[Ord. No. 06-05-01 §501, 5-9-2006]
All subdivision of land not otherwise classified as a minor
subdivision nor in conformity with the requirements for minor subdivision
approval shall be subject to the major subdivision requirements and
procedures of this Article.
[Ord. No. 06-05-01 §502, 5-9-2006]
A.
To
minimize development planning costs and ensure compliance with the
requirements of this Chapter, the developer shall submit to the City
Clerk a sketch plan of the subdivision prior to the formal application
for a preliminary plat. An application fee will not be charged but
at the discretion of the City of Fair Grove a review by the City Engineer
may be requested and charged to developer at cost plus twenty percent
(20%). Although not required, the developer is encouraged to discuss
the subdivision proposal with the Commission prior to the formal submission
of the sketch plan.
B.
The
sketch plan shall be submitted no less than fifteen (15) working days
prior to the next scheduled Commission meeting.
C.
The
sketch plan is conceptual in nature and does not require detailed
finished plans. However, the sketch plan shall contain the information
specified in Section 410.300(1).
[Ord. No. 06-05-01 §503, 5-9-2006]
A.
Commission Review. The sketch plan shall be reviewed by
the Commission to determine:
1.
Compliance with the Fair Grove Comprehensive Plan and Major Street
Plan or applicable components thereof.
2.
Compliance with the City of Fair Grove Zoning Regulations and general
compliance with the City of Fair Grove Subdivision Regulations.
3.
General design of the subdivision. Must state and show phase lines
if applicable.
4.
Compatibility of subdivision with surrounding development.
B.
Commission Approval Of Sketch Plan. The Commission shall
approve the sketch plan, approve with modifications or disapprove
the sketch plan within thirty (30) calendar days of the meeting at
which the sketch plan is considered. The Commission will notify the
applicant or his/her agent within ten (10) working days, in writing,
of the action taken by the Commission, specifying what changes or
additions, if any, are prerequisites for Commission approval of the
sketch plan. If the Commission takes no action on the sketch plan
within the thirty (30) days stipulated, the sketch plan shall be deemed
to be approved by the Commission. Approval of the sketch plan by the
Commission constitutes approval of the general character of the subdivision
and authorizes the applicant to proceed to prepare and submit a preliminary
plat in accordance with the requirements of this Article.
C.
Commission Disapproval Of Sketch Plan. If the Commission
disapproves the sketch plan, the Commission shall attach to the sketch
plan a statement of the reasons for such action and return it to the
applicant within ten (10) working days of the action.
[Ord. No. 06-05-01 §504, 5-9-2006]
A.
The
preliminary plat shall be in substantial conformance with the approved
sketch plan.
B.
The preliminary plat, as specified in Section 410.300(2) and all other materials as specified in Section 410.320, shall be in compliance with the applicable provisions of this Chapter. It is the responsibility of the applicant to coordinate his/her plans with the respective private and public agencies in the manner set forth in this Chapter.
C.
The
application for a preliminary plat and all informational materials
shall be submitted to the City Clerk no less than twenty (20) working
days prior to the Commission meeting.
[Ord. No. 06-05-01 §505, 5-9-2006]
A.
Commission Review. The Commission will review the preliminary
plat and informational materials to determine if the plat meets the
standards set forth in this Chapter. The plans may also be submitted
to other State or local bodies for review as may be determined necessary
by the Commission.
B.
Commission Approval Of Preliminary Plat. The Commission
shall either approve, approve with modifications or disapprove the
preliminary plat within sixty (60) working days after the meeting
at which the plat was considered. The Commission will notify the applicant
or his/her agent within ten (10 days), in writing, of the action taken
by the Commission, specifying what changes or additions, if any, will
be required prior to review of the final plat. If no action is taken
by the Commission within the sixty (60) day time period, the preliminary
plat shall be deemed to be approved by the Commission. The sixty (60)
day period for Commission action may be extended upon the request
of the applicant.
C.
Commission Notation. Any changes of the preliminary plat
required by the Commission as prerequisites for approval by the Commission
shall be noted on four (4) copies of the preliminary plat. One (1)
copy shall be returned to the applicant, one (1) copy shall be retained
by the City Engineer and two (2) copies shall be retained by the City.
D.
Commission Disapproval Of Preliminary Plat. If the Commission
disapproves the preliminary plat, the Commission shall attach to the
preliminary plat a statement of the reasons for such action and return
it to the applicant within ten (10) days of the action.
E.
Appeals To Board Of Aldermen. Actions taken by the Commission
regarding disapproval of a preliminary plat are final unless such
action is appealed by the applicant to the Board of Aldermen within
sixty (60) working days of action by the Commission. The Board of
Aldermen may override the disapproval of a preliminary plat by the
Commission with the affirmative vote of not less than two-thirds (2/3)
the entire membership of the Board. Review by the Board of Aldermen
shall be based on the record made before the Commission and shall
conform to the requirements of Section 89.460, RSMo. If the Board
of Aldermen disapproves the preliminary plat, the Board shall attach
to the preliminary plat a statement of the reasons for such action
and return it to the applicant within ten (10) days of the action.
F.
Board Of Aldermen Approval Of Preliminary Plat. After approval
of the preliminary plat by the Commission, the preliminary plat shall
be submitted to the Board of Aldermen for approval. The Board of Aldermen
shall consider the recommendations of the Commission and shall either
approve, approve with modifications or disapprove the preliminary
plat. Any changes or modifications required by the Board of Aldermen
for approval of the preliminary plat shall be noted on four (4) copies
of the plat. One (1) copy shall be returned to the applicant, one
(1) copy shall be retained by the City Engineer and two (2) copies
shall be retained by the City.
G.
Effect Of Preliminary Plat Approval. Approval of the preliminary
plat by the Board of Aldermen constitutes approval of the subdivision
as to the character and intensity of development, the arrangement
and approximate dimension of streets, lots and other planned features
and authorizes the applicant to proceed to prepare a final plat and
plans for all required improvements. Approval of the preliminary plat
shall not authorize the sale of lots or the construction of buildings,
nor shall it constitute acceptance by the City of any dedicated improvements.
[Ord. No. 06-05-01 §506, 5-9-2006]
A.
Effective Period. The approval of the preliminary plat shall
be effective for a period of twelve (12) months, unless an extension
of time for up to an additional twelve (12) months is granted by the
Commission. If the applicant fails to submit the final plat within
the specified time period, the approval of the preliminary plat shall
be nullified and a preliminary plat shall be resubmitted to the Commission
for approval.
B.
Time Extensions. Requests for extension of time on submitting
the final plat shall be made in writing to the Commission before the
expiration date. If the Commission grants an extension of time for
the submission of the final plat, the Commission shall, when considering
the final plat:
1.
Make a finding that the conditions on which the preliminary plat
was approved have not substantially changed, or
2.
Require changes in the final plat, prior to approval, that reflect
any substantial changes on the subdivision site or its surroundings
that have taken place since preliminary plat approval.
[Ord. No. 06-05-01 §507, 5-9-2006]
A.
Before
the City will review and or approve final plat all public improvements
must be installed and accepted and three (3) copies of as-built drawings
provided and approved by a Missouri Registered Engineer.
B.
The Commission shall either recommend approval or disapproval of final plats in accordance with the provisions of Section 410.270.
[Ord. No. 06-05-01 §508, 5-9-2006]
A.
Commission Approval Of Final Plat. The Commission shall
recommend approval of the final plat unless it finds that the plat
or the proposed subdivision fails to comply with one (1) or more of
the requirements of this Chapter or that the final plat substantially
differs from the approved preliminary plat. The Commission shall have
sixty (60) working days to take action on the final plat.
B.
Commission Disapproval Of Final Plat. If the final plat
is disapproved by the Commission, the applicant shall be furnished
with a written statement of the reasons for the disapproval and recommended
changes, if applicable.
C.
Appeal To Board Of Aldermen. If the final plat is disapproved
by the Commission, the applicant may request that said plat be submitted
to the Board of Aldermen together with the written report of the Commission
stating the reason or reasons for the actions taken. The Board of
Aldermen may make such findings and determinations as are not inconsistent
with the provisions of this Chapter.
D.
Board Of Aldermen Approval Of Final Plat. After approval
of the final plat by the Commission, it shall be submitted to the
Board of Aldermen for approval. The final plat shall be approved by
ordinance.
E.
Final Plat Recording.
1.
Approval of the final plat by the Board of Aldermen is contingent upon compliance with the requirements of Article VI, Required Public Improvements, and the plat being recorded by the applicant and a copy of the recorded plat provided by the applicant to the City within thirty (30) days after the approval certificates are signed by the Commission Secretary and signed and sealed under the hand of the City Clerk. The approval certificates on three (3) copies of the final plat shall be so signed and sealed. One (1) copy shall be retained by the City Clerk.
2.
Should the applicant fail to record the final plat and return a copy
to the City within the thirty (30) day period specified, the approval
of the Commission and the Board of Aldermen shall be null and void
unless an extension of time is requested by the applicant in writing
and is granted in writing by the Commission before the expiration
date.
3.
The sale of lots and construction of structures shall not commence
until the final plat has been recorded.
[Ord. No. 06-05-01 §509, 5-9-2006]
A.
The
final plat for any major subdivision that has received preliminary
plat approval may be submitted in sections or phases provided that:
1.
Each section or phase satisfies the requirements set forth in these
regulations and other City ordinances.
2.
All required improvements are provided for the section or phase along
with any other improvements necessary to the subdivision's orderly
development.
3.
After final plat approval of each section or phase, the subdivider
shall have one (1) year in which to submit the final plat for the
next section or phase of the subdivision.
4.
Each phase will have lot numbers that coincide with the preliminary
plat and will not start over with lot one (1) for each phase.
[Ord. No. 06-05-01 §510, 5-9-2006]
A.
Approval
of a final plat does not constitute acceptance by the City of the
offer of dedication of any streets, alleys, sidewalks, parks or other
public facilities shown on the plat. However, the City may accept
any such offer of dedication by ordinance of the Board of Aldermen
in final plat process.
B.
All
improvements for which an offer of public dedication has been made
shall be maintained by the owner until such offer of dedication is
accepted by the appropriate public authority.
[Ord. No. 06-05-01 §511, 5-9-2006]
A.
Plans,
plats and other informational materials submitted for major subdivision
approval shall conform to the specifications contained in this Section.
Plans and plats shall be prepared by qualified personnel in accordance
with the requirements of this Section.
1.
Sketch plan.
a.
A sketch plan shall be submitted for all major subdivisions. The
sketch plan is to be conceptual in nature and, while accuracy and
legibility are essential, the submission of detailed plans is discouraged.
Materials submitted should provide sufficient information to determine
general compliance with these regulations.
b.
The sketch plan shall be drawn to an approximate scale (one
(1) inch equals one hundred (100) feet). Two (2) paper copies and
one (1) electronic copy of the sketch plan shall be submitted.
[Ord. No. 107 §6, 4-28-2015]
c.
The sketch plan shall contain:
(1)
Name and address of the developer.
(2)
Tract boundary and principal features within one thousand (1,000)
feet.
(3)
The proposed name of the subdivision and location by section,
township and range.
(4)
Approximate north point and scale.
(5)
The approximate total acreage of the proposed subdivision.
(6)
Existing streets on and adjacent to the tract, including the
width of rights-of-way.
(7)
The tentative street and lot arrangement.
(8)
Existing utilities.
(9)
Existing drainage ways.
(10)
Unique topographical and physical features.
(11)
Any proposed parks, school sites or any other community facilities.
2.
Preliminary plat.
a.
The preliminary plat application shall be accompanied by two
(2) paper copies and one (1) electronic copy, black line or blue line
print of the preliminary plat at least twenty (20) working days prior
to the Planning and Zoning Commission meeting. Two (2) paper copies
and one (1) electronic copy, City Engineer reviewed and approved one
(1) week prior to Planning and Zoning Commission meeting. The preliminary
plat sheet size shall be twenty-four (24) inches by thirty-six (36)
inches. The plat shall be drawn at a scale no greater than one hundred
(100) feet to the inch and which is in increments of ten (10) feet.
[Ord. No. 107 §7, 4-28-2015]
b.
The preliminary plat shall contain the following information:
(1)
The name of the subdivision, which name shall not duplicate
the name of any existing subdivision recorded in the Greene County
Registry.
(2)
The name(s) and address(es) of the subdivision owner or owners
and the developer.
(3)
The names and registration seals of the engineer and surveyor.
(4)
Date of preliminary plat submittal.
(5)
Legal description of the subdivision and location by township,
section and range.
(6)
Approximate north arrow and the scale in which the plat is drawn.
(8)
Vicinity map, at a scale of one (1) inch equals four hundred
(400) feet or more, showing the location of the proposed subdivision
and all streets, roads, municipal boundaries, school or water district
boundaries or other similar corporations, existing within one thousand
(1,000) feet of any part of the property to be subdivided.
(9)
Contours at vertical intervals of five (5) feet. Datum shall
be referenced to the appropriate U.S.G.S. Topographic Maps.
(10)
Approximate tract boundaries and proposed phase lines if applicable.
(11)
The names and locations of immediately adjoining subdivisions
and the names of immediately adjoining property owners.
(12)
The location, dimensions and names of all existing or platted
streets within or adjacent to the tract.
(13)
The location and approximate dimensions of any easements existing
within or adjacent to the tract boundaries.
(14)
The location and approximate dimensions of any flood plains
existing within or adjacent to the tract boundaries.
(15)
The location and dimension of all existing sewers, water mains
and feeder lines, gas, telephone, electric and oil transmission lines,
watercourses, storm sewers, detention areas, culverts and any other
drainage structures within or adjacent to the tract, including pipe
sizes and grades.
(16)
The approximate location and extent of all existing structures
and tree masses within the tract.
(17)
The full plan of development detailing the following information:
(a)
The location of all proposed and existing streets, roads, sidewalks,
easements, parks, playgrounds, location and number of street lights
and other public areas and facilities, sewer and water facilities
and storm sewers or other drainage facilities.
(b)
Lot lines and the approximate dimensions of all lots and lot
numbers in consecutive order.
(c)
All streets and other areas designated for public use or proposed
to be dedicated or reserved for future public use, including the conditions
of such dedications.
(18)
A draft of any proposed private restrictions, including boundaries
of each type of restriction. Where applicable, a draft of restrictive
covenants governing the use and maintenance of all common areas, improvements
and facilities.
(19)
Records of a title search, indicating any existing covenants
on the land to be subdivided. This may be provided as a separate statement.
(20)
A certificate of title showing the ownership of all lands to
be dedicated to the public and the title thereof is free and unencumbered.
3.
Final plat.
a.
The final plat application shall be submitted twenty (20) working
days prior to the Planning and Zoning Commission meeting and accompanied
by two (2) copies and one (1) electronic copy, black line or blue
line print copies of the final plat. One (1) Mylar, two (2) paper
copies and one (1) electronic copy, City Engineer reviewed and approved,
black line or blue line print copies one (1) week prior to the Planning
and Zoning Commission meeting. The final plat sheet size shall be
twenty-four (24) inches by thirty-six-inch length and a one-inch margin
on all other sides. The plat shall be drawn at a scale of one hundred
(100) feet or less to the inch.
[Ord. No. 107 §8, 4-28-2015]
b.
The final plat shall contain the following information:
(1)
The name of the subdivision, which name shall not duplicate
the name of any existing subdivision as recorded in the Greene County
Registry.
(2)
The name(s) and addresses(s) of the subdivision owner(s).
(3)
Date of final plat submittal.
(4)
Legal description and township, County and State where the subdivision
is located.
(5)
The name of the surveyor, the surveyor's registration number
and survey date.
(6)
Scale in which the plat is drawn in feet per inch or scale ratio
and bar graph.
(7)
True north arrow.
(8)
All boundary lines with lengths and courses to hundredths of
a foot and bearings to half minutes (to be determined by survey with
an error of not less than one to five thousand (1:5,000)).
(9)
The exact location and the width along the property line of
all existing recorded streets intersecting or paralleling the boundaries
of the tract.
(10)
Monuments shall be located and accurately described on the plat.
Control stations should be based on State Plane Coordinates for the
Missouri Central System of 1983.
(11)
Accurate location and material of all permanent reference monuments,
complying with the latest Missouri Minimum Standards for Property
Boundary Surveys.
(12)
The length of all arc-radii points of curvature and tangent
bearings.
(13)
Street and alley lines (their names, bearings, angles of intersection
and widths, including the widths along the line of any obliquely intersecting
street).
(14)
All lot lines with dimensions in feet and hundredths and with
bearings and angles to minutes if other than right angles to the street
and alley lines.
(15)
All easements and rights-of-way, with the limitations of the
easement rights stated on the plat.
(16)
Locations and dimensions of any flood plain existing within
or adjacent to tract boundaries.
(17)
For any required off-site easements, evidence of signed and
recorded easement and signed verification from the property owner
from whom the off-site easement was obtained that all conditions of
installation of improvements have been met.
(18)
Lots numbered in consecutive order. Plats with more than one
(1) block shall also be numbered in consecutive order. In the case
of resubdivision of lots in any block, the resubdivided lots shall
be designated by their original number prefixed with the term most
accurately describing such division or they shall be designated numerically,
beginning with the number following the highest lot numbered in the
block.
(19)
All watercourses.
(20)
Sight triangles for intersections, setback lines as fixed by
the Zoning Map or major street plan, any other setback lines established
by public authority and those stipulated in the Subdivision Regulations.
(21)
Accurate dimensions of existing public land and of all property
to be dedicated or reserved for public use.
(22)
Private covenants, if any, including boundaries of each type
of restriction. Where applicable, restrictive covenants are required
governing the use and maintenance of all common areas, improvements
and facilities.
(23)
The names and locations of adjoining subdivisions and the location
and ownership of adjoining unsubdivided property.
(24)
Any changes or conditions required by the Board of Aldermen
in the approval of the preliminary plat.
(25)
If applicable, a statement indicating that the land lies within
an approved planned development district or open space subdivision.
(27)
Table stating minimum finished floor elevations on each lot
for sanitary sewer and storm drainage as required.
(28)
The application for final plat shall also be accompanied by
a certified statement verifying that there are no unpaid taxes or
special assessments on the property contained in the plat.
(29)
Final plat must conform to Missouri Minimum Standards for Property
Boundary Surveys.
[Ord. No. 06-05-01 §512, 5-9-2006]
A.
All
final plats shall contain the following endorsed certificates:
1.
Certificate of ownership and dedication.
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(Owner's Name), hereby certify that (I am or we are) the owner(s) of the property described
hereon, which property is located within the City of Fair Grove, Missouri,
that (I or we) freely adopt this plan of subdivision
and hereby convey and dedicate to the public all areas shown on this
plat as streets, alleys, rights-of-way, walks, parks, easements and
other public places, except those common areas specifically denoted.
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____________________
Date
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Owner Signature
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2.
Certificate of conveyance of common space. If applicable,
a signed statement of conveyance of common open space or common area
to the appropriate public agency or cooperative association:
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(Owner's Name), owner(s) of the property
shown and designated hereon, hereby dedicate, grant and convey the
open space land, common area or common facilities shown hereon to (public agency or cooperative association). (I or we) further certified that there are no suits,
actions, liens or trusts on the property conveyed herein.
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_____________________
Date
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Owner Signature
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3.
Acknowledgment.
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STATE OF MISSOURI
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)
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) SS
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COUNTY OF GREENE
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)
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On this _______ day of ___________, 20___, before me personally
appeared ____________________, to me known, who duly sworn, did say
that they are the persons described herein and that the same executed
the foregoing instrument as their free act and deed. In witness whereof,
I have hereunto set my hand and affixed my official seal in my office
in ___________, Greene County, Missouri.
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Notary Public (SEAL)
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My Commission Expires ______________________
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4.
Certificate of survey and accuracy.
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Know All Men By These Presents:
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That I, ________________________, do hereby certify that this
plat was prepared under my supervision from an actual survey of the
land herein described, prepared by _________________ dated _________
and signed by _______________ L.S. No. ________ and that the monuments
and lot corner pins shown herein were placed under the personal supervision
of _________________ L.S. No. _______ in accordance with the Missouri
Minimum Standards for Property Boundary Surveys and the Subdivision
Regulations of Fair Grove, Greene County, Missouri.
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Signature
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L.S. No.
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Date
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5.
Certificate of taxes paid.
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Approved this ______ day of _________ 20___, by the Greene County
Collector's Office, stating the taxes owed have been paid.
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County Collector
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6.
Certificate of approval — Planning and Zoning Commission.
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I hereby certify that this plat of (subdivision name) has been approved by the Fair Grove, Missouri, Planning and Zoning
Commission on the __________ day of ____________, 20___.
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Secretary, typed name
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7.
Certificate of approval — Board of Aldermen.
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I, (Name) , City Clerk of Fair Grove,
Greene County, Missouri, hereby certify that this plat of (subdivision name) was approved by the Board of Aldermen
of the City of Fair Grove, Missouri, by Ordinance No. __________,
on the _____ day of ___________, 20___.
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City Clerk, typed name
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8.
Recorder's certificate. Plat must have a three (3)
inch by four (4) inch rectangle in top right hand corner. Label this
"For Recorder's Use Only".
[Ord. No. 06-05-01 §513, 5-9-2006]
A.
Four
(4) copies of a report signed and sealed by a registered engineer
shall be submitted with the preliminary plat that shall provide a
study of the following items as pertaining to the proposed subdivision:
1.
Stormwater drainage. The stormwater drainage report
shall be conducted in accordance with and shall include all applicable
information, maps, calculations and other materials as specified in
the Greene County Stormwater Design Standards.
2.
Sanitary sewer. A report on sewer capacity and needs to include all applicable information as specified in Article VIII, of this Chapter Public Improvement Design Standards Sanitary Sewers, Public and Private Sewers.
3.
Water supply. Plan sheet for water improvements
in accordance with the specifications of the Public Water Supply District
No. 5.
4.
Traffic analysis and street capacity.
a.
Description of the types of traffic expected and the effects on existing
roads.
b.
Traffic counts for each outlet from the proposed subdivision in vehicles
per day. Traffic counts available from the Missouri Department of
Transportation (MoDOT) may be used if said traffic counts are less
than one (1) year old and are considered reasonably reliable by the
City and MoDOT.
c.
The traffic analysis must extend from the proposed subdivision to
the nearest arterial. Existing traffic counts may be estimated from
a study of the area served by the subject road or by counting vehicles
consistent with good engineering practice.
d.
Evaluation of the capacity of the existing and proposed road system.
e.
A listing of each proposed street by name and functional classification.
Proposed right-of-way and design specifications must be indicated.
f.
If the proposed development is within one thousand (1,000) feet of
a school or park, the traffic analysis shall include evaluation of
need for pedestrian ways through the development.
[Ord. No. 06-05-01 §514, 5-9-2006]
A.
Upon
approval of the preliminary plat by the Board of Aldermen, the applicant
shall prepare the required construction plans. All plans shall meet
the requirements of the applicable design standards for the improvement.
Three (3) copies of each of the following plans shall be submitted
for City review.
