Cross Reference — As to engineering fees, §130.150.
[Ord. No. 1892 Subdivision Regs.
Art. 1, 4-7-1997]
A.
Jurisdiction. These regulations shall apply to all land
located in the incorporated area of the City of Savannah, Missouri.
B.
Purpose And Intent. The purpose and intent of these regulations
is to provide for the harmonious development of the community, to
provide for the proper location and width of streets, building lines,
open spaces, safety and recreation facilities, utilities, drainage,
and for the avoidance of congestion of population through requirements
of minimum lot width, depth and area and the compatibility of design;
to require and fix the extent to which and the manner in which streets
shall be graded and improved, and water, sewer, drainage, and other
utility mains and piping or connections or other physical improvements
shall be installed; and to provide for and secure the actual construction
of such physical improvements.
C.
Applicability. The owner or owners of any land located within the jurisdiction of these regulations subdividing said land into two (2) or more lots and blocks or tracts or parcels for the purpose of laying out any subdivisions, suburban lots, building lots, tracts or parcels or any owner of any land establishing any street, alley, park or other property intended for public use or for the use of purchasers or owners of lots, tracts or parcels of land fronting thereon or adjacent thereto shall cause a plat to be made in accordance with these regulations, unless exempted under Subsection (D) of this Section.
D.
Exemptions. These regulations shall not apply in the following
instances:
1.
A change
in the boundary between adjoining land which does not create an additional
or substandard lot.
2.
Land
used for street or railroad right-of-way, a drainage easement or other
public utilities subject to local, State or Federal regulations, where
no new street or easement of access is involved.
3.
Whenever
any lot, parcel, or tract of land located within the area governed
by these regulations has been subdivided, resubdivided or replatted
prior to adoption of these regulations. However, any further resubdivision
of lots, parcels or tracts must be done in accordance with these regulations.
4.
Any
transfer by operation of law.
5.
Lots
which have been previously platted and zoned for industrial purposes
may be divided into two (2) or more tracts without replatting or resubdividing
such lots in conformance with these subdivision regulations.
6.
Land
used for agricultural purposes.
[Ord. No. 1892 Subdivision Regs.
Art. 2, 4-7-1997]
A.
Duties Of The Zoning Administrator.
1.
Maintain
permanent and current records with respect to these regulations including
amendments thereto. Keep minutes and agendas of all meetings and hearings.
2.
File
copies of all preliminary and final plats, together with applications
and filing fees, with the City Clerk/Treasurer.
3.
Transmit
preliminary and final plats to the Planning Commission and Planning
Commission recommendations regarding acceptance of dedications to
the Board of Aldermen for its action.
4.
Transmit
final plats to Recorder of Deeds for filing.
B.
Duties Of The Planning Commission.
1.
Review
and recommend to approve, approve conditionally, or disapprove preliminary
plats within a reasonable time after submission.
2.
Review
and approve, approve conditionally, or disapprove final plats and
transmit final plats together with appropriate recommendations to
the Board of Aldermen for its acceptance of dedications of easement
and rights-of-way.
3.
Make
other determinations and decisions as may be required of the Planning
Commission from time to time by these regulations and by the applicable
Sections of the Missouri Statutes.
C.
Duties Of The Board of Aldermen.
1.
Consider
Planning Commission recommendations on preliminary plats and accept
or reject dedications of easements and rights-of-way on final plats.
2.
Take
other actions as required from time to time including the consideration
of amendments to these regulations.
3.
Accept
or reject financial guarantees from subdividers in lieu of immediate
completion or installation of improvements required by the regulations.
D.
Approvals Necessary For Acceptance Of Subdivision Plats. All plans, plats, or replats of land laid out in building lots and
the streets, alleys or other portions of the same intended to be dedicated
for public use or for the use of purchasers or owners of the lots
fronting thereon or adjacent thereto shall be submitted to the Savannah
City Planning Commission for their consideration.
The Planning Commission shall determine if the plat conforms
to the provisions of these regulations and shall recommend to approve
or disapprove a preliminary plat within thirty (30) days after submission
of the preliminary plat to the Zoning Administrator. The Board of
Aldermen shall act on the preliminary plat and accept or refuse the
dedication of land for public purpose on final plats within sixty
(60) days after the first (1st) meeting of the Board of Aldermen following
the date of the submission of the plat to the City Clerk/Treasurer.
The Recorder of Deeds shall not record any plat until such plat is approved and accepted by the Board of Aldermen and is signed by the Mayor and City Clerk/Treasurer of the City of Savannah, Missouri. See Section 405.060 "Submission of Plats" for a detailed list of submittals needed for platting land and for all procedural requirements.
[Ord. No. 1892 Subdivision Regs.
Art. 3, 4-7-1997]
Definitions for the interpretation of these rules and regulations
are as follows:
The use of a tract of land of not less than forty (40) acres
for the growing of crops, pasturage or nursery, including the structures
necessary for carrying out farming operations and the dwellings of
those owning or operating the premises, a member of the family thereof,
or persons employed thereon, and the family thereof, but such use
shall not include feedlots.
A dedicated public right-of-way, other than a street, which
provides only a secondary means of access to abutting property, the
right-of-way of which is twenty (20) feet or less in width.
A piece or parcel of land entirely surrounded by public highways,
streets, streams, railroad rights-of-way or parks, etc., or a combination
thereof.
The Board of Aldermen of the City of Savannah, Missouri.
The person responsible to perform the duties of the City
Engineer including any and all special engineers as appointed by the
Board of Aldermen.
The Savannah Comprehensive Plan, as amended.
A vehicular turnaround which is located at the closed end
of a dead-end street or alley.
The location of streets, alignment of streets, grades and
widths of streets, alignment of easements, grades and widths of easements,
alignment and rights-of-way for drainage and sanitary sewers, and
the designation of minimum lot area, width and length.
A permanent or temporary grant of right by a landowner to
the public, a corporation or other persons of the use of a portion
of a lot or tract of land for specified purposes where title to said
portion of the lot or tract of land remains with the landowner.
A plan or map prepared in accordance with the provisions
of this regulation and those of any other applicable local regulation,
which plat is prepared to be placed on record in the office of the
Recorder of Deeds of the County.
The Board of Aldermen of Savannah, Missouri.
Street work, utilities, sidewalks, drainage structures and
other physical modifications which are to be installed or constructed
by the subdivider for the benefit of the lot owners and for the proper
development of the community as a condition precedent to the approval
and acceptance of the final plat.
A portion of land in a subdivision or other parcel of land
under single ownership intended as a unit for transfer of ownership
or for development, and when more than one (1) parcel are contiguous
to one another.
An area of land or water or combination thereof planned for
passive or active recreation but does not include areas utilized for
streets, alleys, driveways or private roads, off-street parking or
loading areas, or required front, rear or side yards.
A right-of-way dedicated to public use, which cuts across
a block to facilitate pedestrian access to adjacent streets and properties.
City of Savannah Planning Commission.
A map made for the purpose of showing the design of a proposed
subdivision and the existing conditions in and around it; this map
need not be based on accurate or detailed final survey of the property.
Secretary of the Planning Commission.
The minimum horizontal distance between the building line
and the related front, side, or rear property line as specified in
the City of Savannah zoning regulations.
Any public highway, esplanade, boulevard, parkway, square
or street, or any part or side, or part of the side, of any of the
same.
A person, firm, corporation, partnership, or association
which causes land to be divided into a subdivision for itself or for
others.
The division of a tract of land into two (2) or more lots
or parcels for the purpose of transfer of ownership or building development,
or, if a new street is involved, any division of a parcel of land.
However, the division of land shall not be considered to be a subdivision
when the smallest parcel created is more than ten (10) acres in area.
The term "subdivision" includes "resubdivision", and the term "resubdivision", as used herein, shall
include any further subdivision of a lot or parcel of land previously
subdivided for sale, use, or other purposes, which vary from the latest,
approved plat of the same and, when appropriate to the context, relates
to the process of subdividing or to the land or territory subdivided.
The individual appointed by the Board of Aldermen to administer
these regulations.
[Ord. No. 1892 Subdivision Regs.
Art. 4, 4-7-1997; Ord.
No. 2160 §2, 6-2-2003; Ord. No. 2456 §1, 11-16-2009]
A.
Water And Sewer.
1.
The area of the lots shall be determined by the standards in the zoning regulation and the availability of public sewer and a public water supply. Prior to the submission of a preliminary plat, the subdivider shall obtain a determination from the City Engineer as to whether adequate public sewer and water supply are available, as provided in Section 405.080. Development within all land use areas as designated on the future land use map shall be served by the City sewer system, per City ordinance.
2.
If the
proposed subdivision is serviced by a public water supply and a public
sanitary sewer system, the minimum lot area requirements shall be
subject to those set forth in the City of Savannah zoning regulations.
B.
Blocks.
1.
Length. Intersecting streets (which determine block length)
shall be provided at such intervals as to serve cross traffic adequately
and to meet existing streets in the neighborhood. In residential districts,
where no existing plats are recorded, the blocks shall not exceed
one thousand three hundred twenty (1,320) feet in length, except that
a greater length may be permitted by the Planning Commission where
topography or other conditions justify a departure from this maximum.
In blocks longer than eight hundred (800) feet, pedestrian ways and/or
easements through the block may be required near the center of the
block. Such pedestrian ways or easements shall have a minimum width
of ten (10) feet.
2.
Width. In residential development, the block width shall
normally be sufficient to allow two (2) tiers of lots of appropriate
depth. In certain instances, however, a different arrangement may
be required in order to provide better circulation or to protect a
major circulation route. Blocks intended for business or industrial
use shall be of such width and depth as may be considered most suitable
for the prospective use.
C.
Streets And Alleys.
1.
Street extensions for new developments (subdivisions). Developers,
persons, groups, contractors, and other parties that develop properties
within the City limits must extend a paved street or streets to the
property to be developed from existing paved public roadways. The
street or streets is to be finished with curbs and to meet the most
current codes on street standards and sidewalks. The layout of the
street or streets must be approved by the Planning and Zoning Board
and the Board of Aldermen. Upon completion of the street or streets
extension the City will take ownership and maintain the street.
2.
Street names. Streets that are obviously in alignment with
other already existing and named streets shall bear the names of the
existing streets. Street names should not be similar to already platted
street names. Street names shall be set by the Board of Aldermen in
conformance with the City grid map.
3.
Arterial streets. Arterial streets through subdivisions
shall conform to the major street plan of the Comprehensive Plan as
adopted by the Planning Commission and the Board of Aldermen.
4.
Local streets. Local streets should be designed so as to
discourage through or non-local traffic. Methods for deterring through
or non-local traffic may include street signage such as stop signs
or traffic calming devices.
5.
Cul-de-sacs.
a.
Maximum
length of cul-de-sac street shall be six hundred (600) feet.
b.
"Cul-de-sac
length", is defined as beginning at the ROW line of the intersecting
street to the center point of the cul-de-sac radius.
c.
The
minimum fifty (50) foot radius shall be defined as a distance from
the center point of the cul-de-sac that includes thirty-seven (37)
feet of pavement, two (2) feet of curb and gutter, six (6) feet of
green space and five (5) feet of sidewalks, the outer edge of which
shall be the edge of the street right-of-way.
d.
Water
lines are recommended to be looped and valves placed at each connection
point and at the top of the cul-de-sac. As a minimum, however, lines
shall be run on either side of the street and around one-half (1/2)
the perimeter of the cul-de-sac.
e.
The
plat design must leave a twenty (20) feet by twenty (20) feet easement
at one (1) place around the cul-de-sac into which the City crew may
push snow off the street. The area may be part of one (1) or two (2)
lots. Nothing may be placed in front of the snow push area, such as
mailboxes, fencing, fire hydrants or water meters. The snow push area
shall be designated on the preliminary and final plats.
f.
Along
the standard street a minimum seventy (70) foot frontage shall be
required; however, around the hub of the cul-de-sac a minimum frontage
at the front of the property line may not be less than fifty (50)
feet.
g.
Cul-de-sacs
shall be limited to "R-1" residential areas.
6.
Right-angle intersections. Under normal conditions, streets
shall be laid out to intersect, as nearly as possible, at right angles.
Where topography or other conditions justify a variation from the
right-angle intersection, the minimum angle shall be sixty degrees
(60°).
7.
Streets adjacent to a railroad right-of-way, principal highway or
arterial street. Where lots front or side, but do not back
on railroad rights-of-way, limited access freeways, or principal highways
or arterial streets, a marginal access street or frontage road may
be required parallel and adjacent to the boundary of such rights-of-way.
The distance from said rights-of-way shall be determined with due
consideration to minimum distance required for approach connections
to future grade-separated intersections.
8.
Half-streets. The dedication of one-half (½) of
a right-of-way (half-streets) shall be prohibited, except where no
lots front on such half-street.
9.
Alleys. Alleys may be required in commercial, industrial,
and residential areas. Dead-end alleys shall be avoided, wherever
possible; but if unavoidable, such alleys shall be provided with adequate
turnaround facilities at the dead-end. Alleys shall be avoided in
residential areas except where alleys of adjoining subdivisions would
be closed or shut off by failing to provide alleys in the adjoining
subdivision.
10.
Minimum requirements. The right-of-way grades and widths
for streets and alleys, in order to be dedicated and accepted, shall
conform to the designation in the Comprehensive Plan and shall not
be less than the minimum for each classification as follows:
|
Minimum Right-Of-Way Width
|
Maximum Grade
| |||
|---|---|---|---|---|
|
Major Streets:
| ||||
|
Arterials
|
80 feet
|
5%
| ||
|
Collectors
|
70 feet
|
8%
| ||
|
Local Streets:
| ||||
|
Residential
|
50 feet
|
10%
| ||
|
Industrial and Commercial
|
60 feet
|
6%
| ||
|
Cul-De-Sacs
|
100 feet diameter
| |||
|
Marginal Access Streets or Frontage Roads:
| ||||
|
Two-Way
|
50 feet
|
10%
| ||
|
One-Way
|
20 feet
|
10%
| ||
|
Pedestrian Ways
|
10 feet
|
10%
| ||
|
|
When existing or anticipated traffic on arterial and collector
streets warrants greater widths of rights-of-way, the additional width
shall be dedicated. The minimum gradient on any street shall be five-tenths
percent (0.50%), unless impractical, in which case the absolute minimum
gradient shall be no less than thirty-two hundredths percent (0.32%).
|
11.
Street alignment. Minimum horizontal and vertical alignment
on all streets, except in unusual cases, shall be as follows:
12.
Street alignment. On streets with reverse curves, a reasonable
tangent shall be provided between curves to permit a smooth flow of
traffic.
13.
Street layout. Proposed streets shall conform to topography
as nearly as possible to reduce drainage problems and grades.
D.
Lots.
1.
Minimum
lot width shall be measured at the building setback line. In addition,
corner lots should have a width fifteen (15) feet greater than the
minimum width.
2.
Minimum
lot depth shall be measured through the center of the lot and shall
be perpendicular to the property line or radial to the property line
on curved streets.
3.
The
maximum depth of residential lots shall not exceed three (3) times
the width thereof.
4.
Minimum
lot area shall be subject to the zoning regulations of the district
in which the subdivision is located and the minimum design standards
of this regulation. The more restrictive of the regulations shall
govern.
5.
All
side lot lines shall bear between sixty degrees (60°) and ninety
degrees (90°) from the street right-of-way line on a straight
street or from the tangent of a curved street.
6.
Front
building or setback lines shall be shown on the final plat for all
lots in the subdivision and shall not be less than the setbacks required
by the zoning regulations or any other regulations adopted by the
Board of Aldermen; the most restrictive setback requirement shall
govern.
7.
Double
frontage lots shall be avoided unless, in the opinion of the Planning
Commission, a variation to this rule will give better street alignment
and lot arrangement.
8.
Every
lot shall abut on a public street other than an alley.
9.
The
subdivision or resubdivision of a tract or lot shall not be permitted
where said subdivision or resubdivision places an existing permanent
structure in violation of the requirements of the zoning regulations
or the minimum design standards of these regulations.
10.
Where
possible, residential lots should not face on arterial streets. The
number of lots facing on collector streets shall be kept to a minimum
in each subdivision. The street pattern shall be designed so that
the side lines of lots abut collector streets wherever land shapes
and topography permit.
E.
Easements.
1.
Utility easements. Where alleys are not provided, permanent
easements of not less than ten (10) feet in width shall be provided
on each side of all rear lot lines and on side lot lines, where necessary,
for utility poles, wires, conduits, underground conductors, storm
and sanitary sewers, gas, water and heat mains, and other public utilities.
These easements shall provide for a continuous right-of-way. Where
the utility company or agency has the need for a wider easement than
required above for a specific location, this easement shall be shown
on the plat. Permanent easements shall not be obstructed by structures,
retaining walls or trees. A property owner may install fences and
landscape the easement with grass and shrubs at their own risk.
A twelve (12) foot temporary construction easement shall be
provided on each side of all lot lines for initial construction of
water, sewer and other utility lines.
2.
Drainage easements. If a subdivision is traversed by a
watercourse, drainageway or channel, then a storm water easement shall
be provided. Such easement or right-of-way shall conform substantially
to the lines of such watercourse and shall be of such width or construction,
or both, as may be necessary to provide adequate storm water drainage
and for access for maintenance thereof. Parallel streets may be required
in connection therewith. The subdivider may be required to have an
engineer's study prepared for the Planning Commission as to the required
width of such easement for each major watercourse or drainageway involved.
Such study shall be based on a 100-year storm.
F.
Subdivision Design.
1.
Access control. In the interest of public safety and for
the preservation of the traffic carrying capacity of the streets system,
the Planning Commission shall have the right to restrict and regulate
points of access to all property from the public street system. Such
restrictions shall be indicated on the final plat.
2.
Subdivision design. The design of the subdivision shall
provide for efficient traffic flow, proper mixing of land uses, and
a logical link between surrounding, existing development and the proposed
layout. The Comprehensive Plan should be used as a guide in determining
if the design of the proposed subdivision is proper. The Planning
Commission shall have the authority to deny a plat or request redesign
if, in its opinion, the layout is not suitable for the site or if
the development of the subdivision would be premature.
3.
Storm water runoff plan. The City Administrator may require
the subdivider to have an engineer's study prepared for the Planning
Commission as to the required width of a drainage easement necessary
to carry the storm water runoff for each major watercourse or drainageway
involved. Such study shall be based on a 100-year storm. If an engineer's
study is required by the City Administrator, said study shall include
the amount of increased storm water runoff that will be created by
proposed development and a plan of how this runoff will be accommodated.
The Planning Commission may require design modification of the proposed
storm water system to reduce increased runoff.
4.
Design techniques. The following illustrations are examples
which may be used as guides in the review of the subdivision applications:
[Ord. No. 1892 Subdivision Regs.
Art. 5, 4-7-1997]
A.
General. The intent of this Section is to provide for the
issuance of building permits in lots divided into not more than two
(2) tracts without having to replat said lot, provided that the resulting
lots shall not again be divided without replatting. The Board of Aldermen
may approve or disapprove lot splits in accordance with the following
regulations.
B.
Application Procedure. Requests for lot split approval
shall be made by the owner of the land to the Planning Commission.
Four (4) copies of a scale drawing of the lots involved if there are
no structures thereon, or, if structures are located on any part of
the lot being split, four (4) copies of a survey of the lot(s) and
the location of the structure(s) thereon together with the precise
nature, location and dimensions of the proposed lot split shall accompany
the application.
C.
Approval Guidelines. Approval or disapproval of lot splits
shall be made based on the following guidelines:
1.
No lot
split shall be approved if:
a.
A
new street or alley is needed or proposed.
b.
A
vacation of streets, alleys, setback lines, access control or easements
is required or proposed.
c.
Such
action will result in significant increases in service requirements
(e.g., utilities, schools, traffic control, streets, etc.) or will
interfere with maintaining existing service levels (e.g., additional
curb cuts, repaving, etc.).
d.
There
is less street right-of-way than required by these regulations or
the Comprehensive Plan unless such dedication can be made by separate
instrument.
e.
All
easement requirements have not been satisfied.
f.
Such
split will result in a tract without direct access to a street.
g.
A
substandard-sized lot or parcel will be created.
h.
The
lot has been previously split in accordance with these regulations.
2.
The
Planning Commission may make such recommendations as deemed necessary
to carry out the intent and purpose of existing land development regulations
and Board of Aldermen policy. Requirements may include, but not be
limited to, installation of public facilities, dedication of rights-of-way
and easements, access control, and submission of covenants for the
protection of other landowners in the original subdivision.
3.
The
Planning Commission shall, in writing to the Board of Aldermen, either
recommend approval, with or without conditions, or disapproval of
the lot split within thirty (30) working days of application. If approved
by the Board of Aldermen and after all conditions have been met, the
Board of Aldermen shall sign and furnish a certificate of approval
to be affixed to the lot split survey and a certified copy thereof
shall be filed with the Register of Deeds. Copies of the approved
lot split shall also be provided to the Zoning Administrator and the
applicant.
D.
Filling Fee. The filing fee for each lot split application
shall be in an amount as established by the Board of Aldermen.
[Ord. No. 1892 Subdivision Regs.
Art. 6, 4-7-1997]
A.
Pre-Application. Prior to the filing of the preliminary
plat, the subdivider shall contact the Zoning Administrator to determine:
1.
Procedure
for filing plats.
2.
Availability
of City sewer and water.
3.
Comprehensive
Plan requirements for improvements such as major streets, land use,
parks, schools and public open spaces.
4.
Zoning
requirements for the property in question and adjacent properties.
5.
Special
setback requirements for arterial, collector and local streets.
B.
Preliminary Plats. After reaching the preliminary conclusions
regarding the requirements for the proposed subdivision, the subdivider
may submit a preliminary plat together with any supplementary information
necessary to the Zoning Administrator.
1.
Submission of a preliminary plat.
a.
Filing fee. A filing fee in an amount as established by
ordinance by the Board of Aldermen shall accompany the filing of each
preliminary plat application. The preliminary plat shall not be accepted
for filing until the filing fee therefore has been paid by the subdivider.
b.
Number of copies. This subdivider shall submit ten (10)
copies of the preliminary plat and of a vicinity map (if not on the
preliminary plat) showing the location of the proposed subdivision.
These plats shall be filed with the Zoning Administrator at least
fourteen (14) days prior to a regular meeting of the Planning Commission
at which the preliminary plat is to be considered.
c.
The
subdivider shall submit a certificate proving ownership of the entire
tract to be platted.
d.
The
subdivider shall submit proof that the proposed plat has been reviewed
by all affected utility companies or agencies along with any comments
from these companies or agencies.
e.
A
preliminary grading and drainage plan, including location and size
of all storm sewers, existing and proposed land elevations and contours,
and necessary widths of all open drainageways, shall be submitted
to the City Engineer. These plans are not intended to be detailed
suitable for construction.
f.
Preliminary
plats shall contain:
(1)
The proposed name of the subdivision. (The name shall not duplicate
or too closely resemble the name or names of an existing subdivision.)
(2)
The location of the boundary lines of the subdivision and reference
to the section or quarter section lines.
(3)
The names and addresses of the developer, owner, and the engineer
or land surveyor who prepared the plat.
(4)
Scale of the plat, one (1) inch equals one hundred (100) feet or
larger.
(5)
Date of preparation and north point.
(6)
Existing conditions.
(a)
Location, width and name of platted streets or other public ways,
railroads and utility rights-of-way, parks and other public open spaces
and permanent buildings within or adjacent to the proposed subdivision.
(b)
All existing sewers, water mains, gas mains, culverts, or other underground
installations, within or adjacent to the proposed subdivision, with
pipe size and manholes, grades and location.
(c)
Names of adjacent subdivisions together with arrangement of streets
and lots and owners of adjacent parcels of unsubdivided land.
(d)
Topography (unless specifically waived) with contour intervals of
not more than two (2) feet, referred to U.S.G.S. datum; where the
ground is too flat for contours, spot elevations shall be provided.
(e)
Location of watercourses, bridges, wooded areas, lakes, ravines and
such other features as may be pertinent to the subdivision.
(f)
Current zoning classification.
(7)
The general arrangements of all proposed lots and their size.
(8)
Location and width of proposed streets, alleys, and pedestrian ways
and easements to accommodate drainage.
(9)
The general plan of sewage disposal, water supply and drainage.
(10)
Location and size of proposed parks, playgrounds, churches, school
sites or other special uses of land to be considered for reservation
or dedication for public use.
(11)
General layout of adjacent property within two hundred (200) feet
to show how streets and other public facilities in the proposed subdivision
relate to the adjacent property.
(12)
Approximate gradient of streets.
2.
Preliminary plat action. The Planning Commission shall
recommend to approve, conditionally approve, or disapprove the preliminary
plat within thirty (30) days of submission of the plat. Action by
the Planning Commission shall be conveyed to the subdivider in writing.
In case the plat is recommended to be disapproved by the Planning
Commission, the subdivider shall be notified of the reason for such
action and what requirements shall be recommended to meet the approval
of the City. The Board of Aldermen shall consider the Planning Commission's
recommendation and approve, conditionally approve, or disapprove the
preliminary plat within thirty (30) days of the meeting of the Planning
Commission. The approval of the preliminary plat does not constitute
an acceptance of the subdivision, but is deemed to be an authorization
to proceed with the preparation of the final plat.
3.
Effective date. The approval of the preliminary plat shall
be effective for one (1) year from the date of approval by the Board
of Aldermen.
C.
Final Plat.
1.
Submission.
a.
After
approval of the preliminary plat, the subdivider may submit a final
plat.
b.
The
original (on mylar, tracing cloth or similar material) and the number
of prints required by the Planning Commission shall be submitted to
the City at least fourteen (14) days prior to the Planning Commission
public meeting at which the plat will be considered.
c.
The
names and signatures of the owner or owners of the property, duly
acknowledged and notarized, shall appear on the original copies submitted.
d.
The
final plat, prepared for recording purposes, shall be drawn at a scale
of at least one (1) inch equals one hundred (100) feet. The size of
the sheet on which such final plat is prepared shall be thirty-six
(36) inches by twenty-two (22) inches. Where the proposed plat is
of unusual size, the final plat shall be submitted on two (2) or more
sheets of the same dimensions. If two (2) or more sheets are required,
an index map of the same dimensions shall be filed showing the entire
development at a smaller scale. The dimensions indicated are standard
for all final plats and compliance is mandatory. Title, description
and other written data shall be located either right or left.
e.
The
final plat shall be reviewed for accuracy by the City Engineer prior
to submission to the Board of Aldermen.
2.
Information. The final plat shall show and contain the
following information:
a.
Name
of subdivision (not to duplicate or too closely resemble the name
of any existing subdivision).
b.
Location
of section, township, range, County and State, including the descriptive
boundaries of the subdivision based on an accurate traverse, giving
angular and linear dimensions which must be mathematically correct.
The allowable error of closing on any portion of the plat shall be
one (1) foot in five thousand (5,000).
c.
The
location of existing monuments or benchmarks shall be shown and described
on the final plat. Location of such monument shall be shown in reference
to existing official monuments or the nearest established street lines,
including the true angles and distances to such reference points or
monuments.
d.
The
location of lots; alley, street and highway rights-of-way; parks and
other features with accurate dimensions in feet and decimals of feet,
with the length of radii and of arcs along with the intersection angle
(delta) on all curves, and all other information necessary to reproduce
the plat on the ground. Dimensions shall be shown from all angle points
of curve on lot lines.
e.
Lots
shall be numbered clearly. Blocks shall be numbered or lettered clearly
in the center of the block.
f.
The
exact locations, widths and names of all streets and alleys to be
dedicated.
g.
Boundary
lines and description of the boundary lines of any area other than
streets and alleys which are to be dedicated or reserved for public
use.
h.
Building
setback lines on the front and side streets with dimensions.
i.
Name,
signature and seal of the registered land surveyor preparing the plat.
j.
Scale
of the plat (scale to be shown graphically and in feet per plat scale
inch), date of preparation and north point, including basis for north.
k.
Statement
dedicating all easements, streets, alleys, and all other public areas
not previously dedicated.
l.
The
following certificates, which may be combined where appropriate:
(1)
A certificate signed and acknowledged by all parties having any record,
title, or interest in the land subdivided and consenting to the preparation
and recording of said subdivision map.
(2)
A certificate signed and acknowledged as above, dedicating or reserving
all parcels of land shown on the final plat and intended for any public
or private use including easements and those parcels which are intended
for the exclusive use of the lot owners of the subdivision, their
licensees, visitors, tenants, and servants.
m.
The
acknowledgment of a notary in the following form:
State of __________, County of ____________, SS.
Be it remembered that on this ___ day of ________ 20__, before
me, a notary public in and for said County and State, came to me personally
known to be the same person who executed the foregoing instrument
of writing and duly acknowledged the execution of same. In testimony
whereof, I have hereunto set may hand and affixed my notarial seal
the day and year above written.
(SEAL) ______________________ Notary Public
My Commission Expires: ____________________
(1)
The certificate of the Planning Commission in the following form:
This plat of ________________ addition has been submitted to
and approved by the Savannah Planning Commission this ___ day of ___________,
20__.
Chair ___________________________
Secretary ________________________
(2)
The acceptance of easements and rights-of-way by the Board of Aldermen
in the following form:
These easements and rights-of-way accepted by the Board of Aldermen
of Savannah, Missouri, this ___ day of ___________, 20__.
(SEAL) ________________ Mayor
ATTEST:
City Clerk/Treasurer ____________________________
(3)
A blank space for noting entry on the transfer record in the following
form:
Entered on transfer record this ___ day of __________, 20__.
Deputy County Recorder of Deeds ______________________
3.
Supplemental information to be submitted with final plat. The following additional data shall be submitted with the final
plat:
a.
A
title report by an abstract or a title insurance company or an attorney's
opinion of title, showing the name of the owner of the land and all
other persons who have an interest in, or an encumbrance on, the plat.
The consent of all such persons shall be shown on the plat.
b.
A
certificate showing that all taxes and special assessments due and
payable have been paid in full; or if such taxes have been protested
as provided by law, monies or other sufficient escrows guaranteeing
such payment of taxes in the event the protest is not upheld may be
placed on the deposit with such officials or governing bodies to meet
this requirement.
c.
A
copy of any deed restrictions applicable to the subdivision.
4.
Final plat action. Within thirty (30) days after the submission
of a final plat, the Planning Commission shall approve, conditionally
approve, or disapprove the final plat. After approval by the Planning
Commission, the Board of Aldermen shall either accept or reject the
dedication of land for public purposes within thirty (30) days after
the first (1st) meeting of the Board of Aldermen after the plat was
submitted to the City Clerk/Treasurer. The action of the Planning
Commission and the Board of Aldermen shall be conveyed to the subdivider
in writing within ten (10) days of the meeting of the Board of Aldermen
at which the plat was considered. If the final plat is disapproved,
the subdivider shall be notified of the reasons for such disapproval.
[Ord. No. 1892 Subdivision Regs.
Art. 7, 4-7-1997; Ord.
No. 2261 §2, 9-6-2005]
A.
Required Improvements. The subdivider shall install or
provide for the installation of the following improvements:
1.
Streets. Streets in all subdivisions shall be permanent
concrete surface with curb and gutter in conformance with City standards
and specifications.
2.
Water. Where a public water supply is proposed to serve
the subdivisions, said water lines shall be installed in proper easements
or within the limits of the street and alley right-of-way. The system
shall be of equal or better quality and size than the minimum standards
of the City and shall meet all State Department of Natural Resources
(DNR) standards. Where private water supplies are proposed, adequate
provision shall be made for easements to allow installation of a public
system should the property ever be annexed or required to develop
a public supply. The installation of a private water system must be
approved by the Board of Aldermen and shall meet all requirements
of the State DNR.
3.
Sewer. A public sanitary sewer shall be used in all subdivisions.
The sewer shall be designed and constructed to provide service to
each lot within the subdivision. The system of lateral sewers shall
collect the sewage within the subdivision and discharge it into the
City sewer system. All subdivisions which connect to the City sewer
systems shall be required to be annexed into the City. Upon determination
of the City that the City sewer system is not practicably available
to the development, the subdivider may submit plans for consideration
for disposal of sewage into a central, public treatment facility,
or a private system. The sewer system shall be of equal or better
quality and size than the minimum standards of the City as determined
by the City Engineer. The sewer system shall meet all State DNR standards.
In subdivisions where individual private wastewater systems
are proposed, adequate provision shall be made for easements to allow
the installation of a public system should the property ever be annexed
or required to develop a public system.
4.
Walks. Sidewalks shall be installed on both sides of all
streets. All sidewalks along arterial or collector streets shall be
not less than five (5) feet in width. All other sidewalks shall be
not less than four (4) feet in width unless otherwise specified by
the Board of Aldermen. Sidewalks shall also be installed in any pedestrian
easements as may be required by the Planning Commission. All sidewalks
shall be a minimum of four (4) inches thick, shall be constructed
of Portland cement concrete and shall comply with all other specifications
of the Board of Aldermen. Sidewalks shall be located in the platted
street right-of-way, six (6) inches from the property line. Sidewalks
shall also be installed in any pedestrian easements as may be required
by the Planning Commission.
Installation of sidewalks along streets shall be the responsibility
of the builder on each lot adjacent to the street and shall be required
to be installed at the time of construction on each lot. The installation
of sidewalks in open spaces, greenways, parks or other common areas
shall be the responsibility of the developer and shall be required
at the time that said common area is created.
5.
Storm drainage. The subdivider shall install culverts,
storm sewers, rip-rap slopes, stabilized ditches, storm water detention
facilities and other improvements necessary to adequately handle storm
water. All improvements shall comply with the minimum standards of
the City and shall be approved by the City Administrator prior to
construction.
Where developments are determined by the City Administrator
to be in close proximity to unimproved stream channels, an engineering
study shall be required to determine the stability of the stream banks.
The study shall evaluate the likelihood that normal stream bank slippage
failure and erosion will endanger structures proposed as a part of
the development or the yards of residential lots. Such studies shall
analyze the impact of full upstream development as shown on the City's
Comprehensive Plan map and include a complete identification and analysis
of the soil profile and underlying bedrock upon which the development
is to take place. Based on this analysis, engineering plans shall
be submitted showing the structural measures to be used to stabilize
those banks which are determined to be unstable. The study shall be
submitted concurrent with the application for final plat approval
and shall be reviewed and approved by the City Administrator prior
to recording the plat. Storm drainage easements may be required where
necessary to allow ongoing maintenance of the stream channel and any
stabilization measures.
6.
Street signs. The developer shall pay to the City the cost
of purchasing and installation of street signs at all intersections
within a subdivision. The type and appearance of the street signage
to be purchased and installed shall be consistent with other street
signage in the City. The Zoning Administrator shall determine if proposed
street signage is consistent with other street signage in the City.
Any deviations from the City's typical street signage must be approved
by the Board of Aldermen. The City shall install the street signs.
The term "street sign", as used herein, shall include
all traffic control signs, street name signs and any other street
signage which is to be owned and maintained by the City after installation.
7.
Street trees. Street trees may be planted by the subdivider
on all streets in the subdivision. Such trees may be planted on both
sides but not less than five (5) feet from the back of curb lines.
8.
Permanent monuments. Permanent monuments shall be placed
at all lot and block corners, angle points, point of curve in streets,
and at intermediate points as required prior to the final acceptance
of the plat by the City. Said permanent monuments shall be one-half
(½) inch minimum iron bars or pipe, eighteen (18) inches long,
shall be set with top of monument flush with existing ground line,
and shall include an identification cap on the bar.
9.
Street lights. Street lights shall be installed at all
street intersections and at other locations as is deemed necessary
by the City and utility company. The developer shall pay for the cost
of purchasing and installation of all required street lighting by
the City or utility company.
B.
Exceptions For Existing Improvements.
1.
Where
the proposed subdivision is a resubdivision or concerns an area presently
having any or all required improvements as previously set out, and
where such improvements meet the requirements of this Article and
are in good condition as determined by the Board of Aldermen upon
its consideration of the opinion of the City Engineer, no further
provision need be made by the subdivider to duplicate such improvements.
However, where such existing improvements do not meet said requirements
as determined by the Board of Aldermen upon its consideration of the
opinion of the City Administrator, the subdivider shall provide for
the repair, correction, or replacement of such improvements so that
all final improvements will then meet said requirements as determined
by the Board of Aldermen upon its consideration of the opinion of
the City Administrator.
2.
Where
the proposed subdivision is a resubdivision or concerns an area presently
abutting or continuing any existing public street of less than the
minimum required right-of-way width or roadway width, land shall be
dedicated so as to provide a minimum street right-of-way width established
by these regulations and/or by the policy of the Board of Aldermen;
and the subdivider of such proposed subdivision shall provide an additional
roadway pavement meeting the minimum standards set by these regulations
and the Board of Aldermen. The Board of Aldermen shall determine what
adjustment to make where the aforesaid widening merges with existing
streets which are of smaller width at the boundary of such proposed
subdivision. The Board of Aldermen may reduce the minimum roadway
system in the proposed subdivision if the extension of such roadway
is already improved at each end of such roadway in the subdivision
and the roadway in the proposed subdivision is two (2) blocks or less
in length.
[Ord. No. 1892 Subdivision Regs.
Art. 8, 4-7-1997]
A.
General. After the approval, but prior to the recording
of the final plat, the subdivider may do the grading and any drainage
work that is required, all according to plans approved by the City
Administrator.
Prior to the filing of the final plat with the Recorder of Deeds, all street paving, storm drainage, and utility lines must be installed in accordance with Section 405.070 and plans approved by the appropriate utility company and all grading work completed.
In lieu of the actual construction of all physical improvements
prior to the filing of the final plat, the Board of Aldermen may,
at the option of the developer, accept one (1) or a combination of
the following.
1.
A bond
or letter of credit in the amount that will guarantee the construction
of the required improvements within a period of time to be specified
and approved by the Board of Aldermen. Such surety shall be properly
executed prior to any grading or construction and shall be released
in segments upon written approval of the City.
2.
A petition
for special assessment financing presented to and approved by the
Board of Aldermen, properly executed by the property owners as provided
by law. Said petition to be used for the construction of the improvements
by the Board of Aldermen and the apportionment of the costs of which
to be assessed against the subdivided property.
B.
Building Permits. Unless the required improvements have
been installed or guaranteed by a bond or special assessment petition
for a lot or tract, no building permits shall be issued for that lot
or tract.
C.
Occupancy Permits. No occupancy permit shall be issued
until all improvements have been installed and accepted by the Board
of Aldermen.
D.
Plans And Specifications. Upon the approval of the preliminary
plat, the subdivider shall have prepared by a licensed professional
engineer, engineering drawings for proposed required improvements
containing the data and information specified below:
1.
Content of engineering drawings. Engineering drawings for
required improvements shall contain the following data and information:
a.
Plans,
profiles, details, specifications and cost estimates for roadway and
sidewalk construction, including plans and profiles for each street
with a typical cross section of the roadway. The profiles of grade
lines shall be shown to a scale of one (1) inch equals twenty (20)
feet horizontal and one (1) inch equals five (5) feet vertical. This
information shall be shown on standard plan and profile sheets unless
otherwise required.
b.
Plans,
profiles, details, specifications and cost estimates of proposed storm
drainage improvements.
c.
Plans,
profiles, details, specifications and cost estimates of proposed water
distribution systems and proposed water supply facilities and hydrants.
d.
Plans,
profiles, details, specifications and cost estimates of sewerage systems
and of any required sewage treatment facilities.
e.
Grading
plans for all lots and other sites in the subdivision.
f.
When
unusual site conditions exist, the Board of Aldermen may require such
additional plans, specifications and drawings as may be necessary
for an adequate review of the improvements to be installed.
g.
All
plans shall be based on U.S.G.S. datum for vertical control.
2.
Review of plans. The City Engineer shall review all engineering
drawings in order to advise the Board of Aldermen as to whether or
not such drawings are consistent with the approved preliminary plat
and comply with the City's design standards. The City Engineer shall
forward to the Zoning Administrator and the Board of Aldermen a notice
stating his/her opinion and, in the event that it is the engineer's
opinion that the drawings do not so conform or comply, the City Engineer
shall notify the Zoning Administrator and the Board of Aldermen of
the specific manner in which such drawings do not so conform or comply.
After consideration of the City Engineer's opinion, the Board of Aldermen
shall notify the subdivider as to whether or not the drawings are
consistent with the approved preliminary plat and comply with their
design standards and, if not, of the specific manner in which such
drawings do not so conform or comply. The subdivider may then correct
any defective drawings and resubmit the correct drawings.
3.
Approval by Planning Commission. The Planning Commission
shall approve a final plat only after its determination that the plat
conforms with the requirements of these regulations and after consideration
of the City Engineer's opinion that the drawings are consistent with
the approved preliminary plat and with the adopted City design standards.
E.
Construction Of Improvements. No improvements shall be
constructed nor shall any work preliminary thereto be done until such
time as a final plat has been approved by the Planning Commission
and the engineering drawings accompanying it shall have been approved
by the Board of Aldermen and there shall have been compliance with
all of the requirements relating to an agreement, bond, or deposit
specified in these regulations.
F.
Performance Guarantee. A performance guarantee shall be
required from the subdivider in the amount of the estimate approved
by the City Engineer for the cost of the proposed improvements. The
performance guarantee shall run to the City of Savannah and be with
good and sufficient surety satisfactory to the Board of Aldermen and
as approved by the City Attorney, conditioned upon the installation
of the required improvements within two (2) years after the approval
of the final plat. Filing of the actual bond or other security shall
not be required until after the final plat approval, but sufficient
information concerning the form of guarantee to be used shall be submitted
with the final plat documents to permit Board approval at that time.
G.
Transfer Of Title Of The Subdivision. In the event a developer who has posted an escrow, or letter of credit, or bond with the City, in accordance with Subsection (F) of this Section transfers title of the subdivision property prior to full release of the escrow, letter of credit, or bond, the City shall accept a replacement escrow or letter of credit from the successor developer in the form allowed in Subsection (F) of this Section and in the amount of the escrow or letter of credit held by the City, at the time of the property transfer, and upon receipt of the replacement escrow or letter of credit, the City shall release the original escrow or letter of credit in full and release the prior developer from all further obligations with respect to the subdivision improvements if the successor developer assumes all of the outstanding obligations of the previous developer. The City, may accept a surety bond from the successor developer in the form allowed in Subsection (F) of this Section and in the amount of the bond held by the City, at the time of the property transfer, and upon receipt of the replacement bond, the City, shall release the original bond in full, and release the prior developer from all further obligations with respect to the subdivision improvements.
H.
Release Of Bond, Letter Of Credit Or Escrow. Any escrow
or bond amount held by the City to secure actual construction and
installation on each component of the improvements or utilities shall
be released within thirty (30) days of completion of each category
of improvement or utility work to be installed, minus a maximum retention
of five percent (5%) which shall be released upon completion of all
improvements and utility work. The City, shall inspect each category
of improvement or utility work within twenty (20) business days after
a request for such inspection. Any such category of improvement or
utility work shall be deemed to be completed upon certification by
the City that the project is complete in accordance with the ordinance
of the City including the filing of all documentation and certifications
required by the City in complete and acceptable form. The release
shall be deemed effective when the escrow funds or bond amount are
duly posted with the United States Postal Service or other agreed-upon
delivery service or when the escrow funds or bond amount are hand
delivered to an authorized person or place as specified by the owner
or developer.
I.
Inspection. All improvements constructed or erected shall
be subject to inspection by the City or its designated representative
responsible for setting and enforcing the applicable design and construction
standards of the required improvement. The subdivider shall give at
least forty-eight (48) hours' written notification to such official
prior to the performance of any of the following work:
J.
Inspection Procedures. After notice is received as specified in Section 405.080(F), the official designated in said Section shall conduct an on-site inspection to determine that the work complies with the approved engineering plans and specifications. After such inspection has been made, said official shall notify the Zoning Administrator of his/her opinion thereof. If the Board of Aldermen shall determine, after consideration of the opinion of the official, that such work does not comply with the approved engineering plans and specifications, the Board of Aldermen shall so notify the subdivider and may require the subdivider to terminate all further work until necessary steps are taken to correct any defect, deficiency, or deviation to the satisfaction of the Board of Aldermen. Upon the correction of such defect, deficiency, or deviation, the subdivider shall again notify the official as provided for in Section 405.080(F).
K.
Final Inspection. Upon completion of all improvements within the area covered by the final plat, the subdivider shall notify the official designated in Section 405.080(F) who shall thereupon conduct a final inspection of all improvements installed. After such inspection has been made, said official shall notify the Zoning Administrator of his/her opinion thereof. If the Board of Aldermen shall determine, after consideration of the opinion of the official, that there are defects, deficiencies, or deviations in any such improvements as installed, or there are any deviations in such improvements as installed from the approved engineering plans and specifications, the Board of Aldermen shall so notify the subdivider in writing, and the subdivider shall, at its sole expense, correct such defects, deficiencies or deviations. Once these have been corrected, the subdivider shall notify the official that the improvements are ready for final reinspection.
L.
Acceptance Of Improvements. Upon the determination by the
Board of Aldermen, after consideration of the opinion of the official,
that there are no defects, deficiencies, or deviations in the improvements,
and that all improvements have been installed in conformance with
the approved engineering drawings, and with the requirements of these
regulations, and all other applicable Statutes, ordinances, and regulations,
the Board of Aldermen and/or such appropriate utility shall thereupon
by resolution or by letter, respectively, formally accept such improvements.
The improvements shall become the property of the Board of Aldermen
or appropriate utility company involved.
[Ord. No. 1892 Subdivision Regs.
Art. 9, 4-7-1997]
A.
Variances. Whenever the Planning Commission deems full
conformance to provisions of these regulations is impractical or impossible
due to the size, shape, topographic location or condition, or such
usage of land included in a subdivision plat being presented for approval,
the Planning Commission may authorize variances of these regulations.
In authorizing such variances or exceptions, the Planning Commission
shall find the following:
1.
There
are special circumstances or conditions affecting the property.
2.
The
variances or exceptions are necessary for the reasonable and acceptable
development of the property in question.
3.
The
granting of the variances or exceptions will not be detrimental to
the public welfare or injurious to other property in the vicinity
in which the property is situated.
B.
Waivers. Any waiver of the required improvements shall
be only by the Planning Commission on a showing that such improvements
are technically not feasible.
[Ord. No. 1892 Subdivision Regs.
Art. 10, 4-7-1997]
A.
Permits. No building permit shall be issued for any structure that is located upon a lot in a subdivision filed after the date of the adoption of these rules that has not been subdivided in accordance with these subdivision regulations and is not exempted by the provisions of Section 405.010(D). No such plat or replat or dedication or deed of a street or public way shall be filed, as provided by law, until such plat or replat or dedication or deed shall have endorsed upon it the fact that it has been submitted and approved by the Planning Commission.
B.
Recorded Plats. The subdivider shall submit the required
number of copies of the recorded plat and the costs shall be submitted
to the City Clerk/Treasurer for distribution to various public and
quasi-public departments, offices or agencies.
C.
Consideration Of Subdivision Regulation Amendments. Before
adopting or amending any subdivision regulations, the Planning Commission
shall call and hold a hearing on such regulations or amendments thereto
and shall act as provided for amending the zoning regulations. The
Board of Aldermen shall act on the recommendations of the Planning
Commission by the same procedure as for zoning amendments, except
that a public hearing shall be held by the Board of Aldermen.
[Ord. No. 1892 Subdivision Regs.
Art. 11, 4-7-1997]
A.
Each
Section and each Subdivision of a Section of these subdivision regulations
are hereby declared to be independent of every other Section or Subdivision
of a Section so far as inducement for the passage of these subdivision
regulations are concerned and invalidity of any Section or Subdivision
of a Section of these subdivision regulations shall not invalidate
any other Section or Subdivision of a Section thereof.
B.
These
subdivision regulations shall in no manner affect pending actions
either civil or criminal founded on or growing out of any ordinance
or part of any ordinance hereby repealed, and these subdivision regulations
shall in no manner affect rights or causes of action either civil
or criminal not in suit that may have already accrued or grown out
of any ordinance or part of any ordinance hereby repealed.
[Ord. No. 1892 Subdivision Regs.
Art. 12, 4-7-1997]
Any person violating the provisions of these subdivision regulations
is guilty of an ordinance violation and, upon conviction thereof,
shall be subject to a fine of not less than one hundred dollars ($100.00)
nor more than five hundred dollars ($500.00), or by confinement in
the County Jail for not more than one (1) year, or by both such fine
and confinement.
