[Code 1955 §31-1; CC 1970 §30-1]
For the purpose of this Chapter, the following words and phrases
shall have the meanings respectively ascribed to them by this Section:
A line on a plat between which line and street or private
place no buildings or structures may be erected.
A map, drawing or chart drawn to scale on which the subdivider's
plan for the subdivision of land is presented and which he/she submits
for approval and intends in final form to record.
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.
[Code 1955 §31-2; CC 1970 §30-2]
Whenever the strict enforcement of the regulations set out in
this Chapter would entail unusual, real and substantial difficulties
or hardships, the Board of Aldermen may vary or modify them in such
a way that the subdivider is allowed to plan and develop his/her property,
record a plat of the same and make necessary improvements without
unjust difficulties and expense, if at the same time the public welfare
and interests of the municipality are fully protected and the general
intent and spirit of the regulations preserved.
[Code 1955 §31-3; CC 1970 §30-3]
No plat of any subdivision shall be entitled to be recorded
in the office of the Recorder of Deeds of the County or have any validity
until it shall have been approved in the manner prescribed by this
Chapter.
[Code 1955 §31-4; CC 1970 §30-4]
No building or repair permits shall be issued for any structure
located on a lot in any subdivision, the plat of which has been prepared
after August 20, 1951, but which has not been approved in accordance
with the provisions contained in this Chapter.
[Code 1955 §31-5; CC 1970 §30-5]
The Board of Aldermen shall not permit any public improvements
over which it has any control to be made or any money expended for
improvements in any area that has been subdivided or upon any street
that has been platted after August 20, 1951, unless such subdivision
or street has been approved in accordance with the provisions contained
in this Chapter.
[Code 1955 §31-6; CC 1970 §30-6]
Minimum standards for the construction of sanitary sewers, storm
sewers and pavements in subdivisions shall be as provided by the Board
of Aldermen.
[Code 1955 §31-7; CC 1970 §30-7; Ord. No. 1148 §2, 12-6-1988]
A.
In seeking
to subdivide any tract or parcel of land within the City the owner
or his/her authorized agent shall:
1.
Confer
with the City Engineer or with the City Officials before preparing
the preliminary plat in order to become thoroughly familiar with the
zoning regulations of the City affecting the territory in which the
proposed subdivision lies.
2.
Prepare and submit to the Board of Aldermen a preliminary subdivision plan in accordance with the provisions of Section 410.080.
4.
Following approval of the preliminary subdivision plan, prepare and submit to the City Engineer improvement plans for the subdivision and also prepare and submit to the Board of Aldermen a final subdivision plat in accordance with the provisions of Section 410.230.
5.
Within
sixty (60) days following the approval of the final subdivision plat,
record the plat in the office of the Recorder of Deeds of the County
or notify the Board of Aldermen in writing of the abandonment of the
proposed subdivision. All approvals of final subdivision not recorded
within sixty (60) days, as above specified, shall be void.
6.
A fee
of two hundred dollars ($200.00) shall be submitted along with the
preliminary subdivision plan.
[Code 1955 §31-8; CC 1970 §30-8]
A.
In seeking
to subdivide land, the owner shall submit to the Board of Aldermen
three (3) copies of a preliminary plan, accurately drawn, which shall
be at one hundred (100) feet to the inch or larger scale, and shall
show:
1.
The
location of present property lines, streets, buildings, watercourses,
sink holes and other existing features within the subdivided area
and similar facts, except as to location of buildings, regarding existing
conditions in property immediately adjacent.
2.
The
proposed location and dimensions of streets, alleys, lots, building
lines and easements. The approximate area of lots in square feet.
3.
Existing
sewers, water mains, culverts and other underground structures within
the tract or immediately adjacent thereto. The location and size of
the nearest water main and sewer or outlet shall be indicated in a
general way upon the plat.
4.
The
name under which the proposed subdivision is to be recorded and the
name of the subdivider and of the registered engineer platting the
tract.
5.
The
names of all adjoining subdivisions.
6.
A contour
map, showing contour intervals of five (5) or less feet for all subdivisions
containing more than two (2) acres of land.
B.
The preliminary
plan should determine the character and general details of the development
and should be accompanied by plans and statements regarding the detail
of improvements such as grading, street lighting, walks, paving, sewers
and water mains. The approval of the preliminary plan does not, however,
constitute an acceptance of the subdivision, but merely authorizes
the developer to proceed with work upon the final plan and improvement
plan.
[Code 1955 §31-9; CC 1970 §30-9]
[Code 1955 §31-10; CC 1970 §30-10]
The arrangement of streets in new subdivisions shall make provisions
for the proper location and width of streets. The subdivider may be
required to continue certain adjoining streets through the area that
is being subdivided whenever the same is necessary to provide for
local movements of vehicles or to enable adjoining property to be
properly subdivided.
[Code 1955 §31-11; CC 1970 §30-11]
A.
The minimum
width for streets shall be fifty (50) feet; provided, that where the
topography, length or special conditions make a street of greater
width more suitable, the above requirements may be increased.
B.
All street
intersections shall be rounded to a minimum radius of twenty (20)
feet.
C.
Alleys
should not be provided in Residential Districts. Alleys, if required
in the rear of business lots, shall be at least twenty (20) feet wide.
D.
Where
it is desirable to subdivide a tract of land, which, because of its
size or location, does not permit a normal street arrangement, there
may be established one (1) or more "places". Such a place may be in
the form of a court, a dead-end street or other arrangement; provided,
that proper access shall be given to all lots from a dedicated place
(street or court). If such a place is more than two hundred fifty
(250) feet in length, it shall terminate in an open space, preferably
circular, having a minimum dimension of one hundred (100) feet. Except
in unusual instances, no dead-end street or place shall exceed one
thousand (1,000) feet in length.
[Code 1955 §31-12; CC 1970 §30-12]
A.
The minimum
area of any lot in a subdivision shall not be less than the minimum
lot area requirements of the zoning district in which the area is
located. No lot shall have a width of less than fifty (50) feet at
the building line.
B.
Corner
lots shall have extra width sufficient to permit the maintenance of
building lines, as provided by the zoning regulations, on both front
and side. In all cases, the width shall be not less than the amount
of the established building line on the side street plus a minimum
width for a building and such side yard requirements as may be provided
for by the zoning regulations.
C.
All side
lines of lots shall be at right angles to straight street lines, or
radial to curved street lines, unless a variation to this rule will
give a better street and lot plan. Lots with double frontage shall
be avoided.
D.
Where
blocks are over seven hundred fifty (750) feet in length, the Board
of Aldermen may require a crosswalk near the center of the block.
The right-of-way for any such walks shall not be less than ten (10)
feet in width and such walk space shall be improved with a four (4)
foot wide concrete sidewalk five (5) inches thick.
[Code 1955 §31-13; CC 1970 §30-13]
A.
Easements
of not less than five (5) feet in width shall be provided on each
side of all rear lot lines, and side lines where necessary for poles,
wires, conduits, storm and sanitary sewers, gas and water mains. Easements
of greater width may be required along lines or across lots where
necessary for the extension of main sewers and similar utilities.
B.
Whenever
any stream or important surface watercourse is located in an area
that is being subdivided, the subdivider shall, at his/her own expense,
make adequate provision for straightening or widening the channel
so that it will properly carry the surface water and shall also provide
and dedicate to the City an adequate easement along each side of the
stream, which easement shall be for the purpose of widening, improving
or protecting the stream.
[Code 1955 §31-14; CC 1970 §30-14]
The Board of Aldermen may agree with the subdivider regarding
the type and character of development that will be permitted in the
subdivision and may require that certain minimum regulations regarding
this matter be incorporated in the deed restrictions. Such regulations
shall be intended to protect the character and value of the surrounding
development and shall also tend to secure the most appropriate character
of development in the property which is subdivided.
[Code 1955 §31-15; CC 1970 §30-15]
Streets that are obviously in alignment with others already
existing and named shall bear the names of the existing streets. Before
the final plan for the subdivision shall be approved, the subdivider
shall submit to the Board of Aldermen a statement from the local postmaster
approving the names of the proposed streets and of the proposed system
of postal addresses along such streets.
[Code 1955 §31-16; CC 1970 §30-16]
Before the final plat of any subdivision shall be approved by the Board of Aldermen, the subdivider shall make and install the minimum improvements described in Sections 410.170 through 410.220. In lieu of final completion of improvements before the plat is finally approved, the subdivider may post a satisfactory bond, approved by the Board of Aldermen, which bond will insure to the City that the improvements will be completed by the subdivider within a one (1) year period or within a period as agreed by the subdivider and the Board of Aldermen. The amount of the bond shall not be less than the estimated cost of improvements as submitted in detail by the engineer for the subdivider. The amount of the estimate shall be approved by the City Engineer. If the improvements are not completed within the specified time as agreed, the Board of Aldermen may use the bond or any necessary portion thereof to complete the improvements.
[Code 1955 §31-17; CC 1970 §30-17]
A.
The subdivider
shall grade and improve all new streets and alleys, if any, within
the subdivided area.
B.
All new
streets shown on the plat shall be graded for the full width of the
right-of-way to grades approved by the City Engineer, and such streets
shall be paved to a minimum width of twenty-six (26) feet back to
back of curbs, with a concrete pavement six (6) inches thick with
integral curbs or a water-bound macadam base seven (7) inches thick
with separate concrete curb and gutter and a bituminous wearing surface
two (2) inches thick. The bituminous surface may be asphaltic concrete
or penetration macadam with two (2) seal coats.
C.
The above
widths and types of pavement are minimum requirements and may be increased
if the Board of Aldermen decides wider pavements and increased thicknesses
are necessary. The Board of Aldermen reserves the right to decide
the type of pavements to be constructed.
D.
Whenever
any proposed subdivision abuts on any public unsurfaced roadway or
street, the subdivider shall, at his/her own expense, for the half
of such public roadway or street adjoining the proposed subdivision,
and for the distance along which the proposed subdivision abuts on
such public roadway or street, construct a surfacing which will meet
with the approval of the Board of Aldermen.
[Code 1955 §31-18; CC 1970 §30-18]
A.
Sanitary
sewers shall be installed, including house connections, to each lot
from the sewer to beyond the curb line. The plans for such installation
shall be approved by the City Engineer.
B.
The subdivider
shall install storm sewers to provide drainage of the development.
The plans for such installation shall be approved by the City Engineer.
[Code 1955 §31-19; CC 1970 §30-19; Ord. No. 1388 §1, 11-3-1998]
Sidewalks are required along all streets which either abut or
which are within the subdivision. Such walks shall be made of concrete
poured five (5) inches thick and shall be four (4) feet wide.
[Code 1955 §31-20; CC 1970 §30-20]
The subdivider shall pay the cost of all labor, material and
incidental expense required for the installation of water mains and
fire hydrants in the subdivided area. Refund of money for the installations
shall be made in accordance with the contract entered into with the
St. Louis County Water Company to the subdivider by the water company.
Such installation of the water mains and fire hydrants shall be done
by the St. Louis County Water Company in accordance with their standards
and specifications. The water mains and hydrants, when installed,
shall become at once the property of the St. Louis County Water Company
and the company shall have exclusive control and use thereof, subject
to the right of the residents of the subdivided area to be connected
therewith, under the rules and regulations of the St. Louis County
Water Company.
[Code 1955 §31-21; CC 1970 §30-21]
Street lighting standards shall be installed in conformity with
the requirements of the City and in accordance with the local practice
of such installations.
[Code 1955 §31-22; CC 1970 §30-22]
A.
The design
of all improvements, such as the grade and type of pavement, sanitary
and storm sewers, water mains, etc., shall be submitted to the City
Engineer and meet his/her approval before any construction shall proceed.
B.
Improvement
plans shall be prepared by and shall bear the signature and seal of
an engineer licensed to practice professional engineering in the State.
All improvements shall be carried out under the supervision of such
engineer, subject to the approval of the City Engineer.
C.
Street
improvement plans shall contain sufficient information for the writing
of a grade ordinance.
D.
Sanitary
sewer improvement plans shall meet the approval of the Metropolitan
Sewer District.
E.
Street,
sanitary sewer and storm water sewer improvement plans shall be in
accordance with standards of the Metropolitan Sewer District.
F.
The subdivider
shall be required to deposit with the City a sum of money, the amount
to be determined by the City Engineer, for the inspection of the street
and sewer improvements during construction.
G.
Permits
for installation of improvements shall be secured from the City Clerk
before construction begins.
[Code 1955 §31-23; CC 1970 §30-23]
A.
The final
map on tracing cloth and two (2) prints thereof shall be submitted
to the Board of Aldermen. It shall show:
1.
The
boundaries of the property, the lines of all proposed streets and
alleys with their widths and names and any other areas intended to
be dedicated to public use.
2.
The
lines of adjoining streets and alleys, with their widths and names.
3.
All
lot lines, building lines and easements with figures showing their
dimensions.
4.
All
dimensions, both linear and angular, necessary for locating boundaries,
of the subdivided area, including lots, streets, alleys, easements
and building line setbacks, and any other similar public or private
uses. The linear dimensions shall be expressed in feet and decimals
of a foot.
5.
Radii,
arcs and chords, points of tangency, central angles for all curvilinear
streets, and radii for all rounded corners.
6.
Permanent
survey monuments, at angle points, points of curves in streets and
at such other points as shall be required by the City Engineer, or
at related points approved by the City Engineer. Such monuments shall
be either stone or concrete not less than four (4) inches square at
the top and six (6) inches square at the bottom and thirty (30) inches
long.
7.
Title
and description of property subdivided, showing its location and extent,
point of compass, scale of plan, name of subdivider, certificate and
seal of registered civil engineer or surveyor that the plan represents
a survey made by him/her and that the results of the survey are correctly
shown thereon.
8.
Any
private restrictions shall be shown on the plat and the plat shall
contain proper acknowledgements of owners and holders of mortgages
accepting the platting and restrictions.
9.
If any
street or public place is to be dedicated to public use the person
submitting the plat shall also furnish a certified copy of an abstract
or certificate of title made by a responsible title examiner, showing
that the title to the land is fully vested in the person making the
dedication.
10.
A
certificate shall accompany the final plat showing that all taxes
due and payable have been previously paid.
11.
After
all signatures have been affixed to the final plat, three (3) blue
line prints, one (1) of which is on cloth, shall be presented to the
City Clerk for the City's files and records.
[Ord. No. 1663 §1, 8-19-2008]
A.
The purpose
of this Section is to facilitate the transfer of minor portions of
property between adjacent property owners and to allow adjustments
to be made to lot lines of platted lots or other lawful parcels.
C.
A boundary
adjustment may be accomplished by plat or by deed but must include
the following:
1.
An adequate
legal description of the boundaries of the original lots and the adjusted
lots.
2.
A certification
by a licensed surveyor that the plat meets or exceeds the current
Missouri land surveying requirements and standards.
3.
Any
private restrictions shall be shown on the plat and the plat shall
contain proper acknowledgments of owners and holders of mortgages
accepting the platting and restrictions.
4.
Documentation
of subdivision trustee notification.
5.
A filing
fee in the amount of one hundred dollars ($100.00).
D.
The boundary
adjustment shall be submitted to the City of Rock Hill for review
and approval by the Planning and Zoning Commission and the Board of
Aldermen prior to its recording with the Recorder of Deeds of St.
Louis County, with a copy to be filed with the City of Rock Hill.
E.
Boundary
adjustments shall be allowed for lawful lots existing in non-compliance
with minimum area, frontage and dimensional requirements of the Zoning
Code, provided that the resulting adjustment of lot lines does not
increase the degree of non-compliance with the Zoning Code.
