[Ord. No. 11-25 §1(44.010), 9-26-2011]
The rules and regulations governing plats of subdivisions of
land and lot splits contained herein shall apply within the corporate
limits of the City in accordance with the provisions of Section 89.400,
RSMo.
[Ord. No. 11-25 §1(44.020), 9-26-2011]
For the purpose of these regulations, certain words and terms
used herein are defined as follows:
A minor right-of-way dedicated to public use which gives
a secondary means of vehicular access to back or side of properties
otherwise abutting a street and which may be used for public utility
purposes.
The total of areas taken on a horizontal plane at the main
grade level of the principal building and all accessory buildings
exclusive of unenclosed porches, terraces and steps.
The total area within the property lines excluding external
streets.
A parcel of land, intended to be used for urban purposes,
which is entirely surrounded by public streets, highways, railroad
rights-of-way, public walks, parks or green strips, rural or drainage
channels, or a combination thereof.
A line or lines designating the area outside of which buildings
may not be erected.
The sketch plan, City Plan, or Comprehensive Plan of the
City, whether in whole or in part, as adopted by the Planning and
Zoning Commission, approved by the Board of Aldermen and duly recorded
in the office of the County Recorder. It may consist of several maps,
data, and other descriptive matter for the physical development of
the City or any portion thereof, including any amendment, extension
or additions thereof adopted by the Board of Aldermen indicating the
general locations for major streets, parks, schools, or other public
open spaces, public building sites, routes for public utilities, zoning
districts, or other similar information.
A grant by the property owner to the public, a corporation,
or persons of the use of a strip of land for specific purposes.
The duly designated engineer of the City.
All the property frontage on one (1) side of a street between
the two (2) nearest intersecting streets or other natural barriers.
The slope of a road specified in percent and shown on road
profile plan as required herein.
Grading, sanitary and storm sewers, water mains, pavements,
curbs and gutters, sidewalks, road signs, lights, trees, and other
appropriate improvements required to render land suitable for the
use proposed.
Land occupied or to be occupied by a building or unit group
of buildings and accessory buildings, together with such yards and
lot area as are required by this resolution, and having its principal
frontage upon a street or a place approved by the Commission.
A lot, or portion thereof, not greater than one hundred (100)
feet in width and situated at the intersection of two (2) or more
streets having an angle or intersection of not more than one hundred
thirty-five degrees (135°).
The horizontal distance between the front and rear lot lines
measured along the median between the two (2) side lot lines.
A lot which runs through a block from street to street and
which has two (2) non-intersecting sides abutting on two (2) or more
streets.
The boundaries of a lot.
The horizontal distance between the side lot lines measured
at right angles to the lot depth at the building line.
The official plan of highways, primary and secondary thoroughfares,
parkways and other major streets, including collector streets, adopted
by the Planning and Zoning Commission, approved by the Board of Aldermen,
and duly recorded in the office of the County Recorder.
The map showing streets, highways, and parks and drainage,
both existing and proposed.
The date when a subdivision plan shall be considered submitted
to the Planning and Zoning Commission and is hereby defined to be
the date of the meeting of the Planning and Zoning Commission at which
all required surveys, plans, and data are submitted.
Land which may be dedicated or reserved for acquisition for
general use by the public, including parks, recreation areas, school
sites, community or public building sites, and other lands.
The City Clerk of the City for matters pertaining to the
subdivision of land.
A map, plan or layout of a City, township, section or subdivision
indicating the location and boundaries of individual properties.
A map of a land subdivision prepared in form suitable for
filing of record with necessary affidavits, dedications, and acceptances,
and with complete bearings and dimensions of all lines defining lots
and blocks, streets and alleys, public areas and other dimensions
of land.
A map of a proposed land subdivision showing the character
and proposed layout of the tract in sufficient detail to indicate
the suitability of the proposed subdivision of land.
Any public or private right-of-way which affords the primary
means of access to abutting property.
A street which serves or is designed to serve as a trafficway
for a neighborhood or as a feeder to a major street.
A street or portion of a street with only one (1) vehicular
traffic outlet. The closed end has a turnaround.
A street intended to serve primarily as an access to abutting
properties.
A street which serves or is designed to serve heavy flows
of traffic and which is used primarily as a route for traffic between
communities and/or other heavy traffic generating areas; such streets
are freeways, expressways, and arterials.
A person, firm, corporation, partnership, or association
who shall lay out any subdivision or part thereof as defined herein,
either for himself/herself or others.
The division of a parcel of land into two (2) or more lots,
or other divisions of land; it includes resubdivision and, when appropriate
to the context, relates to the process of subdividing or to the land
or territory subdivided.
A yard extending across the full width of the lot, the depth
of which is the minimum horizontal distance between the front lot
line and a line parallel thereto on the lot.
A yard extending across the full width of the lot between
the nearest rear main building and the rear lot lines. The depth of
the required rear yard shall be measured horizontally from the nearest
part of the main building toward the nearest point of the rear lot
lines.
A yard between a main building and the side lot line extending
from the front yard or front lot lines where no front yard is required
to the rear yard. The width of the required side yard shall be measured
horizontally from the nearest point of the side lot line toward the
nearest part of the main building.
[Ord. No. 11-25 §1(44.030), 9-26-2011]
Any owner or proprietor of any tract of land who subdivides
that tract of land and who violates any of the provisions of this
regulation shall be guilty of an ordinance violation. In addition,
repeated or continuous violations may be enjoined under the authority
of Chapter 89, RSMo.
[Ord. No. 11-25 §1(44.040), 9-26-2011]
Any owner or any proprietor of any tract of land situated within
the corporate limits of the City who subdivides the same shall cause
a plat of such subdivision, with reference to known or permanent monuments,
to be made and recorded in the office of the Recorder of Deeds.
[Ord. No. 11-25 §1(44.050), 9-26-2011]
No plat of a subdivision shall be recorded unless and until
it shall have been submitted and approved by the Commission and the
Board of Aldermen in accordance with the regulations set forth in
this Chapter and so certified by the City Clerk.
[Ord. No. 11-25 §1(44.060), 9-26-2011]
There shall be paid to the City Clerk at the time of submission
of the preliminary plat a fee in the following amount: Twenty-five
dollars ($25.00), plus one dollar ($1.00) per lot for the first (1st)
fifty (50) lots, plus fifty cents ($.50) per lot thereafter, plus
a deposit of ten thousand dollars ($10,000.00) to be utilized for
the City's actual out-of-pocket costs of inspection, engineering review,
legal review of the plat submitted, and for review of additional documents
as required by this Code, including review and inspection of infrastructure
plans and improvements. The City shall submit periodic accounts to
the developer and may require an additional deposit as funds are depleted.
Any funds remaining in the deposit shall be refunded. No action of
the Planning and Zoning Commission or Mayor and Board of Aldermen
shall be valid until the fee has been paid to the City Clerk. This
fee will be charged on all plats, regardless of the action taken,
whether the plat is approved or disapproved.
[Ord. No. 11-25 §1(44.070), 9-26-2011]
Every plat shall be prepared by a registered land surveyor duly
licensed by the State who shall endorse upon each such plat a certificate
signed by him/her setting forth the source of the title of the owner
of the land subdivided and the place of record of the last instrument
in the chain of the title and shall cause his/her seal to be affixed
on the face of the plat.
[Ord. No. 11-25 §1(44.080), 9-26-2011]
Every plat or the deed of dedication to which such plat is attached
shall contain, in addition to the registered land surveyor's certificate,
a statement to the effect that the above and foregoing subdivision
of (here insert correct description of the land subdivided) as appears
in the plat in question is with the free consent and in accordance
with the desire of the undersigned owners, proprietors, and trustees,
if any, which shall be signed by the owners, proprietors, and trustees,
if any, and shall be duly acknowledged, before some officer authorized
to take acknowledgments of deeds, and when thus executed and acknowledged
shall be filed and recorded in the office of the Recorder of Deeds
of the County and indexed under the names of the subdivision.
No owner, or agent of the owner, of any land located within
the platting jurisdiction of the City, knowingly or with intent to
defraud, may transfer, sell, agree to sell, or negotiate to sell that
land by reference to or by other use of a plat of any purported subdivision
of the land before the plat has been approved by the Board of Aldermen
or Planning and Zoning Commission and recorded in the office of the
appropriate County Recorder unless the owner or agent shall disclose
in writing that such plat has not been approved by such Board of Aldermen
or Planning and Zoning Commission and the sale is contingent upon
the approval of such plat by such Board of Aldermen or Planning and
Zoning Commission. Any person violating the provisions of this Section
shall forfeit and pay to the municipality a penalty not to exceed
three hundred dollars ($300.00) for each lot transferred or sold or
agreed or negotiated to be sold; and the description by metes and
bounds in the instrument of transfer or other document used in the
process of selling or transferring shall not exempt the transaction
from this penalty. A municipality may enjoin or vacate the transfer
or sale or agreement by legal action, and may recover the penalty
in such action.
[Ord. No. 11-25 §1(44.100), 9-26-2011]
Land subject to flooding, land with excessive slope, and land
deemed by the Planning and Zoning Commission and/or City Engineer
to be undesirable for development shall not be platted for residential
occupancy or for such other uses as may involve danger to health,
life, or property, or to aggravate erosion or flood hazard. Such land
shall be set aside for uses compatible with existing conditions.
[Ord. No. 11-25 §1(44.110), 9-26-2011]
A.
In planning and developing a subdivision, the developer shall comply with the general principles of design and minimum requirements for the layout of subdivisions set forth in Section 410.150 and with the rules and regulations and required improvements set forth in Section 410.160 in these regulations and in every case shall pursue the following procedure:
1.
Not less than forty-five (45) days before preparing and submitting
the preliminary plat to the Planning and Zoning Commission, the developer
or his/her engineer or surveyor shall consult with the representative
of the Planning and Zoning Commission, while the plat is in sketch
form, to ascertain the location of proposed highways, primary or secondary
thoroughfares, collector streets, parkways, parks, playgrounds, school
sites, and other community facilities or planned developments and
to acquaint himself/herself with the Commission's requirements. The
pre-application time period may be reduced by the representative at
his/her discretion. During pre-application proceedings, the general
features of the subdivision, its layout, facilities, and required
improvements shall be determined to the extent necessary for preparation
of the preliminary plat. Pre-application proceedings shall be properly
documented by minutes of conferences and memoranda, as may be necessary,
and copies of such documentation shall be furnished the developer.
2.
The developer shall submit a preliminary plat of the proposed subdivision, which shall conform with the requirements set forth in Section 410.120, at least two (2) weeks prior to the meeting of the Planning and Zoning Commission at which action is desired.
3.
The preliminary plat shall be checked by the Planning and Zoning
Commission as to its conformity with the City Plan, as to the compliance
with the standards, requirements, and principles hereinafter prescribed.
The Planning and Zoning Commission shall cause said preliminary plat
to be checked by the Planning and Zoning Commission's representative
and/or the City Engineer to ascertain compliance with all applicable
additional requirements of municipal, County, State, and Federal departments
and agencies concerned, and with applicable regulations of public
utility companies.
4.
Upon completion of all required improvements as stipulated by the
Planning and Zoning Commission, the developer shall file with the
Planning and Zoning Commission the final plat of the subdivision.
The final plat and completion of improvements, or the bond or escrow
agreement therefore need only cover that portion of the plat for which
final approval is requested.
5.
The approval of the Commission or the refusal to approve shall take
place within sixty (60) days from and after the submission of the
plat unless extensions are granted for good and adequate cause. The
grounds for refusal of any plat submitted or regulations violated
by the plat shall be stated upon the record of the Planning and Zoning
Commission.
[Ord. No. 11-25 §1(44.120), 9-26-2011]
A.
The
preliminary plat of the proposed subdivision and three (3) black line
or blue line prints prepared by a qualified registered professional
engineer and/or surveyor shall accompany the application to the Planning
and Zoning Commission. The horizontal scale of the preliminary plat
shall be one hundred (100) feet or less to the inch, and the vertical
scale of street and sewer profiles ten (10) feet or less to the inch.
B.
A vicinity
sketch at a scale of four hundred (400) feet or more to the inch shall
be drawn on or shall accompany the preliminary plat. The sketch shall
show:
1.
All existing subdivisions and the street and tract lines or acreage
parcels of land, together with the name of record owners of such parcels
immediately adjoining the proposed subdivisions and between it;
2.
The nearest existing highways or thoroughfares, streets and alleys
in neighboring subdivisions or unplatted property involved in producing
the most advantageous development of the entire neighborhood;
3.
Section, range, and township; and
4.
Any corporation or ad hoc district lines, such as school or water
districts, etc.
C.
The
preliminary plat shall clearly show the following features and information:
1.
Name. The proposed name of the subdivision which
shall not duplicate or closely approximate the name of any other subdivision
in the City;
2.
Designation. The tract designation according to
real estate records of the Recorder of the County where located;
3.
Owners of record. The names and addresses of the
owner or owners of record, the developer and the engineer or surveyor;
4.
Abutting owners. The name of adjacent subdivisions
and the names of record owners of adjacent parcels of unplatted land;
5.
Boundary lines. The boundary lines, accurate in
scale, of the tract to be subdivided;
6.
Streets—other features. The location, widths,
and names of all existing or platted streets or other public ways
within or adjacent to the tract, and other important features such
as existing permanent buildings, large trees and watercourses, railroad
lines, corporation and township lines, and utility lines, etc.;
7.
Utilities—existing and proposed. Existing
and proposed sewers, water mains, culverts and other underground structures
within the tract and immediately adjacent thereto;
8.
Physical characteristics. Topography and contours,
normally with intervals of two (2) feet or as may be otherwise required
by the Planning and Zoning Commission;
9.
Proposed design—street, drainage, etc.
a.
The functional classification (major, minor, etc.) and widths of
proposed streets, alleys, and easements;
b.
The location and approximate sizes of catch basins, culverts, and
other drainage structures; and
c.
The layout, numbers and approximate dimensions of proposed lots.
Proposed street names shall be established to the satisfaction of
the Planning and Zoning Commission representative and the approval
obtained from the local U.S. Postmaster and shall not duplicate or
closely approximate any existing or platted street names in the City,
except extensions of existing streets.
10.
Zoning. Zoning boundary lines if any; proposed uses
of property and proposed front yard setback lines;
11.
North point, etc. North point, scale, date, and
title; and
12.
Deed restrictions. Copies of any private restrictions
to be included in the deeds should be attached to the preliminary
plat.
[Ord. No. 11-25 §1(44.130), 9-26-2011]
A.
In addition to all the standard requirements for a preliminary plat as indicated in Section 410.120 of this document, the altered or additional requirements contained below will be required as part of the final plat.
1.
Seven (7) black line or blue line prints of the final record plat
of the subdivision or of any part of a larger subdivision shall be
submitted to the Planning and Zoning Commission by the developer together
with a written application for approval on forms provided by the Planning
and Zoning Commission. The final plat shall be a print or prints on
linen tracing cloth—cronaflex, mylar, or similar durable material.
The plat shall be drawn at a scale of one hundred (100) feet or less
to the inch. Said scale shall be indicated on the plat graphically.
2.
True bearings and distances to the nearest established street bounds,
patent, or other established survey lines, or other official monuments,
which monuments shall be located or accurately described on the plat.
Any patent or other established survey or corporation lines shall
be accurately monument-marked and located on the plat, and their names
shall be lettered on them. The length of all arcs-radii, points of
curvature and tangent bearings; all easements and rights-of-way when
provided for or owned by public services (with the limitation of the
easement rights definitely stated on the plat); and all lot lines
with dimensions in feet and hundredths and with bearings and angles
to minutes.
3.
The accurate location and material of all permanent reference monuments.
4.
Lots shall be arranged in numerical order.
5.
The accurate outline of all property which is offered for dedication
for public use and of all property that may be reserved by covenant
in the deeds for the common use of the property owners in the subdivisions,
with the purpose indicated thereon. All lands dedicated to public
use shall be marked on each plat "dedicated to the public" and shall
be accepted, in writing, by the Governing Body of the City by affixing
the signature of the chief official on the plat.
6.
An affidavit and certificate by a qualified registered land surveyor
to the effect that he/she has fully complied with the requirements
of these regulations and the subdivision laws of the State of Missouri
governing surveying, dividing, and mapping of the land, that the plat
is a correct representation of all the exterior boundaries of the
land surveyed and the subdivision of it; and that the plat represents
a survey made by him/her that all monuments indicated thereon actually
exist and their location, size, and material are correctly shown.
7.
A certificate issued by the authorized City and County Officials
to the effect that there are no unpaid taxes due and payable at the
time of plat approval and no unpaid special assessments, whether or
not due and payable at the time of plat approval, on any of the lands
included in the plat, and that all outstanding taxes and special assessments
have been paid on all property dedicated to public use.
[Ord. No. 11-25 §1(44.140), 9-26-2011]
A.
The
following shall be permitted as exceptions to this Chapter:
1.
In the case of small subdivisions (four (4) lots or less) of minor importance situated in a locality where conditions are well defined, the Planning and Zoning Commission, on written request of the developer, may exempt the developer from complying with some of the requirements stipulated in Sections 410.110 and 410.130 pertaining to the preparation of the plats. A developer may not, however, be exempted from any design requirements specified in Section 410.150 of these regulations.
2.
Any proposed lot split shall be submitted to the Board of Aldermen
for review. If after review with advice from the City Engineer, Public
Works Director and Legal Counsel the Board of Aldermen are satisfied
that such proposed lot split is not contrary to applicable regulations,
it shall approve such lot split, and on presentation of a conveyance
of said parcel, shall stamp the same "approved by the City of Oronogo,
no plat required" and have it signed by the Mayor or other official
as may be designated by it. In so doing, the Board of Aldermen may
require the submission of a sketch plat, record of survey, and such
information as it may deem pertinent to its determination hereunder
and for proper review by City officials.
[Ord. No. 23-41, 10-9-2023]
3.
In any particular case where the developer can show by plan and written
statement that by reason of exceptional topographic or other physical
conditions literal compliance with any requirement of these regulations
would cause exceptional and undue hardship, the Planning and Zoning
Commission may adjust and/or modify such requirement to the extent
deemed just and proper so as to relieve such difficulty or hardship;
provided that such relief may be granted without detriment to the
public interest and without impairing the intent and purpose of these
regulations or the desirable general development or welfare of the
neighborhood and the community in accordance with the Comprehensive
Plan and zoning ordinance. Any modification shall be provided in the
ordinance which approves the subdivision plat.
[Ord. No. 11-25 §1(44.150), 9-26-2011]
A.
The
following standards shall be required of all subdivisions:
1.
In order to protect the health, safety, and general welfare of the
people, the Planning and Zoning Commission and Board of Aldermen will
reject any proposed subdivision or portion thereof located in an area
subject to periodic flooding unless such flooding is controlled and
regulated pursuant to an approved storm water management plan. Whenever
a subdivision is proposed to be located in an area having poor drainage
or other adverse physical characteristics and impairment, the Planning
and Zoning Commission may approve the plat, provided the developer
binds himself/herself legally to make such improvements in the approved
storm water management plan.
2.
Storm water plans shall be designed by an engineer and shall comply
with the City's Design Manual:
a.
Use the City of Joplin adopted precipitation data;
b.
Use the SCS method for detention with Huff's distribution;
c.
Detention outlets shall have staged releases so as to minimize potential
adverse effects;
d.
All street inlets spacing shall be designed to allow eight (8) foot
spread from gutter flag out with no curb overtopping in the 100-year
flood plain;
e.
Hydraulic grade lines in pipes for the 25-year storm shall stay below
the gutter and 100- year conveyed within the right-of-way;
f.
HDP pipe will be allowed everywhere with a minimum of one (1) foot
cover, except under streets where CL III concrete pipe will be required.
Plastic pipe that is exposed will be required to have concrete flared
end sections;
g.
Detention basins shall be constructed first (1st), seeded with established
grass and "as built" volumes approved prior to issuance of building
permits;
h.
No lots will be allowed to hook up to City water prior to sanitary
system installed, tested and completed;
i.
Any lots lying adjacent to drainage easements will be required to
have finished floor elevations shown on the final plat one (1) foot
above 100-year flood;
j.
Release of all storm water shall be drained into downstream easements
or natural channels; however, if developer exhausts all options at
his/her disposal and cannot come to agreement with adjoining property
owners, the City may allow the point release onto adjoining neighbors
with a minimum thirty (30) foot buffer from the property line;
k.
Homeowners' association covenants shall be required to maintain the
detention basin and any common areas prior to issuance of building
permits;
l.
All necessary Missouri DNR permits for land disturbance, water, and
sewer construction shall be received by City prior to starting construction.
3.
The subdivision layout shall conform to the official major street
plan or other elements of the Comprehensive Plan. Whenever a tract
to be subdivided embraces any part of a highway, thoroughfare, or
other major or collector street so designed on said plat, such part
of such public way shall be platted by the developer in the location
and at the width indicated in the plan.
4.
The street layout of the subdivision shall be in general conformity
with a plan for the most advantageous and aesthetically pleasing development
of the entire neighborhood, including adjoining areas. Where appropriate
to the design, proposed streets shall be continuous and in alignment
with existing, planned, or platted streets with which they are to
connect.
a.
Dead-end street. Dead-end streets of reasonable
length (normally not over five hundred (500) feet), with appropriate
cul-de-sac, may be approved where necessitated by topography or where,
at the option of the Planning and Zoning Commission and Board of Aldermen,
they are appropriate for the type of development contemplated.
b.
Intersecting streets. Proposed streets shall intersect
one another as nearly at right angles as topography and other limiting
factors of good design permit. Four (4) way intersections shall be
used for minor interior streets wherever practicable and not conflict
with other applicable design principles and standards. Street jogs
centerline offsets of less than one hundred twenty-five (125) feet
shall be avoided.
c.
Half-width streets. Wherever there abuts the tract
to be subdivided a dedicated or platted and recorded half-width street
or alley, the other half-width of such street or alley shall be platted
such that the ultimate right-of-way conforms to the minimum standards
included herein.
d.
Block widths. Blocks shall have sufficient width
to provide for two (2) tiers of lots of approximate equal depth, except
in the case of reversed frontages.
e.
Block length. The length of the blocks shall be
such as may be appropriate, in the opinion of the Planning and Zoning
Commission and Board of Aldermen, for the locality and the type of
development contemplated, but shall not exceed one thousand five hundred
(1,500) feet where the average size of lots does not exceed two (2)
acres in area.
f.
Access. Each lot shall be provided with access to
a public street or highway to assure convenient ingress and egress
to and from such lot and to provide adequately for the layout of utilities,
garbage, and waste removal, fire and police protection, and other
services, and to protect and further public health and safety. Residential
subdivisions shall have at least one (1) and preferably two (2) accesses
to public streets. Subdivisions intended for commercial or industrial
occupancy shall have access to a collector street, but shall not have
direct access to any residential street or residential collector street
under any circumstances, except in the case of appropriately separated
planned retail centers. Direct ingress or egress to an arterial street
shall not be permitted from areas residentially zoned.
5.
Street right-of-way requirements and utility easements shall be as
follows:
a.
Highways and major thoroughfares. Highways and
major thoroughfares, as specified in the official major street plan
of the Comprehensive Plan, not less than the easement width specified
for a secondary thoroughfare.
b.
Collector streets. Fifty (50) feet.
c.
Minor streets, dead-end streets and cul-de-sac streets. All major streets shall have a street easement width of fifty (50)
feet. All dead-end streets shall terminate in a circular turnaround
having a minimum right-of-way diameter of one hundred (100) feet,
unless the Planning and Zoning Commission approves a "t" or "y" shaped
paved space in place of the required turning circle. Turnarounds shall
not be required on dead-end streets which are less than two hundred
fifty (250) feet in length and are planned to be extended in the future.
d.
Alleys. Alleys, where platted, shall have a minimum
width of twenty (20) feet.
e.
Utility easements. Utility easements, where required,
shall be at least ten (10) feet wide five (5) feet on each side of
the lot line) along rear, front, and side lot lines. Easements of
adequate width shall be provided for open drainage channels where
required. Easements five (5) feet in width may be allowed for underground
cable installations.
6.
Minimum pavement widths, back to back of curb, required to be installed
at applicant's expense, shall be as follows:
a.
Major thoroughfares and collector streets. Thirty-one
(31) feet. In the case of a major thoroughfare or collector street,
the Planning and Zoning Commission and Board of Aldermen may require
pavements wider than thirty-four (34) feet. The sequence of improvements
shall be established by the planning official.
b.
Minor, dead-end and cul-de-sac streets. Thirty-one
(31) feet. The pavement of a turning circle at the end of a dead-end
street shall have a minimum outside diameter of eighty (80) feet.
A "t" or "y" shaped paved space, when approved by the Planning and
Zoning Commission, in place of a turning circle shall extend entirely
across the width of the street right-of-way, except for sidewalk space,
and shall be at least ten (10) feet wide with the flared portion rounded
by minimum radii of twenty (20) feet.
c.
Alleys and service drives. Eighteen (18) feet.
d.
Sidewalks. Sidewalks shall be installed on at least
one (1) side of the street and may be required by the Planning and
Zoning Commission on both sides of any street, including minor residential
streets. Sidewalks shall have a minimum width of four (4) feet in
residential areas and eight (8) feet in commercial and industrial
areas.
7.
The grades of streets shall not exceed the following, except that
where unusual or exceptional conditions exist, the Planning and Zoning
Commission may modify these requirements.
a.
Highways and major thoroughfares 4.0%
b.
Collector streets 7.0%
c.
Minor streets, service drives, and alleys 12.0%
d.
Pedestrian ways or crosswalks 12.0% unless steps of an acceptable
design are to be constructed.
e.
Minimum grade. In no event shall the minimum grade
of any street or alley be less than one-half of one percent (.5%).
f.
Radii of curvature. The radii of curvature on the
centerline shall not be less than four hundred (400) feet for major
thoroughfares, two hundred fifty (250) feet for collector streets,
and one hundred fifty (150) feet for minor streets.
g.
Corner radii. Curbs at intersections shall have
a minimum radius of thirty-two (32) feet at the back of the curb.
8.
The size, shape and orientation of lots shall be appropriate for
the location and physical character of the proposed subdivision and
for the type of development contemplated in compliance with applicable
zoning ordinance or regulations.
a.
Depth. Excessive depth in relation to width shall
be avoided. (A proportion of one (1) to one (1) or two (2) to one
(1) will normally be considered appropriate, except in the case of
narrow lots.)
b.
Street access. Every lot shall abut on a street,
subject to the requirements of Section 410.150(3) hereof.
c.
Width. Lots for residential purposes shall have
sufficient width at the building setback lines to permit compliance
with side yard or distance requirements of the applicable zoning ordinance
or regulations and still be adequate for a building of practicable
width.
d.
Double-frontage. Except as otherwise provided herein,
double-frontage lots and reversed frontage lots shall be avoided.
e.
Side lot lines. Where practicable, side lot lines
shall be approximately at right angles to the right-of-way line of
the street on which the lot faces.
f.
Corner lots. Corner lots for residential use shall
be platted wider than interior lots to permit compliance with the
yard and setback requirements for the applicable zoning ordinance.
g.
Minimum lot size. Where not otherwise determined
by applicable zoning ordinance or regulations, the minimum lot size
for residential purposes shall be seven thousand five hundred (7,500)
square feet, with a minimum frontage of sixty-five (65) feet, a minimum
side yard of ten percent (10%) of the frontage on each side, a rear
yard of twenty-five (25) feet, except for accessory structures, and
a front yard of twenty (20) feet.
9.
Inspection requirements. The City or its duly appointed
agent shall inspect all improvements as follows:
a.
Streets. Subgrade shall be approved by an engineer
prior to placement of base;
b.
Subbase shall be approved prior to the placement of asphalt;
c.
Asphalt or concrete cones shall be taken at three hundred (300) to
five hundred (500) foot spacing after placement to establish proper
thickness;
d.
Developer will be required to pressure test all sanitary and sewer
mains and submit the tests to the City;
e.
Manholes shall be vacuum tested; and
f.
All other improvements shall be inspected periodically during construction
to ensure compliance with this Code.
10.
Impact fees. The Board of Aldermen reserves the
right to establish appropriate impact fees for streets, parks, public
safety, or the use of other City services if, in the opinion of the
City Engineer, the anticipated development will result in unusual
demands for such services. Impact fees shall be paid prior to final
plat approval and shall be determined upon submission of the preliminary
plan.
[Ord. No. 11-25 §1(44.160), 9-26-2011]
A.
All
improvements required under these regulations shall be constructed
in accordance with the specifications and under the supervision of
the official having jurisdiction in the manner prescribed below:
1.
Before consideration of a final subdivision plat, the applicant must
have submitted and have obtained approval of improvement plans for
all improvements planned for the subdivision and have installed said
improvements in accordance with the approved improvement plans, or
in lieu of installation of said improvements, a satisfactory escrow
agreement, lender's agreement, land subdivision bond, or other form
of security may be submitted insuring or guaranteeing their construction
in accordance with the approved plans.
2.
The escrow agreement, lender's agreement, land subdivision bond,
or other security hereinbefore provided shall:
a.
Be prepared on forms furnished by the Planning and Zoning Commission,
and stored in the office of the Administrative Officer.
b.
Approved by the City Engineer and City Attorney.
c.
Be executed by the Planning and Zoning Commission Chairman subject
to the approval of the Board of Aldermen.
d.
Guarantee the improvements set forth in the approved improvement
plans by providing for a deposit with a qualified escrow depository
of that sum of lawful money of the United States of America or a land
subdivision bond or a lender's agreement in the amount which the City
Engineer shall reasonably estimate as the cost of said improvements.
e.
If there is an escrow sum, it shall be held in a special account
by the escrow holder subject to the audit of the City Engineer and/or
Board of Aldermen of the City of Oronogo.
f.
If there is a lender agreement, it shall be subject to the audit
of the City Engineer and/or the Board of Aldermen of the City of Oronogo,
Missouri.
3.
The estimated sum shall be held by the escrow holder or the lender,
as in the agreement provided, until such time as the City Engineer
recommends a release be authorized. The Board of Aldermen shall approve
all releases. Authorization shall be written and addressed to the
escrow holder or the lender authorizing release. The Administrative
Officer will coordinate the recommended release for disbursement by
the escrow holder or the lender for the payment of labor and materials
used in the construction and installation of the improvements guaranteed,
as the work progresses and when approved by the City Engineer and
Board of Aldermen. In no case shall the escrow holder or lender release
more than ninety-five percent (95%) of the estimated sum until improvements
and installations have been completed in a satisfactory manner in
accordance with the subdivision regulations and approved by the City
Engineer. The remaining five percent (5%) shall be released upon acceptance
or final approval of said improvements by the Board of Aldermen. The
estimated sum shall be held by the surety, as in the agreement provided,
until such time as the Board of Aldermen shall, by written authorization
addressed to the surety, release the land subdivision bond total sum.
This amount shall only be authorized to be released in its entirety
after the City Engineer certifies that all the improvements have been
constructed in accordance with the approved plans, meets all the requirements
of the City of Oronogo subdivision regulations, and that the streets
and storm water sewer structures located within the public right-of-way
have been accepted for maintenance by the City of Oronogo.
4.
The City shall release funds for any completed segment of the work
thirty (30) days after an approved inspection of the segment of the
work; provided no deficiencies were reported during the thirty (30)
day period.
5.
In the event that the improvements are not satisfactorily installed
within two (2) years after approval of the improvement plans, the
City of Oronogo has the right to remove said monies to complete the
guaranteed improvements, unless an extension in time is granted by
the Board of Aldermen.
6.
Streets shall be graded to full width of the right-of-way and fully
constructed with at least six (6) inches of limestone base rock and
four (4) inches of asphaltic concrete and two and one-half (2½)
feet concrete curbs and gutter sections in accordance with the standard
street specifications of the City of Oronogo.
a.
Improvement of existing streets. For any development
fronting on an existing road or street, it shall be the responsibility
of the developer to bring the road or street up to City specifications
to the centerline of the road or street, plus an additional eight
(8) feet of width as per City specifications. Curbs are to be installed
by the developer on the developer's side of the road or street only.
7.
Where a public water supply main is reasonably accessible, in the
judgment of the Planning and Zoning Commission, the subdivision shall
be provided with a complete loop type water distribution system adequate
to serve the area being platted, including a connection for each lot
and appropriately spaced fire hydrants in accordance with the requirements
of the appropriate State agency. The Planning and Zoning Commission
shall not approve the final plat thereof until the Missouri Department
of Natural Resources has issued a construction permit for the water
distribution system to service the area being platted.
8.
Where a public sanitary sewer main is reasonably accessible, in the
opinion of the Planning and Zoning Commission, the subdivision shall
be provided with a complete sanitary sewer system connected with such
sewer main, including a lateral connection for each lot. Such system
and connection shall comply with the regulations of the Missouri Department
of Natural Resources.
a.
Where a public sanitary sewer system is not reasonably accessible,
in the opinion of the Planning and Zoning Commission, but where plans
for the installation of sanitary sewers in the vicinity of the subdivision
have been prepared and approved by the State Board of Health, the
developer shall install sewers in conformity with such plans. Where
immediate connection is not possible and until such connection with
the sewer system in the district can be made, the use of private sewage
treatment facilities may be permitted, provided such disposal facilities
are installed and maintained in accordance with the regulations and
requirements of the Governing Body of the City and the State Board
of Health. In this case, the results of percolation tests made at
the site will accompany the plans.
b.
Where no sewers are accessible and no plans for a sewer system have
been prepared and approved, the developer shall either install a sewage
collection and disposal system in accordance with the requirements
of the preceding paragraph, or individual disposal devices may be
installed on each lot within the subdivision; provided that no individual
disposal devices shall be permitted unless the lots to be so served
have sufficient areas to allow adequate soil absorption area for on-site
sewerage disposal. The Planning and Zoning Commission may modify lot
area requirements in relation to soil conditions and other pertinent
facts and findings in any particular subdivision. All such individual
devices and systems shall be constructed and maintained in accordance
with the regulations and requirements of the Missouri State Board
of Health.
9.
Planting, street lighting.
a.
Landscaping. All landscaped strips, parkways and
screening areas dedicated to the public shall be graded, seeded and
planted in an appropriate manner. Street trees shall be planted by
the developer throughout the entire subdivision. Such trees shall
be planted in any parkway, on both sides of the street, not less than
forty (40) feet apart, but at least one (1) tree per lot, and shall
be not less than two (2) inches in diameter. Specimens shall be determined
by the Planning and Zoning Commission or its representative. Where
shrubs are required for the purpose of screening, specimen, density,
and other pertinent features shall also be determined by the Planning
and Zoning Commission.
b.
Lighting. Provisions shall be made by the developer
for adequate lighting of public streets within the proposed subdivision
in accordance with standards and specifications of the Planning and
Zoning Commission. The developer shall install appropriate street
lights at each street intersection and at mid-block if desired by
the Planning and Zoning Commission and Board of Aldermen.
10.
Street name signs and street naming.
a.
Street names shall be shown on all plans, and street signs shall
meet the requirements of the City Engineer and shall be erected by
the applicant at all intersections.
b.
For purposes of street naming, the following suffixes shall be applied.
c.
Whenever a new street is constructed along the approximate alignment
or extension of an existing street, its name shall be the same as
that of the existing one.
d.
Whenever a cul-de-sac street serves not more than three (3) lots,
the name of the intersecting street shall apply to the cul-de-sac.
e.
To avoid duplication and confusion, the proposed names of all streets
shall be approved by the Planning and Zoning Commission prior to such
names being assigned or used.
11.
Easements for underground conduits for electric light or telephones
lines shall be provided along rear and side lot lines.
12.
Permanent and other monuments shall be placed in accordance with
the following requirements and under the supervision of the Planning
and Zoning Commission representative or his/her designee.
a.
Street points. Monuments shall be set at the intersection
of all streets and the beginning and end of all curves along street
centerline;
b.
Curb marks. Curbs shall be permanently marked at
the beginning and end of all curves and at the prolongation of all
lot side lines;
c.
Stakes. Stakes of a permanent nature shall be set
at rear lot corners; top to be set not more than two (2) inches above
ground;
d.
Improvement plans, including the following, for improvements to be
installed shall be prepared by a qualified, registered, professional
engineer and submitted in accordance with the specifications of the
officials having jurisdiction and no improvements shall be installed
until and unless said plans have been received and approved by the
said officials;
e.
Centerline profile. The centerline profile of each
proposed street, with tentative grades indicated;
f.
Street cross-section. The cross-section of each
proposed street, showing the width of pavement, the location and width
of sidewalks, and the location and size of utility mains;
g.
Sewer plans and profiles. The plans and profiles
of proposed sanitary sewers and storm water sewers or storm drainage
plans, with grades and sizes indicated, or method of sewage or storm
water disposal in lieu of sewers; the drainage area contributing to
the flow in each storm sewer shall be shown on a map and the hydraulic
calculations for the sewer shall be provided; and
h.
Water distribution plan. A plan of the proposed
water distribution system showing pipe size and the location of valves
and fire hydrants.
[Ord. No. 11-25 §1(44.170), 9-26-2011]
A.
Prior
to starting any of the work covered by the above plans after approval
thereof, the developer shall make arrangements to provide for inspection
of the work, sufficient, in the opinion of the City Engineer, to assure
compliance with the plans and specifications as approved, and written
approval obtained from the Planning and Zoning Commission or its representative.
1.
Fees for inspection will be required to be deposited with the Administrative
Officer at the time of submission of the improvement plans. These
fees will be estimated by the City's Engineer upon forms provided
by the Administrative Officer and must meet the approval of the City
Engineer.
2.
The construction of all improvements required by these rules and
regulations shall be completed within two (2) years from the date
of approval of the final plat by the Planning and Zoning Commission,
unless good cause can be shown for the granting of an extension of
time by authority of the Planning and Zoning Commission.
3.
Where the subdivision contains sewers, sewage treatment plants, water
supply systems, or other physical facilities that are necessary or
desirable for the welfare of the area or that are of common use or
benefit and which are not or cannot be satisfactorily maintained by
an existing public agency, provision shall be made which is acceptable
to the agency having jurisdiction over the location and maintenance
of such facilities for the proper and continuous operation, maintenance,
and supervision of such facilities.
[Ord. No. 11-25 §1(44.180), 9-26-2011]
Where unusual or exceptional factors or conditions exist, the
Board of Aldermen may modify any of the provisions of these regulations
except those of Section 410.160(1)—(5) on written application
by the developer. The developer's application shall set forth the
reasons for such requested modification and shall be attached to all
copies of the construction plan. Modifications shall be submitted
for review by the Planning and Zoning Commission and Board of Aldermen.
[Ord. No. 11-25 §1(44.190), 9-26-2011]
Notwithstanding anything contained within this Chapter 410, the developer of any subdivision in the City of Oronogo, Missouri, shall, in addition to all other warranties or representations contained herein, warrant and represent for the benefit of the City that the infrastructure improvements constructed by the developer or by his/her agents, employees, or assigns complies in all material respects with the Code of Ordinances of the City of Oronogo, Missouri. In the event there is any defect or failure of such covenant, then for a period of two (2) years from and after formal acceptance of the infrastructure improvements by the City, the City may demand the correction of the same by the developer. In the event the developer shall fail or refuse to complete such repairs to the reasonable satisfaction of the City's Engineer within the time frame of said notice, then the City of Oronogo may, but shall not be required to, make such repairs or corrections, and the reasonable cost thereof incurred by the City shall be charged to and recovered from the developer.
[Ord. No. 11-25 §2, 9-26-2011]
The provisions of this enacted code shall apply only to new
subdivisions for which the developer seeks initial approval after
the adoption of this code. In addition, these provisions herein shall
apply to the construction of existing subdivisions or plats thereof
that do not have infrastructure in place or approved as of the date
of this Council bill. Provided that the developer may seek modification
of some of the provisions herein if the provision is deemed unnecessary
or unduly burdensome.
