,
catch basins, etc.
3.
All
plans shall have details on laminar type (cobra head or shoe box),
type of distribution (type II, III, etc.), type of optics (cutoff,
semi-cutoff, etc.), operating voltage (240 V, single phase) and manufacturer.
4.
All
electrical cable in new subdivisions shall be buried.
5.
Local
streets only:
a.
Lighting
poles on residential streets shall be spaced in an uniform manner
on the same side of the roadway. The Enforcement Officer shall apply
a standard of a minimum of two hundred fifty (250) feet to a maximum
of three hundred fifty (350) feet of spacing between lights with consideration
given to population density, number of driveways, adequacy of sidewalks
and the overall environment of the neighborhood. Pole heights in residential
neighborhoods shall be thirty (30) feet and will be equipped with
lights of at least 7700 lumens.
b.
Street
lights shall at a minimum be located at intersections of local residential
streets, at or near the end of cul-de-sacs longer than one hundred
fifty (150) feet or at changes of alignment which are two hundred
(200) feet or more from an intersection.
6.
All
other locations:
a.
All
plans shall indicate pole spacing as accurately as possible for the
given photo metrics. ANSI/IES, RP-8 standards are the minimum acceptable
standards.
b.
There
shall be no staggered spacing or randomly located staggered street
lights. Collector roads shall be designed to have uniform spacing
on one (1) side while major and minor arterial roads shall use opposite
spacing.
c.
Traffic
conflict areas may require special consideration. Calculations shall
be submitted for intersections, railroad crossings, curves and other
conflict areas. (See IES RP-8, Section 3.8)
d.
The
street lighting system shall be designed based upon use of the following
laminar photo metrics: LTL03022 IES; LTL03025 IES; and OVM3S4D IES.
e.
Where
sidewalks are present or proposed, the average maintained horizontal
illuminance on the sidewalks shall meet or exceed the standards set
forth in Table 4 of ANSI/IES RP-8.
J.
Reserve Strips. The creation of reserve strips adjacent
to a proposed street in such a manner as to deny access from adjacent
property to such street shall not be permitted.
K.
Construction Of Roads And Dead-End Roads. All roads and
streets shall be designed in accordance with the latest edition of
KC-APWA Specifications Section 5200 unless otherwise modified in these
regulations.
L.
Road Classification. The classification for roads shall
be in accordance with the Master Plan or City Street Plan; or as determined
by the Planning Commission.
M.
Road Surfacing And Improvements. After sewer and water utilities
have been installed by the developer, the subdivider shall construct
curbs and gutters and shall surface or cause to be surfaced roadways
to the widths prescribed in these regulations. Said surfacing shall
be of such character as is specified by Ordinance of the City.
N.
Design Standards. All roadway surfacing and improvements
shall conform to the latest edition of KC-APWA Standard Specifications
and Design Criteria Section 5200. Construction shall conform to the
latest edition of KC-APWA Specifications Section 2200. All storm drainage
systems shall be designed and constructed in conformance with the
latest edition of KC-APWA Standard Specification and Design Criteria
Sections 2600 and 5600. The following modifications are made to the
above referenced specifications:
1.
Delete
all references to residential access streets.
2.
Maximum
cul-de-sac length shall be limited to five hundred (500) feet. If
a cul-de-sac is temporary in that it is planned to connect to another
street at a later date, the Planning Commission may allow for such
streets with a maximum length of one thousand five hundred (1,500)
feet.
3.
Delete
all references to street lighting.
4.
Modify
Table 1 — Street Pavement Types as follows: major and minor
arterials shall use Pavement Option No. 1 — Portland Cement
Concrete Pavement, except where an equivalent asphalt pavement is
designed in conformance with the latest edition of the AASHTO Guide
for Design of Pavement Structures and subsequently approved by the
Enforcement Officer.
5.
Section
5203.1 Sidewalks shall be constructed on both sides of all streets.
O.
Excess Right-Of-Way. Right-of-way widths in excess of the
standards designated in these regulations shall be required whenever,
due to topography, additional width is necessary to provide adequate
earth slopes. Such slopes shall not be in excess of three to one (3:1).
P.
Railroads And Limited Access Highways. Railroad right-of-way
and limited access highways where so located as to affect the subdivision
of adjoining lands shall be treated as follows: In residential districts
a buffer strip at least twenty-five (25) feet in depth in addition
to the normal depth of the lot required in the district shall be provided
adjacent to the railroad right-of-way or limited access highway. This
strip shall be part of the platted lots and shall be designated on
the plan:
"This strip is reserved for screening. The placement of structures
hereon is prohibited."
Q.
Bridges. Bridges of primary benefit to the developer as
determined by the Planning Commission shall be constructed at the
full expense of the developer without reimbursement from the City.
The sharing expense for the construction of bridges not of primary
benefit to the developer as determined by the Planning Commission
will be fixed by special agreement between the Planning Commission
and the developer. Said cost shall be charged to the developer pro
rata for the percentage of his land developed and so served.
R.
Road Dedications And Reservations — New Perimeter Streets. Street systems in new subdivisions shall be laid out so as to eliminate
or avoid new perimeter half streets. Where an existing half street
is adjacent to a new subdivision, the other half of the street shall
be improved and dedicated by the subdivider. The Planning Commission
may authorize a new perimeter street where the subdivider improves
and dedicates the entire required street right-of-way width within
his own subdivision boundaries.
S.
Widening And Realignment Of Existing Roads. Where a subdivision
borders on an existing narrow road or when the Comprehensive Plan,
City Street Plan or zoning setback regulations indicate plans for
realignment or widening of a road that would require use of some of
the land in the subdivision, the subdivider shall be required to improve
and dedicate at his expense, such areas for widening or realignment
of such roads. Such frontage roads and streets shall be improved and
dedicated by the developer at his own expense to the full width as
required by these Subdivision Regulations. Land reserved for any road
proposed may not be counted in satisfying yard or area requirements
of the Zoning Ordinance, whether the land is to be dedicated to the
City in fee simple or an easement is granted to the City.
T.
Application Of Regulations. The regulations of this Section
shall be applicable to landowners developing or building upon those
properties lying within one thousand three hundred twenty (1,320)
feet of the centerline of one (1) or more peripheral streets; provided
however, that such landowners or prior landowners, have:
1.
Not
previously paid for the improvement of said peripheral street to either
collector or arterial street standards as set forth in the City Manual
of Technical Specifications and Design Criteria for Public Improvement
Projects, as amended, by establishment of an improvement district;
or
2.
Not
previously paid for the improvement of the peripheral street to the
aforementioned street standards by a City-approved construction contract
funded by the landowner/developer.
U.
Exempted Residential Activities. The requirements of Subsection (T) "Application of Regulations" shall not apply to the following residential activities:
1.
Construction
of a single-family or two-family dwelling on an unplatted parcel of
land or on a platted lot within residentially-zoned subdivision approved
prior to the effective date of these regulations;
2.
Development
of a single-family or two-family residential subdivision with lot
sizes of less than one (1) acre and which the total subdivision area
is six (6) acres or less and which is not part of a larger development;
or
3.
Development
of a single-family or two-family residential subdivision in which
all lots exceed a minimum size of one (1) acre.
V.
Exempted Non-Residential Activities. The requirements of Subsection (T) "Application of Regulations" shall not apply to the following non-residential activities:
1.
Establishment
of a non-residential activity on a platted lot within a non-residentially-zoned
subdivision approved prior to the effective date of these regulations
which has previously guaranteed its participation in an improvement
district by means of a consent and agreement of non-opposition;
2.
Any
change of ownership or use of an existing non-residential structure
which does not alter its building area or off-street parking requirements;
3.
Any
alteration of an existing non-residential structure which does increase
its building area by more than ten percent (10%); or
4.
Any
alteration of an existing non-residential off-street parking area
which does not increase the number of parking spaces by more than
ten percent (10%).
W.
Requirements For Exempted Activities. The following requirements shall apply to those activities exempted by Subsections (U) and (V) above:
1.
The
landowner/developer of an exempted activity shall submit to the City
an executed consent and agreement of non-opposition which guarantees
participation of the subject property in a future street improvement
district.
2.
The
landowner/developer of an exempted activity may be required to provide
temporary street improvements in accordance with the provisions of
Section "Temporary Improvements to Peripheral Streets" as determined
by the City Engineer.
X.
Appeals. Any interested party may appeal the requirements
of this Section as they are applied to a particular development or
parcel of ground by filing written notice with the City Clerk within
ten (10) days of the date from when the requirements are established
by either the Planning Commission or the Enforcement Officer for the
particular development or parcel of ground.
1.
Appeal hearing. The appeal shall be reviewed by the Planning
Commission at the next regularly scheduled meeting of the Planning
Commission. The Planning Commission shall make a recommendation regarding
the appeal which shall be forwarded to the Board of Aldermen for action
at the Board's next regularly scheduled meeting.
2.
Suspension of approval. In the case of a timely filed appeal
of the action of the Planning Commission granting approval of an applicant's
development request, where the development falls within the requirements
of this Section, the approval shall be suspended until final disposition
of the matter by the Board of Aldermen.
3.
Board action. Upon appeal the Board of Aldermen shall review
the appeal, the grounds for the appeal and may receive evidence thereon.
If upon hearing the appeal, the Board of Aldermen finds that the requirements
of this Section are not applicable to the particular development or
that the calculation of the fee is inaccurate, the Board shall issue
its finding that the particular development is not subject to the
requirements of this Section or shall revise the amount of the required
fee. In the event the Board finds that the particular development
is subject to the requirements of this Section and that the calculation
of the fee is in accordance with this Section it shall issue its decision
denying the appeal.
Y.
Floodplain Areas. The Planning Commission, may when it deems
it necessary for the health, safety or welfare of the present and
future population of the areas and necessary to the conservation of
water, drainage and sanitary facilities, prohibit the subdivision
of any portion of the property which lies within the floodplain of
any stream or drainage course. These floodplain areas shall be preserved
from any and all destruction or damage resulting from clearing, grading
or dumping of earth, waste material or stumps, except at the discretion
of the Planning Commission.
[Ord. No. 976 §4.5, 11-25-1997]
The Planning Commission shall not recommend for approval any
plat or subdivision which does not make adequate provision for storm
or flood water runoff channels or basins. The stormwater drainage
system shall be separate and independent of any sanitary sewer system.
Design of stormwater conveyance facilities shall be in conformance
with the latest edition of KC-APWA Standard Specifications and Design
Criteria Section 5600.
[Ord. No. 976 §4.6, 11-25-1997]
A.
Necessary
action shall be taken by the developer to extend the water supply
for the purpose of providing a water supply system capable of providing
domestic water use and fire protection.
B.
Specifications.
1.
The
subdivider shall install adequate water facilities (including fire
hydrants) subject to the specifications of the Missouri Department
of Natural Resources. All water mains shall be at least six (6) inches
in diameter. Dead end water mains shall not exceed seven hundred (700)
feet in length. All dead end mains over five (5) feet in length shall
have an approved blow-off assembly. Lines shall loop with each other
wherever possible and fire hydrants shall be provided at a maximum
of five hundred (500) feet intervals. A engineer licensed in the State
of Missouri shall certify that the water system serving the subdivision
will provide adequate water pressure and quantity to each building
that could be constructed in the subdivision. All subdivisions shall
only use the City of Platte City water supply. Gate valves shall be
installed at the following locations as an absolute minimum:
2.
For
residential fire protection, the system must be capable of delivering
not less than one thousand (1,000) gallons per minute for fire protection
on the day of maximum customer demand with a residual pressure of
not less than twenty (20) pounds per square inch to at least one point
within three hundred (300) feet of each building to be served or proposed
to be served by such a system.
3.
For
other than residential fire protection, the system must be capable
of providing water in such quantity as to adequately protect life
and adjoining properties, as determined by the Enforcement Officer,
consistent with the most current Fire Code adopted by the City.
4.
Water
main extensions shall be approved by the Department of Public Works
or the Enforcement Officer.
5.
To facilitate
the above, the location of all fire hydrants, all water supply improvements
and the boundary lines of proposed districts, indicating all improvements
proposed to be served, shall be shown on the preliminary plat and
the cost of installing same shall be included in the performance bond
to be furnished by the developer.
C.
Fire Hydrants. Fire hydrants shall be required for all subdivisions
in accordance with the specifications of the City. No more than one
(1) fire hydrant shall be located on any six (6) inch dead end main.
[Ord. No. 976 §4.7, 11-25-1997]
A.
The subdivider
shall install sanitary sewer facilities in a manner prescribed by
the City construction standards and specifications. All plans shall
be designed in accordance with the rules, regulations and standards
of the Enforcement Officer, the Missouri Department of Natural Resources.
Plans shall be approved by the above agencies. Necessary action shall
be taken by the developer to extend facilities to the subdivision
for the purpose of providing sewerage where none exists for the land
to be subdivided.
1.
Extension of public sewer required. Sanitary sewerage facilities
shall connect with public sanitary sewerage systems. Sewers shall
be installed to serve each lot and to grades and sizes required by
approving officials and agencies. No individual disposal system or
treatment plants (private or group disposal systems) shall be permitted
except as provided for in the following paragraph.
Exception (lots two (2) acres or larger). In
areas proposed to be platted where public sewers are not available
and where the extension of public sewers would create a financial
hardship to the development as well as a burden to the City and where
the proposed use of the land would be such that it could be served
by private sanitary sewerage facilities in compliance with the specifications,
rules and regulations and guidelines of the Missouri Department of
Natural Resources and the Platte County Health Department and where
each lot has a minimum area of two (2) acres, exception may be allowed
to not require extension of and connection to the public sewer system.
2.
Mandatory connection to public sewer system. If a public
sanitary sewer is accessible and a sanitary sewer is placed in a street
or alley, abutting upon property, the owner thereof shall be required
to connect to said sewer for the purpose of disposing of waste and
it shall be unlawful for any such owner or occupant to maintain upon
any such property an individual sewage disposal system.
3.
Design criteria for sanitary sewers. These design criteria
are not intended to cover extraordinary situations. Deviations will
be allowed and may be required in those instances where considered
justified by the City Engineer.
4.
Design factors.
a.
Sanitary
sewer systems should be designed for the ultimate tributary population.
Due consideration should be given to current zoning regulations and
approved planning and zoning reports where applicable. Sewer capacities
should be adequate to handle the anticipated maximum hourly quantity
of sewerage together with an adequate allowance for infiltration and
other extraneous flow.
b.
The
unit design flows presented hereinafter should be adequate in each
case for the particular type of development indicated. Sewers shall
be designed for the total tributary area using the following criteria:
|
One- and two-family dwellings
|
.02 cubic feet per second (c.f.s.)/acre
| ||
|
Apartments:
| |||
|
One- and two-story
|
.02 c.f.s./acre
| ||
|
Three story
|
.03 c.f.s./acre
| ||
|
Commercial:
| |||
|
Small stores, offices and miscellaneous business
|
.02 c.f.s./acre
| ||
|
Shopping centers
|
.02 c.f.s./acre
| ||
|
High rise
|
As directed by Enforcement Officer
| ||
|
Industrial
|
As directed by Enforcement Officer
| ||
5.
Minimum size. No public sewer shall be less than eight (8)
inches in diameter.
6.
Minimum slope. All sewers shall be designed to give mean
velocities when flowing full of not less than two and seven-tenths
(2.7) feet per second. All velocity and flow calculations shall be
based on the Manning Formula using an N value of thirteen thousandths
(0.013). The design slopes shall be evenly divisible by four (4).
The following slopes shall be minimum for the size indicated:
|
Sewer Size
|
Minimum Slope in Feet Per 100 Feet
| |
|---|---|---|
|
8 inches
|
0.40
| |
|
10 inches
|
0.28
| |
|
12 inches
|
0.22
| |
|
15 inches
|
0.15
| |
|
18 inches
|
0.12
| |
|
24 inches
|
0.08
| |
|
27 inches
|
0.067
| |
|
30 inches
|
0.058
|
7.
Alignment. All sewers shall be laid with straight alignment
between manholes, unless otherwise directed or approved by the Enforcement
Officer.
8.
Manhole location. Manholes shall be installed at the end
of each line; at all changes in grade, size or alignment; at all intersections;
and at distances not greater than four hundred (400) feet for sewers
fifteen (15) inches and smaller and five hundred (500) feet for sewers
eighteen (18) inches in diameter and larger.
9.
Manholes. The difference in elevation between any incoming
sewer and the manhole invert shall not exceed twelve (12) inches except
where required to match crowns. Where the difference in elevation
between inverts entering and leaving a manhole is over twenty-four
(24) inches, outside drop manholes are required. Inside drop manholes
will not be allowed. When a smaller sewer joins a larger one, the
crown of the smaller sewer shall not be lower than that of the larger
one. The minimum drop through manholes shall be two-tenths (0.2) feet.
10.
Sewerage locations. Sanitary sewers shall be located within
street or alley rights-of-way unless topography dictates otherwise.
When located in easements on private property, access shall be to
all manholes. Easements shall be centered on the sewer line and a
minimum of fifteen (15) feet in width. Additional width may be required
by the Enforcement Officer for sewers grater than ten (10) feet deep.
A manhole shall be provided at each street or alley crossing. Each
line shall be extended to provide access from street or alley rights-of-way
where possible. Imposed loading shall be considered in all locations.
Not less than six (6) feet of cover shall be provided over top of
pipe in street and alley rights-of-way or three (3) feet in all other
areas. Street crossing of all sewer lines are to be backfilled with
wet crusher run rock and compacted in lifts not over one (1) foot
with pneumatic or Mechanical Tamps. All sewer crossing drainage ways
with less than three (3) feet of cover shall be encased in concrete
or the pipe material at the crossing shall be ductile iron.
11.
Cleanouts and lampholes. Cleanouts and lampholes will not
be permitted.
12.
Water supply inter-connections. There shall be no physical
connection between a public or private potable water supply system
and a sewer which will permit the passage of any sewage or polluted
water into the portable supply. Sewers shall be kept removed from
water supply wells or other water supply sources and structures. No
sewer line shall be closer than twenty-five (25) feet of any well
and all sewer lines within one hundred (100) feet of any well shall
be C.I.P. with a mechanical or slip joint or lead.
13.
Relation of sewers to water mains. A minimum horizontal
distance of ten (10) feet shall be maintained between parallel water
and sewer lines. At points where sewers cross water mains, the sewer
shall be constructed of case iron pipe or encased in concrete for
a distance of ten (10) feet in each direction from the crossing, measured
perpendicular to the water line. This will not be required when the
water main is at least two (2) feet above the sewer.
[Ord. No. 976 §4.8, 11-25-1997]
A.
Sidewalks. Where sidewalks are required, they shall be included
within the dedicated non-pavement right-of-way of all roads in accordance
with the latest edition of KC-APWA Division 3 Standard Drawings. Sidewalks
shall be constructed on both sides of all streets and may be reduced
to four (4) feet widths on local residential streets.
B.
Pedestrian Access. The Planning Commission may require,
in order to facilitate pedestrian access from roads to schools, parks,
playgrounds or other nearby roads, perpetual unobstructed easements
at least twenty (20) feet in width. Easement shall be indicated on
the plat.
[Ord. No. 976 §4.9, 11-25-1997]
A.
Location. All utility facilities including, but not limited
to, gas, electric power, telephone and CATV cables shall be located
underground throughout the subdivision. Wherever existing utility
facilities are located above ground, except where existing on public
roads and right-of-way, they shall be removed and placed underground.
All utility facilities existing and proposed throughout the subdivision
shall be shown on the preliminary plat. Underground service connections
to the street property line of each platted lot shall be installed
at the subdivider's expense. At the discretion of the Planning Commission,
the requirement for service connections to each lot may be waived
in the case of adjoining lots to be retained in single ownership and
intended to be developed for the same primary use.
B.
Easements.
1.
Easements
centered on rear lot lines shall be provided for utilities (private
and municipal); such easements shall be at least fifteen (15) feet
wide. Proper coordination shall be established between the subdivider
and the applicable utility companies for the establishment of utility
easements established in adjoining properties.
2.
Where
topographical or other conditions are such as to make impractical
the inclusion of utilities within the rear lot lines, perpetual unobstructed
easements at least ten (10) feet in width shall be provided along
side lot lines with satisfactory access to the road or rear lot lines.
Easements shall be indicated on the plat.
[Ord. No. 976 §4.10, 11-25-1997; Ord. No. 1150 §§1 — 2, 2-9-2000]
A.
All areas
to be reserved for or dedicated to public use, such as schools, recreation
and open space uses or other public use, shall be suitably incorporated
by the subdivider into his preliminary plat, in order that it may
be determined if and in what manner such areas will be dedicated to
or acquired by, the appropriate agency. After proper determination
of its necessity by the Planning Commission and the appropriate City
Official or other public agency involved in the acquisition and use
of each site and a determination has been made to acquire the site
by purchase or dedication, the site shall be suitably incorporated
by the subdivider into the final plat.
1.
Dedication of public open spaces. In order to meet the recreational
need of the residents of Platte City, all subdivision developments
are required to contribute either park land or fee in lieu of park
land. Park land/fee dedications shall be calculated during the preliminary
plat process as specified in these regulations and dedicated with
the final plat. The Planning Commission shall determine whether the
park land offer should be accepted, accepted with conditions or if
the offer should be declined and a payment of funds in lieu of park
land dedication. Dedication of land for park use must be reflected
and dedicated as such on the final plat. The park land contribution
is a one time assessment based on the number of persons expected to
reside within a development. Park/recreational areas shall include
playgrounds, grass areas, golf courses, tennis courts, swimming pools
or similar areas as determined by the Planning Commission. Private
open space shall not be credited as public park/recreational area.
2.
Amount of park/recreational area required. There shall be
one and quarter (1.25) acres of park land dedicated for every one
thousand (1,000) persons. In order to determine the expected population
of a proposed development, the average household size of Platte City,
as determined by the most recent figures for the City from the U.S.
Census Bureau shall be used. However, the total amount for park/recreational
area to be dedicated shall not be less than one-half (½) acre
in size.
a.
Single-family residential. In order to calculate the amount
of park/recreational area needed for a single-family residential development,
the number of single-family residential lots in the development shall
be multiplied by the average household size in Platte City. The resulting
number shall then be divided by one thousand (1,000). The resulting
number shall be the amount of acres required to be dedicated as park/recreational
area.
b.
Two-family residential. In order to calculate the amount
of park/recreational area needed within a two-family residential development,
the number of two-family residential lots shall be multiplied by two.
The resulting number shall then be multiplied by the average household
size in Platte City in order to determine the estimated number persons
that will reside within the development shall then be divided by one
thousand (1,000). The resulting number is the amount of acres that
are required to be dedicated as park/recreational area.
c.
Multiple-family residential. In order to calculate the amount
of park/recreational area needed for a multiple-family residential
development, the total number of dwelling units in the multiple-family
development shall be multiplied by the average household size in Platte
City. The resulting number is the amount of acres that are required
to be dedicated as park/recreational area.
d.
Commercial and industrial. In order to calculate the amount of park and recreational area needed for a commercial and industrial development it will be assumed that there would be the equivalent of four (4) single-family residential lots per acre of commercial and industrially zoned property. The equivalent number of single-family residential lots for the development will be multiplied by the average household size in Platte City. The resulting number shall then be divided by one thousand (1,000) and multiplied by the amount of acreage required per one thousand (1,000) persons in Subsection (A)(2) above. That resulting number shall be the amount of acres required to be dedicated as park/recreational area.
3.
Recreation sites. Land reserved for recreation purposes
shall be of a character and location suitable for use as a playground,
playfield or other recreation purposes and shall be relatively level
and dry; and shall be improved by the developer to the standards required
by the Planning Commission, which improvements shall be included in
the performance bond. A park/recreational area shall not be located
in any of the following areas:
a.
Deep
ravines,
b.
Densely
wooded areas,
c.
Areas
where the average slope of the entire park/recreational area exceeds
six percent (6%),
d.
Wetlands
as determined by the U.S. Army Corp or Engineers,
e.
Floodways
as determined by the regulations and guidelines of F.E.M.A. floodplain
maps; and/or
f.
Other
areas that are not conducive to park/recreational areas as determined
by the Planning Commission.
4.
Fee in lieu of park land dedication. In order to determine
the contribution amount to be paid by the developer in lieu of park
land dedication the amount of land required to be dedicated shall
first be determined. Based upon the amount of park land required to
be dedicated as determined by these regulations, the developer shall
pay the amount as included in the approved fee schedule of the City.
Park fee contribution in lieu of land dedication is due and payable
at the time of final plat approval by the Board of Aldermen. The fee
in lieu of park land dedication shall be placed in an escrow account
established by the City and shall only be used for park and recreation
capital improvements.
5.
Applicability to land utilizing average density. Any subdivision
plat in which the principle of average density or flexible zoning
has been utilized shall not be exempt from the provisions of this
Section, except as to such portion of land which is actually dedicated
to the City for park and recreation purposes. If no further area,
other than the areas to be reserved through averaging, is required
by the Planning Commission, the full fee shall be paid as required
in Subparagraph (4) above. If further land is required for reservation,
apart from that reserved by averaging, credit shall be given as provided
in Subparagraph (4) above.
6.
Other recreation reservations. The provisions of this Section
are minimum standards. None of the paragraphs above shall be construed
as prohibiting a developer from reserving other land for recreation
purposes in addition to the requirements of this Section.
B.
Referral To Public Body. The Planning Commission shall refer
the preliminary plat to the public body concerned with acquisition
for its consideration and report. The Planning Commission may propose
alternate areas for such acquisition and shall allow the public body
or agency thirty (30) days for reply. The agency's recommendation,
if affirmative, shall include a map showing the boundaries and area
of the parcel to be acquired and an estimate of the time required
to complete the acquisition.
C.
Notice To Property Owner. Upon receipt of an affirmative
report the Planning Commission shall notify the property owner and
shall designate on the preliminary and final plats that area proposed
to be acquired by the public body.
D.
Duration Of Land Reservation. The acquisition of land reserved
by a public agency on the final plat shall be initiated within twelve
(12) months of notification, in writing, from the owner that he intends
to develop the land. Such letter of intent shall be accompanied by
a preliminary plat of the proposed development and a tentative schedule
of construction. Failure on the part of the public agency to initiate
acquisition within the prescribed twelve (12) months shall result
in the removal of the "reserved" designation from the property involved
and the freeing of the property for development in accordance with
said regulations.
[Ord. No. 976 §4.11, 11-25-1997]
Existing features which would add value to residential development
or to the City as a whole, such as trees, as herein defined, watercourses
and falls, beaches, historic spots and similar irreplaceable assets,
shall be preserved in the design of the subdivision. No trees shall
be removed from any subdivision nor any change of grade of the land
effected until approval of the preliminary plat has been granted.
All trees on the plat required to be retained shall be preserved and
all trees where required, shall be well and protected against change
of grade. The preliminary plat shall show the number and location
of existing trees as required by these regulations and shall further
indicate all those marked for retention and the location of all proposed
shade trees required along the street side of each lot as required
by these regulations.
[Ord. No. 976 §4.12, 11-25-1997]
A.
If a
proposed subdivision includes land that is zoned for commercial or
industrial purposes, the layout of the subdivision with respect to
such land shall make such provisions as the Planning Commission may
require.
B.
A non-residential
subdivision shall also be subject to all the requirements of these
regulations, as well as such additional standards required by the
Planning Commission and shall conform to the proposed land use and
standards established in the Master Plan, City Street Plan and Zoning
Ordinance.
C.
Standards. In addition to the principles and standards in
these regulations, which are appropriate to the planning of all subdivisions,
the subdivider shall demonstrate to the satisfaction of the Commission
that the street, parcel land block pattern is specifically adapted
to the uses anticipated and takes into account other uses in the vicinity.
The following principles and standards shall be observed:
1.
Proposed
industrial parcels shall be suitable in area and dimensions to the
types of industrial development anticipated.
2.
Street
rights-of-way and pavement shall be adequate to accommodate the type
and volume of traffic anticipated to be generated thereupon.
3.
Special
requirements may be imposed by the City with respect to street, curb,
gutter and sidewalk design and construction.
4.
Special
requirements may be imposed by the City with respect to the installation
of public utilities, including water, sewer and stormwater drainage
and parking.
5.
Every
effort shall be made to protect adjacent residential areas from potential
nuisance from the proposed non-residential subdivision, including
the provision of extra depth in parcels backing up on existing or
potential residential development and provisions for a permanently
landscaped buffer strip when necessary.
6.
Streets
carrying non-residential traffic, especially truck traffic, shall
not normally be extended to the boundaries of adjacent existing or
potential residential areas.
