[Ord. No. 976 §4.1, 11-25-1997]
A. 
Conformance To Applicable Rules And Regulations. In addition to the requirements established herein, all subdivision plats shall comply with the following laws, rules and regulations:
1. 
All applicable provisions of the Missouri Statutes.
2. 
The City Zoning Ordinance, Building and Housing Codes and other applicable laws of the City.
3. 
The official plans and programs including, but not limited to, streets, drainage systems and parks as adopted by the City.
4. 
The rules of the Missouri Department of Transportation if the subdivision or any lot contained therein abuts a State highway or connecting street.
5. 
The standards and regulations adopted by all Boards, Commissions, Agencies and Officials of the City.
6. 
All pertinent standards contained within these regulations.
B. 
Self-Imposed Restrictions. If the owner places restrictions on any of the land contained in the subdivision greater than those required by the Zoning Ordinance or these regulations, such restrictions or reference thereto may be required to be indicated on the subdivision plat, or the Planning Commission may require that restrictive covenants be recorded with the Platte County Recorder of Deeds in a form to be approved by the City Attorney. Such indication or recording of these greater restrictions shall in no way impart any liability to the City or its officials for any purposes.
C. 
Plats Straddling Municipal Boundaries. In general, lot lines should be laid out so as not to cross municipal boundary lines. However whenever access to the subdivision is required across land within another municipality, the Planning Commission may request an opinion from the City Attorney that access is legally established, and also from the Enforcement Officer to assure that the access road is adequately improved or that a performance bond has been duly executed and is sufficient to assure construction of the access road.
D. 
Monuments.
1. 
The subdivider shall place permanent reference monuments in the subdivision as required herein and as approved by a land surveyor registered in the State of Missouri. Monuments shall be located on street right-of-way lines, at street intersections, angle points of curve and block corners.
2. 
Markers shall be a three-eighth (3/8) inch iron bar which is eighteen (18) inches long. The external boundaries of a subdivision shall be monumented in the field with monuments of stone or concrete, not less than thirty (30) inches in length, not less than four (4) inches square or five (5) inches in diameter and marked on top with a cross, brass plug, iron rod or other durable material securely embedded; or by iron rods or pipes at least thirty (30) inches long and two (2) inches in diameter. These monuments shall be placed not more than one thousand four hundred (1,400) feet apart in any straight line and at all corners at each end of all curves, at the point where a curve changes its radius, at all angle points in any line and at all angle points along the meander line, said points to be not less than twenty (20) feet back from the bank of any river or stream, except that when such corners or points fall within a street or proposed future street, the monuments shall be placed in the side line of the street.
3. 
All such monuments shall be set flush with the ground and planted in such a manner that they will not be removed by frost. All monuments shall be properly set in the ground and approved by a land surveyor registered in the State of Missouri prior to the time the Planning Commission recommends approval of the final plat after final grading of streets, easements, etc.
E. 
Character Of The Land. Land which the Planning Commission finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements or other features which will reasonably be harmful to the safety, health and general welfare of inhabitants of the land and surrounding areas shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the Planning Commission, upon recommendation of the Enforcement Officer, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for such uses as shall not involve such a danger.
F. 
Subdivision Name. The proposed name of the subdivision shall not duplicate or too closely approximate phonetically, the name of any other subdivision in the area covered by these regulations. The Planning Commission shall have final authority to designate the name of the subdivision which shall be determined at preliminary plat approval.
[Ord. No. 976 §4.2, 11-25-1997]
A. 
The purpose of this Section is to control soil erosion on land that is undergoing development for non-agricultural uses and prevent sediment and soil erosion from being transported onto adjacent property and into streams, rivers, lakes, ponds or other areas. The provisions in this Section are intended to do the following:
1. 
Preserve the natural terrain and waterways.
2. 
Provide a natural community environment.
3. 
Prevent soil erosion.
4. 
Reduce costly repairs to gullies, washed out fills, water conveyance systems, roads and embankments.
B. 
Scope Of Authority. Any person, firm, corporation or business proposing to develop land within incorporated Platte City shall apply to the Enforcement Officer for approval of required erosion control plans and issuance of a grading permit as specified in these regulations.
C. 
Implementation. Erosion and sediment control methods as approved, shall be implemented at the beginning of a project before any grading begins unless waived for good cause by the Enforcement Officer.
D. 
Required Erosion And Sedimentation Control Plan Content. In addition to the requirements of Article IV of these regulations, construction plans shall also include the following information:
1. 
Erosion and sediment control plans submitted to the Enforcement Officer shall include specifications showing proposed excavation, grading or filling and will include the following:
a. 
Full name and address of property owner.
b. 
Designation of property address and a location map.
c. 
Portion of the property that is to be excavated, graded or filled with excavated material.
d. 
Location of any sewerage disposal system or underground utility line, any part of which is within fifty (50) feet of the proposed excavation, grading or filling area and the location of any pipeline operated at a maximum service pressure in excess of two hundred (200) p.s.i., any part of which is within one hundred (100) feet of the proposed excavation, grading or filling area.
e. 
Existing grade and topography of the premises and the proposed finished grade and final contour elevation at a contour interval of not more than two (2) feet on the U.S.G.S. datum.
f. 
Location and present status of any previously permitted grading operations on the property.
g. 
Details of any temporary drainage system proposed to be installed and maintained by the applicant and a comprehensive drainage plan designed to safely handle surface water, streams or other natural drains following heavy rains during grading operations.
h. 
Details of proposed water impoundment structures, embankments, sediment or debris basins, grass or lined waterways and diversions with the details and locations of proposed stable outlets and the location of any downstream impoundments which could be affected by the proposed grading.
i. 
Details of soil preparation and revegetation of the finished grade and of other methods of soil erosion control.
j. 
Proposed truck and equipment access ways to the work site.
k. 
Delineation of the 100-year floodplain and floodway.
l. 
Statement from the property owner or his agent assuming full responsibility for the performance of the operation as stated in the application. This statement shall also contain assurance that all City property or roads will be adequately protected.
2. 
The proposed phasing of development of the site, including clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas and the sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking areas and establishment of temporary and permanent vegetative cover.
The Enforcement Officer may waive specific requirements for the content of submissions upon finding that the information submitted is sufficient to show that the work will comply with the objectives and principles of these regulations. The Enforcement Officer may also require a separate erosion and sediment control plan be drawn in order to get greater detail of the site where unusual topography, drainage or other unusual physical conditions exist, or where the development project is so large as to necessitate the need for a separate plan.
E. 
Sediment And Erosion Control Approval.
1. 
All excavations, grading or filling shall have a finished grade not to exceed a three to one (3:1) slope, thirty-three percent (33%). Steeper grades may be approved by the Enforcement Officer if the excavation is through rock or if the excavation or the fill is adequately protected (a designed head wall or toe wall may be required). Permanent safety guards will be constructed in accordance with the appropriate section(s) of the adopted City Building Code.
2. 
Where natural vegetation is removed during development one (1) or more of the following measures shall be implemented:
a. 
Debris basins/silt basins.
b. 
Silt fencing.
c. 
Staked straw bales.
d. 
Retention structure.
e. 
Diversions.
f. 
Other measures as approved by the Enforcement Officer.
3. 
Permanent type grasses shall be established, weather permitting, as determined by the Enforcement Officer, when grading or construction has been completed. Work shall be deemed to have been completed if work has ceased for a six (6) month period unless that area is a borrow area as designated on either the preliminary plat or construction plans. Prior to acceptance of any public improvements permanent type grasses shall be established. Permanent grass must be established at a density to provide erosion control on the site.
4. 
Provisions shall be made to accommodate the increased runoff caused by changed soil and surface conditions during and after grading. Unvegetated open channels shall be designed so that gradients result in velocities of five (5) fps (feet per second) or less. Open channels with velocities more than five (5) fps and less than ten (10) fps shall be established in permanent vegetation by use of commercial erosion control blankets or lined with rock rip-rap or concrete or other suitable materials such as sod as approved by the designated official. Detention basins, diversions or other appropriate structures shall be constructed to prevent velocities above ten (10) fps.
5. 
The adjoining ground to development sites (lots) shall be provided with protection from accelerated and increased surface water, silt from erosion and any other consequences of erosion during development. Run-off water from developed areas (parking lots, paved sites and buildings) above the area to be developed shall be directed to diversions, detention basins, concrete gutters and/or underground outlet systems. Sufficiently anchored straw bales may be temporarily substituted with the approval of the designated official. F.E.M.A. and U.S. Army Corps of Engineers guidelines shall be followed where applicable regarding site development areas designated as floodplains and wet lands.
6. 
All lots shall be seeded and mulched or sodded before an occupancy permit may be issued except that a temporary occupancy permit may be issued by the Enforcement Officer in cases of undue hardship because of unfavorable ground conditions.
F. 
Inspections. By applying for a grading permit, the applicant consents to the City inspecting the proposed development site and all work in progress. The City may require additional erosion and sediment control measures be implemented where existing erosion and sediment control methods are not, or will not, adequately handle drainage conditions.
G. 
Correction. All violations shall be corrected within the time limit set forth by the Enforcement Officer specified in the issuance of a written notice to correct. All persons failing to comply with such notice shall be deemed in violation of this regulation.
H. 
Violations. In the event of a violation, the Enforcement Officer shall have the authority to issue a stop work order on construction of all public improvements until compliance with the written notice is achieved.
[Ord. No. 976 §4.3, 11-25-1997]
A. 
Lot Arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Ordinance. Each lot shall abut on a public street.
B. 
Lot Dimensions.
1. 
Lot dimensions shall comply with the minimum standards of the Zoning Ordinance. In general, side lot lines shall bear between sixty degrees (60°) and ninety degrees (90°) from the street right-of-way (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan.
2. 
Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front-yard setback from both streets. The maximum depth of residential lots shall not exceed three (3) times the width thereof. Depth and width of properties reserved or laid-out for business, commercial or industrial purposes shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contemplated, as established in the City Zoning Ordinance.
C. 
Double Frontage Lots. Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation.
D. 
Access From Major And Minor Arterials And Collector Streets. Lots shall not, in general, derive access exclusively from a major and minor arterial or collector street. Where driveway access from major and minor arterials or collector streets may be necessary for several adjoining lots, the Planning Commission may require that such lots be served by a combined access drive in order to limit possible traffic hazards on such street. Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back into traffic on major and minor arterials or collector streets.
E. 
Soil Preservation And Final Grading. No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved final construction plan.
F. 
Lot Drainage. Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots. All drainage shall be in compliance with these regulations.
G. 
Debris And Waste. No cut streets, timber, debris, earth, rocks, stones, soil, junk, rubbish or other waste materials of any kind shall be buried in any land or left or deposited on any lot or street at the time of the issuance of a certificate of occupancy and removal of same shall be required prior to issuance of any certificate of occupancy on a subdivision. Nor shall any be left or deposited in any areas of the subdivision at the time of expiration of the performance bond or dedication of public improvements, whichever is sooner.
[Ord. No. 976 §4.4, 11-25-1997; Ord. No. 1478 §§1 — 2, 6-14-2006]
A. 
Frontage On Improved Roads.
1. 
No subdivision shall be approved unless the area to be subdivided shall have frontage on and access from an existing street on the City Street Plan or if there is no City Street Plan, unless such street is:
a. 
An existing State, County or Township highway; or
b. 
A street shown upon a plat approved by the Planning Commission and recorded with the Platte County Recorder of Deeds.
2. 
Such street or highway must be suitably improved as required by the City highway rules, regulations, specifications or orders or be bonded by a performance bond required under these Subdivision Regulations, with the width and right-of-way required by these Subdivision Regulations or the City Street Plan.
3. 
Whenever the area to be subdivided is to utilize existing road frontage, said road shall be suitably improved as provided hereinabove. The Planning Commission shall further require that the entire right-of-way required by these Subdivision Regulations and the City Street Plan be dedicated to the City as a condition of final plat approval.
B. 
Private Streets. Private streets may be approved as streets in Zoning Districts "C-2", "M-1" and "M-2" in the platting process. Upon approval, private streets shall be considered "streets" for purposes of these Subdivision Regulations. When the approved plan includes private streets to serve as access to building lots in the interior of the district, such private streets shall be established by easement reflected on and recorded as part of a final plat. Private streets are generally unacceptable in subdivisions in which any of the streets are dedicated to the public. Exceptions will be considered in commercial and industrial subdivisions, mobile home parks and planned unit developments if the private streets are constructed to the City's public street standards. Where serving less than six (6) private access lots within the district, such private street shall provide a pavement width of not less than twenty-four (24) feet and where serving six (6) or more private access lots within the district, shall provide a pavement width of not less than thirty (30) feet. In addition to the above minimum pavement widths, such private streets shall provide at least ten (10) feet of easement on both sides of the paved portion of the private street. Any such private street shall provide access to the interior of the district only from the major thoroughfare or trafficway bordering the district. A property owner's association shall be formed with documents filed with the Platte County Recorder in conjunction with the final plat establishing said private streets. Maintenance of private streets shall be the financial responsibility of the property owners' association.
C. 
Grading And Improvement Plan. Roads shall be graded and improved and conform to the City construction standards and specifications and shall be approved as to design and specifications by the Enforcement Officer, in accordance with the construction plans required to be submitted prior to final plat approval.
D. 
Topography And Arrangement. Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of these regulations.
1. 
All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established on the City Street Plan or Official Master Plan. The arrangement of streets in new subdivisions shall make provisions for continuation of the arterial and collector streets in adjoining subdivisions or their proper projections where adjoining property is not subdivided.
All thoroughfares shall be properly related to specific traffic generators such as industries, business districts, schools, churches and shopping centers; to population densities; and to the pattern of existing and proposed land uses.
2. 
Local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems and to require the minimum number of streets necessary to provide convenient and safe access to property.
3. 
The rigid rectangular gridiron street pattern need not necessarily be adhered to and the use of curvilinear streets, cul-de-sacs or U-shaped streets shall be encouraged where such use will result in a more desirable layout.
4. 
Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions or unless in the opinion of the Planning Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision with the exiting layout or the most advantageous future development or adjacent tracts.
5. 
In business and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings, location of rail facilities and the provision of alleys, truck loading and maneuvering areas and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.
6. 
Traffic impact studies will be required for all developments with the following exemptions:
a. 
Single-family residential developments meeting any of the following:
(1) 
Densities of less than one (1) dwelling unit per acre.
(2) 
The entire development includes less than twenty (20) dwelling units.
b. 
Traffic impact studies in other specialized cases may also be waived at the direction of the Enforcement Officer.
E. 
Blocks.
1. 
Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads or waterways.
2. 
The lengths, widths and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed one thousand three hundred (1,300) feet, nor be less than four hundred (400) feet in length. Whenever practicable, blocks along major arterials and collector streets shall be not less than one thousand (1,000) feet in length.
3. 
In long blocks, the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities or pedestrian traffic. Pedestrian ways or crosswalks, not less than ten (10) feet wide, may be required by the Planning Commission through the center of blocks more than eight hundred (800) feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation or other community facilities.
4. 
Blocks designed for industrial uses shall be of such length and width as may be determined suitable by the Planning Commission for prospective use.
F. 
Access To Major And Minor Arterials. Where a subdivision borders on or contains an existing or major/minor arterial, the Planning Commission may require that access to such streets be limited by one of the following means:
1. 
The subdivision of lots so as to back onto the major arterial and front onto a parallel local street; no access shall be provided from major/minor arterial and screening shall be provided in a strip of land along the rear property line of such lots.
2. 
A series of cul-de-sacs, U-shaped streets or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the major arterial.
3. 
A marginal access or service road (separated from the major/minor arterial by a planting or grass strip and having access thereto at suitable points).
4. 
The number of residential or local streets entering a primary arterial shall be kept to a minimum.
G. 
Road 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 be dissimilar to already platted street names. Street and house numbers shall be numbered in accordance with the house numbering policy of the City.
H. 
Road Regulatory Signs. The subdivider shall pay a fee for installation of road regulatory signs as shown on the approved construction plans in accordance with the City's approved fee schedule included in these regulations. The City shall install all road signs before issuance of certificates of occupancy for any residence on the streets approved. Street name signs are to be placed at all intersections within or abutting the subdivision, the type and location of which to be approved by the Enforcement Officer.
I. 
Street Lights. All plans shall meet the design criteria of Section 2800 of the KC-APWA Standard Specifications and Design Criteria manual and the following:
1. 
All plans shall have the design criteria including area and roadway classification, pavement classification, average luminance, average/minimum luminance, maximum/minimum luminance and maximum veiling luminance ratio for all unique configurations on roadway plans (photometric data/calculations). The street lighting design shall satisfy the luminance, illuminance, veiling luminance and pedestrian lighting horizontal illuminance standards set forth in ANSI/IES RP-8.
2. 
All plans shall have details of pole type (aluminum or steel), height (twenty-five (25) feet to forty (40) feet in increments of five (5) feet), arm length, manufacturer information and location relative to curb (setback), property lines, building lines, fire hydrants, catch basins, etc.
3. 
All plans shall have details on laminar type (cobra head or shoe box), type of distribution (type II, III, etc.), type of optics (cutoff, semi-cutoff, etc.), operating voltage (240 V, single phase) and manufacturer.
4. 
All electrical cable in new subdivisions shall be buried.
5. 
Local streets only:
a. 
Lighting poles on residential streets shall be spaced in an uniform manner on the same side of the roadway. The Enforcement Officer shall apply a standard of a minimum of two hundred fifty (250) feet to a maximum of three hundred fifty (350) feet of spacing between lights with consideration given to population density, number of driveways, adequacy of sidewalks and the overall environment of the neighborhood. Pole heights in residential neighborhoods shall be thirty (30) feet and will be equipped with lights of at least 7700 lumens.
b. 
Street lights shall at a minimum be located at intersections of local residential streets, at or near the end of cul-de-sacs longer than one hundred fifty (150) feet or at changes of alignment which are two hundred (200) feet or more from an intersection.
6. 
All other locations:
a. 
All plans shall indicate pole spacing as accurately as possible for the given photo metrics. ANSI/IES, RP-8 standards are the minimum acceptable standards.
b. 
There shall be no staggered spacing or randomly located staggered street lights. Collector roads shall be designed to have uniform spacing on one (1) side while major and minor arterial roads shall use opposite spacing.
c. 
Traffic conflict areas may require special consideration. Calculations shall be submitted for intersections, railroad crossings, curves and other conflict areas. (See IES RP-8, Section 3.8)
d. 
The street lighting system shall be designed based upon use of the following laminar photo metrics: LTL03022 IES; LTL03025 IES; and OVM3S4D IES.
e. 
Where sidewalks are present or proposed, the average maintained horizontal illuminance on the sidewalks shall meet or exceed the standards set forth in Table 4 of ANSI/IES RP-8.
J. 
Reserve Strips. The creation of reserve strips adjacent to a proposed street in such a manner as to deny access from adjacent property to such street shall not be permitted.
K. 
Construction Of Roads And Dead-End Roads. All roads and streets shall be designed in accordance with the latest edition of KC-APWA Specifications Section 5200 unless otherwise modified in these regulations.
L. 
Road Classification. The classification for roads shall be in accordance with the Master Plan or City Street Plan; or as determined by the Planning Commission.
M. 
Road Surfacing And Improvements. After sewer and water utilities have been installed by the developer, the subdivider shall construct curbs and gutters and shall surface or cause to be surfaced roadways to the widths prescribed in these regulations. Said surfacing shall be of such character as is specified by Ordinance of the City.
N. 
Design Standards. All roadway surfacing and improvements shall conform to the latest edition of KC-APWA Standard Specifications and Design Criteria Section 5200. Construction shall conform to the latest edition of KC-APWA Specifications Section 2200. All storm drainage systems shall be designed and constructed in conformance with the latest edition of KC-APWA Standard Specification and Design Criteria Sections 2600 and 5600. The following modifications are made to the above referenced specifications:
1. 
Delete all references to residential access streets.
2. 
Maximum cul-de-sac length shall be limited to five hundred (500) feet. If a cul-de-sac is temporary in that it is planned to connect to another street at a later date, the Planning Commission may allow for such streets with a maximum length of one thousand five hundred (1,500) feet.
3. 
Delete all references to street lighting.
4. 
Modify Table 1 — Street Pavement Types as follows: major and minor arterials shall use Pavement Option No. 1 — Portland Cement Concrete Pavement, except where an equivalent asphalt pavement is designed in conformance with the latest edition of the AASHTO Guide for Design of Pavement Structures and subsequently approved by the Enforcement Officer.
5. 
Section 5203.1 Sidewalks shall be constructed on both sides of all streets.
O. 
Excess Right-Of-Way. Right-of-way widths in excess of the standards designated in these regulations shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of three to one (3:1).
P. 
Railroads And Limited Access Highways. Railroad right-of-way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows: In residential districts a buffer strip at least twenty-five (25) feet in depth in addition to the normal depth of the lot required in the district shall be provided adjacent to the railroad right-of-way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plan:
"This strip is reserved for screening. The placement of structures hereon is prohibited."
Q. 
Bridges. Bridges of primary benefit to the developer as determined by the Planning Commission shall be constructed at the full expense of the developer without reimbursement from the City. The sharing expense for the construction of bridges not of primary benefit to the developer as determined by the Planning Commission will be fixed by special agreement between the Planning Commission and the developer. Said cost shall be charged to the developer pro rata for the percentage of his land developed and so served.
R. 
Road Dedications And Reservations — New Perimeter Streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half streets. Where an existing half street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the subdivider. The Planning Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within his own subdivision boundaries.
S. 
Widening And Realignment Of Existing Roads. Where a subdivision borders on an existing narrow road or when the Comprehensive Plan, City Street Plan or zoning setback regulations indicate plans for realignment or widening of a road that would require use of some of the land in the subdivision, the subdivider shall be required to improve and dedicate at his expense, such areas for widening or realignment of such roads. Such frontage roads and streets shall be improved and dedicated by the developer at his own expense to the full width as required by these Subdivision Regulations. Land reserved for any road proposed may not be counted in satisfying yard or area requirements of the Zoning Ordinance, whether the land is to be dedicated to the City in fee simple or an easement is granted to the City.
T. 
Application Of Regulations. The regulations of this Section shall be applicable to landowners developing or building upon those properties lying within one thousand three hundred twenty (1,320) feet of the centerline of one (1) or more peripheral streets; provided however, that such landowners or prior landowners, have:
1. 
Not previously paid for the improvement of said peripheral street to either collector or arterial street standards as set forth in the City Manual of Technical Specifications and Design Criteria for Public Improvement Projects, as amended, by establishment of an improvement district; or
2. 
Not previously paid for the improvement of the peripheral street to the aforementioned street standards by a City-approved construction contract funded by the landowner/developer.
U. 
Exempted Residential Activities. The requirements of Subsection (T) "Application of Regulations" shall not apply to the following residential activities:
1. 
Construction of a single-family or two-family dwelling on an unplatted parcel of land or on a platted lot within residentially-zoned subdivision approved prior to the effective date of these regulations;
2. 
Development of a single-family or two-family residential subdivision with lot sizes of less than one (1) acre and which the total subdivision area is six (6) acres or less and which is not part of a larger development; or
3. 
Development of a single-family or two-family residential subdivision in which all lots exceed a minimum size of one (1) acre.
V. 
Exempted Non-Residential Activities. The requirements of Subsection (T) "Application of Regulations" shall not apply to the following non-residential activities:
1. 
Establishment of a non-residential activity on a platted lot within a non-residentially-zoned subdivision approved prior to the effective date of these regulations which has previously guaranteed its participation in an improvement district by means of a consent and agreement of non-opposition;
2. 
Any change of ownership or use of an existing non-residential structure which does not alter its building area or off-street parking requirements;
3. 
Any alteration of an existing non-residential structure which does increase its building area by more than ten percent (10%); or
4. 
Any alteration of an existing non-residential off-street parking area which does not increase the number of parking spaces by more than ten percent (10%).
W. 
Requirements For Exempted Activities. The following requirements shall apply to those activities exempted by Subsections (U) and (V) above:
1. 
The landowner/developer of an exempted activity shall submit to the City an executed consent and agreement of non-opposition which guarantees participation of the subject property in a future street improvement district.
2. 
The landowner/developer of an exempted activity may be required to provide temporary street improvements in accordance with the provisions of Section "Temporary Improvements to Peripheral Streets" as determined by the City Engineer.
X. 
Appeals. Any interested party may appeal the requirements of this Section as they are applied to a particular development or parcel of ground by filing written notice with the City Clerk within ten (10) days of the date from when the requirements are established by either the Planning Commission or the Enforcement Officer for the particular development or parcel of ground.
1. 
Appeal hearing. The appeal shall be reviewed by the Planning Commission at the next regularly scheduled meeting of the Planning Commission. The Planning Commission shall make a recommendation regarding the appeal which shall be forwarded to the Board of Aldermen for action at the Board's next regularly scheduled meeting.
2. 
Suspension of approval. In the case of a timely filed appeal of the action of the Planning Commission granting approval of an applicant's development request, where the development falls within the requirements of this Section, the approval shall be suspended until final disposition of the matter by the Board of Aldermen.
3. 
Board action. Upon appeal the Board of Aldermen shall review the appeal, the grounds for the appeal and may receive evidence thereon. If upon hearing the appeal, the Board of Aldermen finds that the requirements of this Section are not applicable to the particular development or that the calculation of the fee is inaccurate, the Board shall issue its finding that the particular development is not subject to the requirements of this Section or shall revise the amount of the required fee. In the event the Board finds that the particular development is subject to the requirements of this Section and that the calculation of the fee is in accordance with this Section it shall issue its decision denying the appeal.
Y. 
Floodplain Areas. The Planning Commission, may when it deems it necessary for the health, safety or welfare of the present and future population of the areas and necessary to the conservation of water, drainage and sanitary facilities, prohibit the subdivision of any portion of the property which lies within the floodplain of any stream or drainage course. These floodplain areas shall be preserved from any and all destruction or damage resulting from clearing, grading or dumping of earth, waste material or stumps, except at the discretion of the Planning Commission.
[Ord. No. 976 §4.5, 11-25-1997]
The Planning Commission shall not recommend for approval any plat or subdivision which does not make adequate provision for storm or flood water runoff channels or basins. The stormwater drainage system shall be separate and independent of any sanitary sewer system. Design of stormwater conveyance facilities shall be in conformance with the latest edition of KC-APWA Standard Specifications and Design Criteria Section 5600.
[Ord. No. 976 §4.6, 11-25-1997]
A. 
Necessary action shall be taken by the developer to extend the water supply for the purpose of providing a water supply system capable of providing domestic water use and fire protection.
B. 
Specifications.
1. 
The subdivider shall install adequate water facilities (including fire hydrants) subject to the specifications of the Missouri Department of Natural Resources. All water mains shall be at least six (6) inches in diameter. Dead end water mains shall not exceed seven hundred (700) feet in length. All dead end mains over five (5) feet in length shall have an approved blow-off assembly. Lines shall loop with each other wherever possible and fire hydrants shall be provided at a maximum of five hundred (500) feet intervals. A engineer licensed in the State of Missouri shall certify that the water system serving the subdivision will provide adequate water pressure and quantity to each building that could be constructed in the subdivision. All subdivisions shall only use the City of Platte City water supply. Gate valves shall be installed at the following locations as an absolute minimum:
a. 
Two (2) valves at every tee fitting;
b. 
Three (3) valves at every cross fitting; and
c. 
One (1) in-line valve at a maximum spacing of every one thousand one hundred (1,100) feet.
2. 
For residential fire protection, the system must be capable of delivering not less than one thousand (1,000) gallons per minute for fire protection on the day of maximum customer demand with a residual pressure of not less than twenty (20) pounds per square inch to at least one point within three hundred (300) feet of each building to be served or proposed to be served by such a system.
3. 
For other than residential fire protection, the system must be capable of providing water in such quantity as to adequately protect life and adjoining properties, as determined by the Enforcement Officer, consistent with the most current Fire Code adopted by the City.
4. 
Water main extensions shall be approved by the Department of Public Works or the Enforcement Officer.
5. 
To facilitate the above, the location of all fire hydrants, all water supply improvements and the boundary lines of proposed districts, indicating all improvements proposed to be served, shall be shown on the preliminary plat and the cost of installing same shall be included in the performance bond to be furnished by the developer.
C. 
Fire Hydrants. Fire hydrants shall be required for all subdivisions in accordance with the specifications of the City. No more than one (1) fire hydrant shall be located on any six (6) inch dead end main.
[Ord. No. 976 §4.7, 11-25-1997]
A. 
The subdivider shall install sanitary sewer facilities in a manner prescribed by the City construction standards and specifications. All plans shall be designed in accordance with the rules, regulations and standards of the Enforcement Officer, the Missouri Department of Natural Resources. Plans shall be approved by the above agencies. Necessary action shall be taken by the developer to extend facilities to the subdivision for the purpose of providing sewerage where none exists for the land to be subdivided.
1. 
Extension of public sewer required. Sanitary sewerage facilities shall connect with public sanitary sewerage systems. Sewers shall be installed to serve each lot and to grades and sizes required by approving officials and agencies. No individual disposal system or treatment plants (private or group disposal systems) shall be permitted except as provided for in the following paragraph.
Exception (lots two (2) acres or larger). In areas proposed to be platted where public sewers are not available and where the extension of public sewers would create a financial hardship to the development as well as a burden to the City and where the proposed use of the land would be such that it could be served by private sanitary sewerage facilities in compliance with the specifications, rules and regulations and guidelines of the Missouri Department of Natural Resources and the Platte County Health Department and where each lot has a minimum area of two (2) acres, exception may be allowed to not require extension of and connection to the public sewer system.
2. 
Mandatory connection to public sewer system. If a public sanitary sewer is accessible and a sanitary sewer is placed in a street or alley, abutting upon property, the owner thereof shall be required to connect to said sewer for the purpose of disposing of waste and it shall be unlawful for any such owner or occupant to maintain upon any such property an individual sewage disposal system.
3. 
Design criteria for sanitary sewers. These design criteria are not intended to cover extraordinary situations. Deviations will be allowed and may be required in those instances where considered justified by the City Engineer.
4. 
Design factors.
a. 
Sanitary sewer systems should be designed for the ultimate tributary population. Due consideration should be given to current zoning regulations and approved planning and zoning reports where applicable. Sewer capacities should be adequate to handle the anticipated maximum hourly quantity of sewerage together with an adequate allowance for infiltration and other extraneous flow.
b. 
The unit design flows presented hereinafter should be adequate in each case for the particular type of development indicated. Sewers shall be designed for the total tributary area using the following criteria:
One- and two-family dwellings
.02 cubic feet per second (c.f.s.)/acre
Apartments:
One- and two-story
.02 c.f.s./acre
Three story
.03 c.f.s./acre
Commercial:
Small stores, offices and miscellaneous business
.02 c.f.s./acre
Shopping centers
.02 c.f.s./acre
High rise
As directed by Enforcement Officer
Industrial
As directed by Enforcement Officer
5. 
Minimum size. No public sewer shall be less than eight (8) inches in diameter.
6. 
Minimum slope. All sewers shall be designed to give mean velocities when flowing full of not less than two and seven-tenths (2.7) feet per second. All velocity and flow calculations shall be based on the Manning Formula using an N value of thirteen thousandths (0.013). The design slopes shall be evenly divisible by four (4). The following slopes shall be minimum for the size indicated:
Sewer Size
Minimum Slope in Feet Per 100 Feet
8 inches
0.40
10 inches
0.28
12 inches
0.22
15 inches
0.15
18 inches
0.12
24 inches
0.08
27 inches
0.067
30 inches
0.058
7. 
Alignment. All sewers shall be laid with straight alignment between manholes, unless otherwise directed or approved by the Enforcement Officer.
8. 
Manhole location. Manholes shall be installed at the end of each line; at all changes in grade, size or alignment; at all intersections; and at distances not greater than four hundred (400) feet for sewers fifteen (15) inches and smaller and five hundred (500) feet for sewers eighteen (18) inches in diameter and larger.
9. 
Manholes. The difference in elevation between any incoming sewer and the manhole invert shall not exceed twelve (12) inches except where required to match crowns. Where the difference in elevation between inverts entering and leaving a manhole is over twenty-four (24) inches, outside drop manholes are required. Inside drop manholes will not be allowed. When a smaller sewer joins a larger one, the crown of the smaller sewer shall not be lower than that of the larger one. The minimum drop through manholes shall be two-tenths (0.2) feet.
10. 
Sewerage locations. Sanitary sewers shall be located within street or alley rights-of-way unless topography dictates otherwise. When located in easements on private property, access shall be to all manholes. Easements shall be centered on the sewer line and a minimum of fifteen (15) feet in width. Additional width may be required by the Enforcement Officer for sewers grater than ten (10) feet deep. A manhole shall be provided at each street or alley crossing. Each line shall be extended to provide access from street or alley rights-of-way where possible. Imposed loading shall be considered in all locations. Not less than six (6) feet of cover shall be provided over top of pipe in street and alley rights-of-way or three (3) feet in all other areas. Street crossing of all sewer lines are to be backfilled with wet crusher run rock and compacted in lifts not over one (1) foot with pneumatic or Mechanical Tamps. All sewer crossing drainage ways with less than three (3) feet of cover shall be encased in concrete or the pipe material at the crossing shall be ductile iron.
11. 
Cleanouts and lampholes. Cleanouts and lampholes will not be permitted.
12. 
Water supply inter-connections. There shall be no physical connection between a public or private potable water supply system and a sewer which will permit the passage of any sewage or polluted water into the portable supply. Sewers shall be kept removed from water supply wells or other water supply sources and structures. No sewer line shall be closer than twenty-five (25) feet of any well and all sewer lines within one hundred (100) feet of any well shall be C.I.P. with a mechanical or slip joint or lead.
13. 
Relation of sewers to water mains. A minimum horizontal distance of ten (10) feet shall be maintained between parallel water and sewer lines. At points where sewers cross water mains, the sewer shall be constructed of case iron pipe or encased in concrete for a distance of ten (10) feet in each direction from the crossing, measured perpendicular to the water line. This will not be required when the water main is at least two (2) feet above the sewer.
[Ord. No. 976 §4.8, 11-25-1997]
A. 
Sidewalks. Where sidewalks are required, they shall be included within the dedicated non-pavement right-of-way of all roads in accordance with the latest edition of KC-APWA Division 3 Standard Drawings. Sidewalks shall be constructed on both sides of all streets and may be reduced to four (4) feet widths on local residential streets.
B. 
Pedestrian Access. The Planning Commission may require, in order to facilitate pedestrian access from roads to schools, parks, playgrounds or other nearby roads, perpetual unobstructed easements at least twenty (20) feet in width. Easement shall be indicated on the plat.
[Ord. No. 976 §4.9, 11-25-1997]
A. 
Location. All utility facilities including, but not limited to, gas, electric power, telephone and CATV cables shall be located underground throughout the subdivision. Wherever existing utility facilities are located above ground, except where existing on public roads and right-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plat. Underground service connections to the street property line of each platted lot shall be installed at the subdivider's expense. At the discretion of the Planning Commission, the requirement for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use.
B. 
Easements.
1. 
Easements centered on rear lot lines shall be provided for utilities (private and municipal); such easements shall be at least fifteen (15) feet wide. Proper coordination shall be established between the subdivider and the applicable utility companies for the establishment of utility easements established in adjoining properties.
2. 
Where topographical or other conditions are such as to make impractical the inclusion of utilities within the rear lot lines, perpetual unobstructed easements at least ten (10) feet in width shall be provided along side lot lines with satisfactory access to the road or rear lot lines. Easements shall be indicated on the plat.
[Ord. No. 976 §4.10, 11-25-1997; Ord. No. 1150 §§1 — 2, 2-9-2000]
A. 
All areas to be reserved for or dedicated to public use, such as schools, recreation and open space uses or other public use, shall be suitably incorporated by the subdivider into his preliminary plat, in order that it may be determined if and in what manner such areas will be dedicated to or acquired by, the appropriate agency. After proper determination of its necessity by the Planning Commission and the appropriate City Official or other public agency involved in the acquisition and use of each site and a determination has been made to acquire the site by purchase or dedication, the site shall be suitably incorporated by the subdivider into the final plat.
1. 
Dedication of public open spaces. In order to meet the recreational need of the residents of Platte City, all subdivision developments are required to contribute either park land or fee in lieu of park land. Park land/fee dedications shall be calculated during the preliminary plat process as specified in these regulations and dedicated with the final plat. The Planning Commission shall determine whether the park land offer should be accepted, accepted with conditions or if the offer should be declined and a payment of funds in lieu of park land dedication. Dedication of land for park use must be reflected and dedicated as such on the final plat. The park land contribution is a one time assessment based on the number of persons expected to reside within a development. Park/recreational areas shall include playgrounds, grass areas, golf courses, tennis courts, swimming pools or similar areas as determined by the Planning Commission. Private open space shall not be credited as public park/recreational area.
2. 
Amount of park/recreational area required. There shall be one and quarter (1.25) acres of park land dedicated for every one thousand (1,000) persons. In order to determine the expected population of a proposed development, the average household size of Platte City, as determined by the most recent figures for the City from the U.S. Census Bureau shall be used. However, the total amount for park/recreational area to be dedicated shall not be less than one-half (½) acre in size.
a. 
Single-family residential. In order to calculate the amount of park/recreational area needed for a single-family residential development, the number of single-family residential lots in the development shall be multiplied by the average household size in Platte City. The resulting number shall then be divided by one thousand (1,000). The resulting number shall be the amount of acres required to be dedicated as park/recreational area.
b. 
Two-family residential. In order to calculate the amount of park/recreational area needed within a two-family residential development, the number of two-family residential lots shall be multiplied by two. The resulting number shall then be multiplied by the average household size in Platte City in order to determine the estimated number persons that will reside within the development shall then be divided by one thousand (1,000). The resulting number is the amount of acres that are required to be dedicated as park/recreational area.
c. 
Multiple-family residential. In order to calculate the amount of park/recreational area needed for a multiple-family residential development, the total number of dwelling units in the multiple-family development shall be multiplied by the average household size in Platte City. The resulting number is the amount of acres that are required to be dedicated as park/recreational area.
d. 
Commercial and industrial. In order to calculate the amount of park and recreational area needed for a commercial and industrial development it will be assumed that there would be the equivalent of four (4) single-family residential lots per acre of commercial and industrially zoned property. The equivalent number of single-family residential lots for the development will be multiplied by the average household size in Platte City. The resulting number shall then be divided by one thousand (1,000) and multiplied by the amount of acreage required per one thousand (1,000) persons in Subsection (A)(2) above. That resulting number shall be the amount of acres required to be dedicated as park/recreational area.
3. 
Recreation sites. Land reserved for recreation purposes shall be of a character and location suitable for use as a playground, playfield or other recreation purposes and shall be relatively level and dry; and shall be improved by the developer to the standards required by the Planning Commission, which improvements shall be included in the performance bond. A park/recreational area shall not be located in any of the following areas:
a. 
Deep ravines,
b. 
Densely wooded areas,
c. 
Areas where the average slope of the entire park/recreational area exceeds six percent (6%),
d. 
Wetlands as determined by the U.S. Army Corp or Engineers,
e. 
Floodways as determined by the regulations and guidelines of F.E.M.A. floodplain maps; and/or
f. 
Other areas that are not conducive to park/recreational areas as determined by the Planning Commission.
4. 
Fee in lieu of park land dedication. In order to determine the contribution amount to be paid by the developer in lieu of park land dedication the amount of land required to be dedicated shall first be determined. Based upon the amount of park land required to be dedicated as determined by these regulations, the developer shall pay the amount as included in the approved fee schedule of the City. Park fee contribution in lieu of land dedication is due and payable at the time of final plat approval by the Board of Aldermen. The fee in lieu of park land dedication shall be placed in an escrow account established by the City and shall only be used for park and recreation capital improvements.
5. 
Applicability to land utilizing average density. Any subdivision plat in which the principle of average density or flexible zoning has been utilized shall not be exempt from the provisions of this Section, except as to such portion of land which is actually dedicated to the City for park and recreation purposes. If no further area, other than the areas to be reserved through averaging, is required by the Planning Commission, the full fee shall be paid as required in Subparagraph (4) above. If further land is required for reservation, apart from that reserved by averaging, credit shall be given as provided in Subparagraph (4) above.
6. 
Other recreation reservations. The provisions of this Section are minimum standards. None of the paragraphs above shall be construed as prohibiting a developer from reserving other land for recreation purposes in addition to the requirements of this Section.
B. 
Referral To Public Body. The Planning Commission shall refer the preliminary plat to the public body concerned with acquisition for its consideration and report. The Planning Commission may propose alternate areas for such acquisition and shall allow the public body or agency thirty (30) days for reply. The agency's recommendation, if affirmative, shall include a map showing the boundaries and area of the parcel to be acquired and an estimate of the time required to complete the acquisition.
C. 
Notice To Property Owner. Upon receipt of an affirmative report the Planning Commission shall notify the property owner and shall designate on the preliminary and final plats that area proposed to be acquired by the public body.
D. 
Duration Of Land Reservation. The acquisition of land reserved by a public agency on the final plat shall be initiated within twelve (12) months of notification, in writing, from the owner that he intends to develop the land. Such letter of intent shall be accompanied by a preliminary plat of the proposed development and a tentative schedule of construction. Failure on the part of the public agency to initiate acquisition within the prescribed twelve (12) months shall result in the removal of the "reserved" designation from the property involved and the freeing of the property for development in accordance with said regulations.
[Ord. No. 976 §4.11, 11-25-1997]
Existing features which would add value to residential development or to the City as a whole, such as trees, as herein defined, watercourses and falls, beaches, historic spots and similar irreplaceable assets, shall be preserved in the design of the subdivision. No trees shall be removed from any subdivision nor any change of grade of the land effected until approval of the preliminary plat has been granted. All trees on the plat required to be retained shall be preserved and all trees where required, shall be well and protected against change of grade. The preliminary plat shall show the number and location of existing trees as required by these regulations and shall further indicate all those marked for retention and the location of all proposed shade trees required along the street side of each lot as required by these regulations.
[Ord. No. 976 §4.12, 11-25-1997]
A. 
If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provisions as the Planning Commission may require.
B. 
A non-residential subdivision shall also be subject to all the requirements of these regulations, as well as such additional standards required by the Planning Commission and shall conform to the proposed land use and standards established in the Master Plan, City Street Plan and Zoning Ordinance.
C. 
Standards. In addition to the principles and standards in these regulations, which are appropriate to the planning of all subdivisions, the subdivider shall demonstrate to the satisfaction of the Commission that the street, parcel land block pattern is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:
1. 
Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
2. 
Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.
3. 
Special requirements may be imposed by the City with respect to street, curb, gutter and sidewalk design and construction.
4. 
Special requirements may be imposed by the City with respect to the installation of public utilities, including water, sewer and stormwater drainage and parking.
5. 
Every effort shall be made to protect adjacent residential areas from potential nuisance from the proposed non-residential subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.
6. 
Streets carrying non-residential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.