[Ord. No. 1997-308 §II Art.
IV(1), 1-6-1998]
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. 1997-308 §II Art.
IV(2), 1-6-1998]
For the purpose of this Chapter, 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 the 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 greenstrips, rural land 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 or City plan or Comprehensive Plan of the
City, whether in whole or in part, as adopted by the Planning 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 or 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 proper fronting 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 a 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 of 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 Planing Commission, approved by the Board of Aldermen, and
duly recorded in the office of the City Recorder.
The map showing streets, highways and parks and drainage,
both existing and proposed.
This means the date when a subdivision plan shall be considered
submitted to the Planning Commission and is hereby defined to be the
date of the meeting of the Planning 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 land.
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 traffic
way for a neighborhood or as a feeder to a major street.
A street or a portion of a street with only one (1) vehicle
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 or redivision of land into two (2) or more lots,
tracts, sites or parcels for the purpose of transfer of ownership
or for development, or the dedication or vacation of a public or private
right-of-way or easement.
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. 1997-308 §II Art.
IV(3), 1-6-1998]
Any owner or proprietor of any tract of land who subdivides
that tract of land and who violates any of the provisions of this
Chapter shall be guilty of a misdemeanor.
[Ord. No. 1997-308 §II Art.
IV(4) 1-6-1998]
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. 1997-308 §II Art.
IV(5), 1-6-1998]
No plat of a subdivision shall be recorded unless and until
it shall have been submitted and approved by the Commission and Board
of Aldermen in accordance with the regulations set forth in this Chapter
and so certified by the City Clerk.
[Ord. No. 1997-308 §II Art.
IV(6), 1-6-1998]
To defray partially the costs of notification and administration
procedures, 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. No action
of the Planning 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. 1997-308 §II Art.
IV(7), 1-6-1998]
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. 1997-308 §II Art.
IV(8), 1-6-1998]
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 owners of the lands
signing such statement and under the names of the subdivision.
[Ord. No. 1997-308 §II Art.
IV(9), 1-6-1998]
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 over use of a plat of any purported subdivision
of the land before the plat has been approved by the Board of Aldermen
and recorded in the office of the appropriate County Recorder. Any
person violating the provisions of this Section shall forfeit and
pay to the City 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. The City may enjoin
or vacate the transfer or sale or agreement by legal action and may
recover the penalty in such action.
[Ord. No. 1997-308 §II Art.
IV(10), 1-6-1998]
Land subject to flooding, land with excessive slope and land
deemed by the Planning Commission to be undesirable for development
shall not be platted for residential occupancy nor 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. 1997-308 §II Art.
IV(11), 1-6-1998]
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 concerning required improvements set forth in Section 410.160 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 Commission, the developer or his/her
engineer or surveyor shall consult with the representative of the
Planning 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 Commission at which action is desired.
3.
The
preliminary plat shall be checked by the Planning Commission as to
its conformity with the City plan and as to the plat's compliance
with the standards, requirements and principles hereinafter prescribed;
and the Planning Commission shall cause said preliminary plat to be
checked by the Planning Commission's representative 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
Commission, the developer shall file with the Planning Commission
the final plat of the subdivision. The final plat may include all
or any reasonably acceptable part of the approved preliminary 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 for
final approval, unless the developer agrees in writing to an extension
of this time period; otherwise said plat shall be deemed to have been
approved and the certificate of said Planning Commission as to the
date of the submission of the plat for approval and as to the failure
to take action thereon within such time shall be sufficient in lieu
of the written endorsement or evidence of approval herein required.
The ground of refusal of any plat submitted or regulations violated
by the plat shall be stated upon the record of the Planning Commission.
[Ord. No. 1997-308 §II Art.
IV(12), 1-6-1998]
A.
The preliminary
plat of the proposed subdivision, three (3) black line or blue line
prints prepared by a qualified registered professional engineer or
surveyor, shall accompany an application in writing to the Planning
Commission. The horizontal scale of the preliminary plan shall be
one hundred (100) feet or less to the inch, and the vertical scale
or 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 plan. 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;
4.
Any
corporation or ad hoc district lines, such as school or sewer 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 planned 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; 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; contours, normally
with internals of two (2) feet or as may be otherwise required by
the Planning 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;
c.
The
layout, numbers and approximate dimensions of proposed lots. Proposed
street names shall be established to the satisfaction of the Planning
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, title.
12.
Deed restrictions. Copies of any private restrictions to
be included in the deeds should be attached to the preliminary plat.
[Ord. No. 1997-308 §II Art.
IV(13), 1-6-1998]
A.
In addition to all of the standard requirements for a preliminary plat as indicated in Section 410.120 of this Chapter, 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 or record plat of
the subdivision, or of any part of a larger subdivision, shall be
submitted to the Planning Commission by the developer together with
a written application for approval on forms provided by the Planning
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 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 adequately
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); 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 Board of Aldermen by affixing the
signature of the chief elected official on the plat.
6.
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; that the plat represents a survey made by him/her and 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. 1997-308 §II Art.
IV(14), 1-6-1998]
A.
The following
shall be permitted as exceptions to this Chapter:
1.
In the case of a small subdivision (four (4) lots or less) of minor importance situated in a locality where conditions are well defined, the Planning Commission, on written request of the developer, may exempt the developer from complying with some of the requirements stipulated in Sections 410.120 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 this Chapter.
2.
Any
proposed lot-split shall be submitted to the Planning Commission for
review and if the Planning Commission, acting through its representative,
is satisfied that such proposed lot-split is not contrary to applicable
regulations, it shall, within twenty (20) days after submission, approve
such lot-split and, on presentation of a conveyance of said parcel,
shall stamp the same "Approved by the City Planning Commission, no
plat required" and have it signed by the City Engineer or other official
as may be designated by it. In so doing, the Planning Commission may
require the submission of a sketch plat, record of survey and such
other information as it may deem pertinent to its determination hereunder.
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 practical difficulty or exceptional and undue hardship, the
Planning Commission may modify such requirement to the extent deemed
just and proper, so as to relieve such difficulty or hardship; provided
such relief may be granted without detriment to the public interest
and without impairing the intent and purpose of this Chapter or the
desirable general development or welfare of the neighborhood and the
community in accordance with the Comprehensive Plan and the Zoning
Code. Any modification thus granted shall be spread upon the minutes
of the Planning Commission setting forth the reasons which, in the
opinion of the Planning Commission, justified the modification.
[Ord. No. 1997-308 §II Art.
IV(15), 1-6-1998]
A.
The standards
set out herein shall be required of all subdivisions.
B.
In order
to protect the health, safety and general welfare of the people, the
Planning Commission will reject any proposed subdivision located in
an area subject to periodic flooding. Whenever a subdivision is proposed
to be located in an area having poor drainage or other adverse physical
characteristics and impairment, the Planning Commission may approve
the plat, provided the developer binds himself/herself legally to
make such improvements as, in the judgment of the Planning Commission,
will render the subdivision substantially safe and otherwise acceptable
for the intended use. In this case the developer shall post with the
Commission a surety performance bond, running to the City or other
security acceptable to the Planning Commission, sufficient to cover
the cost of such improvements as estimated by the officials having
jurisdiction.
C.
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 designated on said plan, such part of such public way shall be
planned by the developer in the location and at the width indicated
in the plan.
D.
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 planed streets with which they are to connect.
1.
Dead-end streets. Dead-end streets of reasonable length
(normally not over five hundred (500) feet) may be approved where
necessitated by topography or where, in the opinion of the Planning
Commission, they are appropriate for the type of development contemplated.
2.
Intersecting streets. Proposed streets shall intersect one
another as nearly at right angles as topography and other limiting
factors of good design permit. Four-way intersections shall be used
for minor interior streets wherever practicable and not in conflict
with other applicable design principles and standards. Street jogs
with centerline offsets of less than one hundred twenty-five (125)
feet shall be avoided.
3.
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.
4.
Block widths. Blocks shall have sufficient width to provide
for two (2) tiers of lots of appropriate depth, except in the case
of reversed frontages.
5.
Block length. The length of blocks shall be such as may
be appropriate, in the opinion of the Planning Commission, 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.
6.
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 the public health and safety generally.
Subdivision 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 zoned "R-1", "R-2", "R-3" or "R-4".
E.
Street
right-of-way requirements and utility easements shall be as follows:
1.
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.
2.
Collector streets. Fifty (50) feet.
3.
Minor streets, dead-end streets and cul-de-sac streets. All
minor 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 Commission approves a "T" or "T" 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.
4.
Alleys. Alleys, where planned, shall have a minimum width
of twenty (20) feet.
5.
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.
F.
Minimum
pavement widths, back to back of curb, required to be installed at
subdivider's expense, shall be as follows:
1.
Major thoroughfares and collector streets. Thirty-six (36)
feet. In the case of a major thoroughfare or collector street requiring
pavements wider than thirty-six (36) feet, the matter of financial
and other arrangements for installing such wider pavements at the
time the developer will make the improvements shall be taken up by
the developer with the officials having jurisdiction.
2.
Minor, dead-end and cul-de-sac streets. Twenty-six (26)
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 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.
3.
Alleys and service drives. Eighteen (18) feet.
4.
Sidewalk. Sidewalks shall be installed on both sides of
all major streets, on one (1) side of collector streets, and may be
required by the Planning Commission on 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.
G.
The grades
of streets shall not exceed the following, except that where unusual
or exceptional conditions exist, the Planning Commission may modify
these requirements.
1.
Highways and major thoroughfares. Four percent (4%).
2.
Collector streets. Seven percent (7%).
3.
Minor streets, service drives and alleys. Twelve percent
(12%).
4.
Pedestrian ways or crosswalk. Twelve percent (12%), unless
steps of an acceptable design are to be constructed.
5.
Minimum grade. In no event shall the minimum grade of any
street or alley be less than five tenths of one percent (.5%).
6.
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.
7.
Corner radii. Curbs at intersections shall have a minimum
radius of thirty (32) feet at the back of the curb.
H.
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 Code
regulations.
1.
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.)
2.
Street access. Every lot shall abut on a street, subject to the requirements of Subsection (D) of this Section.
3.
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 Code regulations
and still be adequate for a building of practicable width.
4.
Double-frontage. Except as otherwise provided herein, double-frontage
lots and reversed frontage lots shall be avoided.
5.
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.
6.
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 Code regulations.
7.
Minimum lot size. Where not otherwise determined by applicable
Zoning Code 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.
[Ord. No. 1997-308 §II Art.
IV(16), 1-6-1998]
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 herein:
1.
Before
consideration of a final subdivision plat, the subdivider must have
submitted and 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, lenders agreement
or land subdivision bond may be submitted insuring or guaranteeing
their construction in accordance with the approved plans.
2.
The
escrow agreement, lender's agreement or land subdivision bond hereinbefore
provided shall:
a.
Be
prepared on forms furnished by the Planning 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 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 Goodman.
f.
If
there is a lender's agreement, it shall be subject to the audit of
the City Engineer and/or the Board of Aldermen of the City of Goodman,
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 by the Administrative Officer. Authorization
shall be written and addressed to the escrow holder or the lender
authorizing release. The Administrative Officer may authorize 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. In no case shall the escrow holder or lender
release more than ninety percent (90%) of the estimated sum until
improvements and installations have been completed in a satisfactory
manner in accordance with this Chapter and approved by the City Engineer.
The remaining ten percent (10%) shall be released upon acceptance
or final approval of said improvements by the Mayor or Board of Aldermen.
The estimated sum shall be held by the surety, as in the agreement
provided, until such time as the Mayor or 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, meet all the requirements of the City of Goodman subdivision
regulations, and the streets and stormwater sewers and storm sewer
structures located within the public right-of-way have been accepted
for maintenance by the City of Goodman.
4.
The
Administrative Officer shall release funds for any completed segment
of the work thirty (30) days after the request for an inspection of
the segment of the work has been made, 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
Goodman has the right to remove said monies to complete the guaranteed
improvements, unless an extension in time is granted by the Planning
Commission.
6.
Streets
shall be graded to full width of the right-of-way and fully constructed
with all-weather macadam or concrete wearing pavements surfaced with
asphaltic or Portland cement concrete wearing surfaces, concrete curbs
and gutters in accordance with the standard street specifications
of the City of Goodman.
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 Commission, the subdivision shall be provided with
a complete loop type water distribution system, at the builder's expense,
adequate to serve the area being platted, including a connection for
each lot and appropriately spaced fire hydrants every three hundred
(300) feet in accordance with the requirements of the Missouri Inspection
Bureau. The Planning Commission shall not approve the final plat thereof
until the Missouri State Board of Health has issued a construction
permit for the water distribution system to service the area being
platted.
8.
Every
subdivision shall be provided with a stormwater sewer or drainage
system adequate to serve the area being platted and otherwise meeting
the approval of the officials having jurisdiction.
9.
Public sanitary sewer system. The subdivision shall be provided,
at the builder's expense, with a complete sanitary sewer system connected
with such mains in the City of Goodman, including a lateral connection
for each lot. Such systems and connections shall comply with the regulations
of Missouri State Board of health, Missouri Clean Water Commission
and other ordinances of this City.
a.
In
no event shall any subdivision plat be approved nor any building permits
issued without a plan for sanitary sewer system connected to the City
sewer main.
10.
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
the 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. Specimen shall be determined by the Planning
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 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 Commission.
11.
Street name signs and street naming.
a.
Street
name signs meeting the requirements of the City Engineer shall be
erected by the subdivider 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 Commission prior to such names being
assigned or used.
12.
Easements
for underground conduits for electric light or telephone lines shall
be provided along rear and side lot lines. From a civil defense standpoint
and, of course, aesthetically telephone and electric power lines should
be located underground.
13.
Permanent
and other monuments shall be placed in accordance with the following
requirements and under the supervision of the Planning 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
centerlines.
b.
Curb marks. Curbs shall be permanently marked at the beginning
and end of all curves and at the prolongation of all lot sidelines.
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.
14.
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 said official.
a.
Centerline profile. The centerline profile of each proposed
street, with tentative grades indicated.
b.
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.
c.
Sewer plans and profiles. The plans and profiles of proposed
sanitary sewers and stormwater sewers or storm drainage plans, with
grades and sizes indicated, or method of sewage or stormwater 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.
d.
Water distribution plan. A plan of the proposed water distribution
system showing pipe sizes and the location of valves and fire hydrants.
[Ord. No. 1997-308 §II Art.
IV(17), 1-6-1998]
A.
Prior
for 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 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 developer'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 this Chapter shall be
completed within two (2) years from the date of approval of the final
plat by the Planning Commission, unless good cause can be shown for
the granting of an extension of time by authority of the Planning
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. 1997-308 §II Art.
IV(18), 1-6-1998]
Where unusual or exceptional factors or conditions exist, the
Planning Commission may modify, with the Board of Aldermen's approval,
any of the provisions of this Chapter 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 plans.
