City of Breckenridge Hills, MO
St. Louis County
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Table of Contents
Table of Contents

Section 410.010 Purpose.

[CC 1996 §420.010; CC 1981 §420.010; Ord. No. 379 §27.26, 7-21-1975]
The purpose of this Chapter is to control the subdivision of land within the jurisdiction of the City of Breckenridge Hills; to present regulations relative to the preparation of plats of such subdivisions; and to establish filing procedures, improvement requirements and standards of design for said plats.

Section 410.020 General Provisions.

[CC 1996 §420.020; CC 1981 §420.020; Ord. No. 379 §27.26, 7-21-1975; RSMo. §89.450]
A. 
Compliance. Any owner or proprietor of any tract of land who subdivides that tract of land and who violates any of the provisions of this regulation shall be guilty of a misdemeanor and upon conviction thereof shall be fined not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00) or confined in the County Jail for not more than ninety (90) days, or both.
B. 
Recording. Any owner or any proprietor of any tract of land situated within the corporate limits of the City and who subdivides the same shall cause a final plat of such subdivision, with reference to known or permanent monuments, to be made and recorded in the office of the Recorder of Deeds of St. Louis County.
C. 
Approval. No plat of a subdivision shall be recorded unless and until it shall have been submitted to the Planning and Zoning Commission for report and subsequently approved by the City Council in accordance with the regulations set forth in this Chapter and so certified by the City Clerk.
D. 
Preparation By A Professional Engineer. Every plat shall be prepared by a registered professional engineer duly licensed by the State of Missouri who shall endorse upon each such plat a certificate signed by him/her setting forth the source of the title of the owner of the land subdivided and the place of record of the last instrument in the chain of the title. He/she shall also cause his/her seal to be affixed on the face of each plat.
E. 
Required Statement. Every plat or the deed of dedication to which such plat is attached shall contain a statement to the effect that the above and foregoing subdivision of ___________ (insert correct description of the land being subdivided) is being made in accordance with the desire and the free consent of the undersigned owners, proprietors and trustees, if any. This statement is required in addition to the registered engineer's certificate. This statement shall be signed by the owners, proprietors and trustees, if any, and shall be duly acknowledged before some official who is so authorized to take the acknowledgment of deeds. When the plat or the deed of dedication to which such plat is attached is thus executed and acknowledged, it shall be filed and recorded in the office of the Recorder of Deeds of St. Louis County to be indexed under the names of the owners of the land signing such statement and under the name of the subdivision.
F. 
No Contract Of Sale. No owner, or agent of the owner, of any land located within the platting jurisdiction of the City, knowingly or with intent to defraud, may transfer, sell, agree to sell, or negotiate to sell that land by reference to or by other use of a plat of any purported subdivision of the land before the plat has been approved by the Council or Planning and Zoning Commission and recorded in the office of the appropriate County Recorder unless the owner or agent shall disclose in writing that such plat has not been approved by such Council or Planning and Zoning Commission and the sale is contingent upon the approval of such plat by such Council or Planning and Zoning Commission. Any person violating the provisions of this Section shall forfeit and pay to the municipality a penalty not to exceed three hundred dollars ($300.00) for each lot transferred or sold or agreed or negotiated to be sold; and the description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from this penalty. A municipality may enjoin or vacate the transfer or sale or agreement by legal action, and may recover the penalty in such action.

Section 410.030 Procedures.

[CC 1996 §420.030; CC 1981 §420.030; Ord. No. 379 §27.26, 7-21-1975]
A. 
In planning and developing a subdivision, the developer shall comply with the general principles of design and minimum requirements for the layout of subdivisions set forth in Section 410.080 and with the rules and regulations concerning required improvements set forth in Section 410.090. In planning and developing a subdivision, the developer shall pursue the following procedures:
1. 
Pre-application proceedings. Not less than forty-five (45) days before submitting the preliminary plat to the Planning and Zoning Commission, the developer or his/her engineer shall consult with the representative of the Planning and Zoning Commission, while the plat is in sketch form, in order to ascertain the location of proposed highways, primary or secondary thoroughfares, collector streets, parkways, parks, playgrounds, school sites and other community facilities or planned developments and to acquaint himself/herself with the Commission's requirements. The pre-application time period may be reduced by the representative at his/her discretion. During pre-application proceedings, the general features of the subdivision, its layout, facilities and required improvements shall be determined to the extent necessary for preparation of the preliminary plat. Pre-application proceedings shall be properly documented by minutes of conferences and memoranda, as may be necessary, and copies of such documentation shall be furnished to the developer.
2. 
Preliminary plat. The developer shall prepare and submit to the Commission's representative a preliminary plat of the proposed subdivision, which shall conform with the requirements set forth in Section 410.040, at least two (2) weeks prior to the meeting of the Planning and Zoning Commission at which action is desired.
3. 
Checking and reviewing. The preliminary plat shall be checked by the Planning and Zoning Commission as to its conformity with the Comprehensive Plan of Breckenridge Hills and as to the plat's compliance with all applicable additional requirements of municipal, County, State and Federal departments and agencies concerned and with applicable regulations of public utility companies.
4. 
Final plat. Upon completion of all required modifications as may be stipulated by the Planning and Zoning Commission, the developer shall file with the Planning and Zoning Commission the final plat of the subdivision. The final plat may include all or any reasonably acceptable part of the approved preliminary plat and the escrow agreement or bond needed to cover that portion of the subdivision plat for which final plat approval is requested. Upon approving or disapproving the final plat and escrow agreement within sixty (60) days from the date of submission, the Planning and Zoning Commission shall forward a copy of the final plat, along with a written recommendation and a copy of the recommended escrow agreement, to the City Council for its approval, disapproval or modification.
5. 
Approval, disapproval or modification by City Council of the final plat and escrow agreement. The approval of the City Council or the refusal to approve shall take place within sixty (60) days from and after the submission of the plat and escrow agreement for final approval, unless the developer agrees in writing to an extension of this time period. Otherwise said plat and escrow agreement shall be deemed to have been approved. The grounds of refusal of any plat and/or escrow agreement shall be stated upon the record of the City Council. Upon approval of the final plat and escrow agreement by the City Council, the Chairman of the Planning and Zoning Commission or the representative of the Commission shall place his/her signature on the plat and escrow agreement with the date of such approval.
6. 
Recording. Within sixty (60) days after obtaining approval of the final plat and escrow agreement, the developer shall record an approved copy of the final plat and its accompanying escrow agreement with the office of the Recorder of Deeds of St. Louis County. This approved final plat, which is to be recorded, shall be known as the record plat.

Section 410.040 Preliminary Plat Requirements.

[CC 1996 §420.040; CC 1981 §420.040; Ord. No. 379 §27.26, 7-21-1975]
A. 
Number Of Copies And Required Scale. The preliminary plat of the proposed subdivision, comprised of three (3) black line or blue line prints prepared by a qualified registered professional engineer or surveyor, shall accompany an application, in writing, to the Planning and Zoning Commission. The horizontal scale of the preliminary plat shall be one hundred (100) feet or less to the inch and the vertical scale of street and sewer profiles ten (10) feet or less to the inch.
B. 
Vicinity Sketch. A vicinity sketch, at a scale of four hundred (400) feet or more to the inch, shall be drawn on or shall accompany the preliminary plat. The sketch shall show:
1. 
The nearest existing highways or thoroughfares, streets and alleys in neighboring subdivision or unplatted property.
2. 
Section, range and township numbers and lines.
3. 
Any corporation or ad hoc district lines, such as school districts, sewer districts, fire districts, etc.
C. 
Required Information On Plat. The preliminary plat shall clearly show the following features and information:
1. 
The proposed name of the subdivision which shall not duplicate or closely approximate the name of any other subdivision in St. Louis County.
2. 
The tract designation according to real estate records located at the office of the Recorder of Deeds of St. Louis County.
3. 
The names and addresses of the owner or owners of record, the developer and the engineer or surveyor.
4. 
The names of adjacent subdivisions and the names of record owners of adjacent parcels of unplatted land.
5. 
The boundary lines, accurate in scale, of the tract to be subdivided.
6. 
The location, widths and names of all existing or platted streets or other public ways within or adjacent to the tract and other important features such as existing permanent buildings, tree masses, watercourses, railroad lines, corporation and township lines, utility lines, etc.
7. 
Existing sewers, water mains, culverts and other underground structures within the tract and immediately adjacent thereto with pipe sizes and grades indicated.
8. 
Contours, normally with intervals of two (2) feet or as may be otherwise required by the Planning and Zoning Commission.
9. 
Type and extent of soil groups with main soil horizon description.
10. 
Location, type and extent of subsurface and exposed geological formations.
11. 
The layout, names and widths of proposed streets, alley and easements.
12. 
The location and approximate sizes of catch basins, culverts and other drainage structures.
13. 
The layout, numbers and approximate dimensions of proposed lots.
14. 
Proposed street names. Proposed street names shall be established to the satisfaction of the Planning and Zoning Commission representative. Approval shall be obtained from the local U.S. Postmaster and shall not duplicate or closely approximate any existing or platted street names in the City except extensions of existing streets.
15. 
Zoning boundary lines, if any, proposed uses of property and proposed building lines.
16. 
North point, scale, date, title.
D. 
Copies of any private restrictions to be included in the deed shall accompany the preliminary plat.

Section 410.050 Final Plat Requirements.

[CC 1996 §420.050; CC 1981 §420.050; Ord. No. 379 §27.26, 7-21-1975]
A. 
In addition to all of the standard requirements for a preliminary plat as indicated in Section 410.040, the modified or additional requirements contained below shall be required as part of the final plat.
1. 
Number of copies and required scale. Three (3) black line or blue line prints of the final plat of the subdivision shall be submitted to the Planning and Zoning Commission by the developer. The final plat shall be drawn at a scale of one hundred (100) feet or less to the inch. Said scale shall be indicated on the final plat graphically.
2. 
Bearings and distances. True bearings and distances to the nearest established street bounds, patent or other established survey lines and other official monuments shall be located or accurately described on the final plat. Any and all patent or other established survey or corporation lines shall be accurately monument-marked and located on the plat and their names shall be lettered on them. The final plat shall also include the length of all arcs-radii, points of curvature and tangent bearings; all easements and rights-of-way, when provided for or owned by public services (with the limitation of the easement rights definitely stated on the plat); and all lot lines with dimensions in feet and hundredths and with bearings and angles to minutes, if other than right angles, to the street and alley lines.
3. 
Monuments. The accurate location and material of all permanent reference monuments shall be marked.
4. 
Lots and block numbers. Lots shall be arranged in numerical order. In tracts containing more than one (1) block, the blocks shall likewise be placed in numerical order. In the case of a resubdivision of lots in any block, such resubdivided lots shall be designated by their original number prefixed with the term most accurately describing such division or they shall be designated numerically, beginning with the number following the highest lot number in the block.
5. 
Dedicated property. The accurate outline of all property which is offered for dedication for public use and of all property that may be reserved by covenant in the deeds for the common use of the property owners in the subdivisions. All lands dedicated to public use, other than streets or roads, shall be marked "Dedicated to the Public". Due consideration shall be given to the provisions of suitable sites for parks, playgrounds and schools.
6. 
Engineer's certificate. An affidavit and certificate by a qualified registered professional engineer or surveyor is required stating that he/she has fully complied with the requirements of these regulations and the subdivision laws of the State of Missouri governing surveying, dividing and mapping of the land; that the plat is a correct representation of all the exterior boundaries of the land surveyed and the subdivision of it; that the plat represents a survey made by him/her; and that all monuments indicated thereon actually exist and their location, size and material are correctly shown.
7. 
Tax paid certificate. A certificate issued by the authorized City and County Officials is required. Said certificate shall state that there are no unpaid taxes due and payable at the time of final plat approval; that there are no unpaid special assessments, whether or not due and payable at the time of final plat approval, on any of the lands included in the plat; and that all outstanding taxes and special assessments have been paid on all property dedicated to public use.

Section 410.060 Record Plat Requirements.

[CC 1996 §420.060; CC 1981 §420.060; Ord. No. 379 §27.26, 7-21-1975]
A. 
The record plat, which is the approved final plat to be recorded, shall be recorded with the office of the Recorder of Deeds of St. Louis County within sixty (60) days after approval by the City Council. If any record plat is not recorded within this period, the approval of the City Council shall expire.
B. 
The record plat shall be prepared by a land surveyor, at any scale from one (1) inch equals twenty (20) feet to one (1) inch equals two hundred (200) feet in any increment of ten (10) feet from an accurate survey, on one (1) or more sheets whose maximum dimensions are thirty-six (36) inches by thirty-six (36) inches. In certain unusual instances, where the subdivided area is of unusual size or shape, the Planning and Zoning Commission may permit a variation in the scale or size of the record plat. If more than one (1) sheet is required, a key map on sheet number 1, showing the entire subdivision at reduced scale, shall be provided.
C. 
The record plat shall show and/or be accompanied by the following information:
1. 
North arrow, graphic scale and name of owner or owners.
2. 
The boundary lines within and the boundary lines of the subdivision with accurate distances and bearings; all section and range lines; and all U.S. Survey and congressional township lines; and the boundary lines of municipalities, sewer districts, school districts and all other legally established districts within and the name of or description of any of the same adjacent to or abutting on the subdivision.
3. 
The lines of all proposed streets and alleys with their widths and names.
4. 
An accurate delineation of any property offered for dedication to public use.
5. 
The line of departure of one street from another.
6. 
The boundary lines of all adjoining lands and the right-of-way lines of adjacent streets and alleys with their widths and names.
7. 
The lot lines and an identification system for all lots and blocks.
8. 
Building lines and easements for rights-of-way provided for public use, services or utilities with figures showing their dimensions and listing uses that are being provided.
9. 
All dimensions and bearings, both linear and angular, and radii and arcs necessary for locating the boundaries of the subdivision, blocks, lots, streets, alleys, easements, building lines and of any other areas for public or private use. The linear dimensions are to be expressed in feet and decimals of a foot.
10. 
All survey monuments and their descriptions.
11. 
Area in square feet for each lot or parcel on the plat or a supplemental sheet showing same.
12. 
An accurate drawing of the proposed subdivision prepared at the scale of one (1) inch equals two hundred (200) feet.
13. 
Name of subdivision and description of property subdivided showing its location and area.
14. 
Certification by a land surveyor to the effect that the record plat represents a survey made by him/her and that the locations of all required survey monuments, installed or to be installed, are correctly shown thereon. The months and year during which the survey was made shall also be shown.
15. 
The private restrictions and trusteeships where required by ordinance and their periods of existence. Should such restrictions and trusteeships be of such length as to make the lettering of same on plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.

Section 410.070 Modifications and Exceptions.

[CC 1996 §420.070; CC 1981 §420.070; Ord. No. 379 §27.26, 7-21-1975]
A. 
Minor Subdivisions, Exceptions. In the case of a small subdivision containing three (3) lots or less which are situated in a locality where conditions are well defined, the Planning and Zoning Commission, on written request of the developer, may exempt the developer from complying with some of the requirements stipulated in Sections 410.040 and 410.050 which pertain to the preparation of the plats.
B. 
Lot Splits. Any proposed lot split shall be submitted to the Planning and Zoning Commission for review. If the Planning and Zoning Commission is satisfied that such proposed lot split is not in conflict with applicable regulations, it shall, within thirty (30) days after submission, approve such lot split and, on presentation of a conveyance of said parcel, shall stamp the same "Approved by the Breckenridge Hills Planning and Zoning Commission No Plat Required" and have it signed by the Chairman of the Planning and Zoning Commission. In so doing, the Planning and Zoning Commission may require the submission of a preliminary plat, record of survey and such other information as it may deem pertinent to its determination hereunder.
C. 
Modification, Undue Hardship. In any particular case where the developer can show by plan and written statement that by reason of exceptional topographic or other physical conditions literal compliance with any requirement of this Chapter's regulations would cause practical difficulty or exceptional and undue hardship, the City Council may modify such requirement to the extent deemed just and proper so as to relieve such difficulty or hardship. Subsequent to receiving a Planning and Zoning Commission recommendation, such relief may be granted; provided however, such relief is without detriment to the public interest and does not impair the intent and purpose of these regulations or the desirable general development or welfare of the neighborhood and the community in accordance with the Comprehensive Plan and the Zoning Code. Any modification thus granted shall be noted upon the minutes of the City Council setting forth the reasons which, in the opinion of the City Council, justified the modification.

Section 410.080 Subdivision Design Standards and Requirements.

[CC 1996 §420.080; CC 1981 §420.080; Ord. No. 379 §27.26, 7-21-1975]
A. 
Physical Problem Areas. In order to protect the health, safety and general welfare of the people, the City Council may reject any proposed subdivision located in an area subject to periodic flooding. Whenever a subdivision is proposed to be located in an area having poor drainage or other adverse physical characteristics and impairment, the City Council may approve the plat, provided the developer binds himself/herself legally to make such improvements as, in the judgment of the City Council, will render the subdivision substantially safe and otherwise acceptable for the intended use. In this case, the developer shall post with the City Council a surety performance bond, running to the City of Breckenridge Hills or other security acceptable to the City Council, sufficient to cover the cost of such improvements as estimated by the officials having jurisdiction.
B. 
The Street And Block Layout. The street layout of the subdivision shall be in general conformity with a plan for the most advantageous and aesthetically pleasing development of the entire neighborhood, including adjoining areas. Where appropriate to the design, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect.
1. 
Dead-end streets of reasonable length (normally not over five hundred (500) feet) may be approved where necessitated by topography or where, in the opinion of the City Council, they are appropriate for the type of development contemplated.
2. 
Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors of good design permit. Four-way intersections shall be used for minor interior streets wherever practicable and not in conflict with other applicable design principles and standards. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be avoided.
3. 
Wherever there abuts to the tract to be subdivided a dedicated or platted and recorded half-width street or alley, the other half-width of such street or alley shall be platted so that the ultimate right-of-way conforms to the minimum standards included herein.
4. 
Except in the case of reversed frontages, blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth.
5. 
The length of blocks shall be such as may be appropriate, in the opinion of the City Council, for the locality and the type of development contemplated. Blocks over eight hundred (800) feet in length shall have one (1) crosswalk, not less than ten (10) feet in width, situated near the center of the block.
6. 
Each lot shall be provided with access to a public street or highway to assure convenient ingress and egress to and from such lot; to provide adequately for the layout of utilities, garbage and waste removal, fire and Police protection and other services; and to protect and further public health and safety. Except in the case of appropriately planned retail centers, subdivisions intended for commercial or industrial occupancy shall have access to a collector street.
C. 
Street Right-Of-Way Requirements And Utility Easements.
1. 
Arterials, major and minor. One hundred (100) feet minimum right-of-way.
2. 
Collector street. Sixty (60) feet minimum right-of-way.
3. 
Local streets, dead-end streets and cul-de-sac streets. Fifty (50) feet minimum right-of-way. All dead-end easements shall terminate in a circular turnaround having a minimum right-of-way diameter of one hundred (100) feet, unless the City Council approves a T or Y shaped paved space in place of the required turning circle.
4. 
Alleys. Alleys, where platted, shall have a minimum width of twenty (20) feet.
5. 
Utility easements. Utility easements, where required, shall be at least fifteen (15) feet wide along rear or side lot lines. Where required, easements of adequate width shall be provided for open drainage channels.
D. 
Minimum Pavement And Sidewalks Width. Minimum pavement widths, back to back of curb, required to be installed at subdivider's expense, shall be as follows:
1. 
Arterials, major and minor. Fifty (50) feet.
2. 
Collector streets. Thirty-two (32) feet. In the case of a collector street requiring pavements wider than thirty-two (32) feet, the matter of financial and other arrangements for installing such wider pavements at the time the developer will make the improvements shall be taken up by the developer with the official having jurisdiction.
3. 
Local dead-end and cul-de-sac streets. Twenty-six (26) feet. The pavement of a turning circle at the end of a dead-end street shall have a minimum outside diameter of eighty (80) feet. A T or Y shaped paved space, when approved by the City Council in place of a turning circle, shall extend entirely across the width of the street right-of-way, except for sidewalk space, and shall be at least ten (10) feet wide with the flared portion rounded by minimum radii of twenty (20) feet.
4. 
Alleys and service drives. Eighteen (18) feet.
5. 
Sidewalks. Sidewalks shall be installed along all streets and shall have a minimum width of four (4) feet in residential areas and six (6) feet in commercial and industrial areas.
E. 
Grades Of Streets. The grades of streets shall not exceed the following; except, however, that where unusual or exceptional conditions exist, the City Council may modify these requirements:
1. 
Arterials, major and minor. Four percent (4%).
2. 
Collector streets. Five percent (5%).
3. 
Local streets, service drives and alleys. Six percent (6%).
4. 
Pedestrian ways and crosswalks. Twelve percent (12%), unless steps of acceptable design are to be constructed.
5. 
Minimum grades. In no event shall the minimum grade of any street or alley be less than five-tenths of one percent (0.5%).
6. 
Radii of curvature. The radii of curvature on the centerline shall not be less than four hundred (400) feet for major and minor arterials and one hundred (100) feet for collector and minor streets.
F. 
Lot Dimensions, Shapes And Position. The size, shape and orientation of lots shall be appropriate for the location and physical character of the proposed subdivision; for the type of development contemplated; and shall be in compliance with the regulations set forth in this Title.
1. 
Excessive depth, in relation to width, shall be avoided. A proportion of one to one (1 to 1) or two to one (2 to 1) shall normally be considered appropriate.
2. 
Every lot shall abut on a street, subject to the requirements of this Section.
3. 
Lots for residential purposes shall have sufficient width at the building setback lines to permit compliance with side yard or distance requirements of this Chapter and still be adequate for a building of practicable width.
4. 
Except as otherwise provided herein, double frontage lots and reversed frontage lots shall be avoided.
5. 
Where practicable, side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces.
6. 
Corner lots for residential use shall be platted wider than interior lots to permit compliance with the yard and setback requirements of this Chapter. At major intersections and at all acute corners the property corner shall be rounded or cut off.
7. 
Municipal sewers shall be used if available.
8. 
No privately owned lagoons shall be installed in the City.

Section 410.090 Improvements and Installation Requirements.

[CC 1996 §420.090; CC 1981 §420.090; Ord. No. 379 §27.26, 7-21-1975]
A. 
All improvements required under these regulations and defined by this Chapter shall be constructed in accordance with the specifications, under the supervision of the official having jurisdiction and in the manner prescribed herein.
1. 
Performance bond. Prior to the construction of improvements referred to herein, the developer shall post a corporate surety performance bond or other acceptable security running to the City of Breckenridge Hills. This bond or security shall ensure or guarantee the proportion of the developer's cost for any or all of the improvements required to be installed. These costs shall be estimated by a qualified engineer consultant, approved by the Planning and Zoning Commission, who must be reimbursed by the developer. The bond or security posted shall ensure the actual construction and installation of such improvements immediately after the recording of the final plat or at a time in accordance with the requirements of the City Council.
2. 
Street construction. Streets and alleys shall be graded to full width of the right-of-way and fully constructed with all-weather macadam or concrete wearing pavements and surfaced with asphaltic or Portland cement concrete wearing surfaces of a depth of at least six (6) inches. Concrete curbs and gutters shall be constructed with tile underdrain and porous backfill and proper storm drains and inlets. All construction shall be as specified and approved by the Planning and Zoning Commission or the Street Commissioner.
3. 
Water supply. Where a public water supply main is reasonably accessible in the judgment of the City Council, the subdivision shall be provided with a complete loop type water distribution system adequate to serve the area being platted, including a connection for each lot and appropriately spaced fire hydrants in accordance with the requirements of the Board of Fire Underwriters. The Planning and Zoning Commission shall not recommend approval of the final plat thereof until the Missouri State Board of Health certifies to the Planning and Zoning Commission that such proposed water supply system is in compliance with the applicable regulations of said Board of Health.
4. 
Storm drainage. Every subdivision shall be provided with a storm sewer or drainage system adequate to serve the area being platted and otherwise meeting the approval of the officials having jurisdiction.
5. 
Sewerage. Where a public sanitary sewer main is reasonably accessible in the opinion of the City Council, the subdivision shall be provided with a complete sanitary sewer system connected with such sewer main, including a lateral connection for each lot. Evidence that such system and connection shall comply with the regulations of the Missouri State Board of Health and the Water Pollution Control Board must be submitted prior to final plat approval.
a. 
All utilities in or crossing under the surface of streets shall be installed prior to the hard surfacing of such streets.
b. 
All underground utility lot tie-ins shall be made prior to the hard surfacing of the streets.
c. 
No subdivision shall be connected with the sewer or water mains of the City unless the appropriate connection fees have been paid.
d. 
The use of fiber type sewer tile shall be prohibited in streets and on private property.
6. 
Planting, street lighting, street name signs.
a. 
All landscaped strips, parkways and screening areas dedicated to the public shall be graded, seeded and planted in a manner determined by the Planning and Zoning Commission. Where shrubs are required for the purpose of screening, the species, density and other pertinent features shall also be determined by the Planning and Zoning Commission.
b. 
Provisions shall be made by the developer for adequate lighting of public streets within the proposed subdivision in accordance with the standards and specifications of the City.
c. 
Street name signs shall be installed in accordance with the specifications of the Street Commissioner.
7. 
Electric and telephone lines. Easements for poles or underground conduits for electric light or telephone lines shall be provided along rear and side lot lines. For safety and aesthetic reasons, telephone and electric power lines shall be located underground.
8. 
Monuments construction. Permanent and other monuments shall be placed in accordance with the following requirements and under the supervision of the Planning and Zoning Commission representative:
a. 
Monuments shall be set at the intersection of all streets and the beginning and end of all curves along street centerlines.
b. 
Engineer's tags shall be attached with Phillips screws. They are to be set one (1) foot, plus or minus, from the end of the curb return tangent to the top of the concrete curb. These tags shall be placed at all corners of street intersections. There shall be not less than two (2) in number, located at the beginning and end of all curves.
c. 
Redwood stakes in size of two-by-two (2 x 2) inches, fourteen (14) inches long shall be set at all lot corners; the top to be set not more than two (2) inches above the ground with registered engineer's tags set on all stakes.
9. 
Construction plans. Construction plans for improvements to be installed shall be prepared by a qualified registered professional engineer and submitted in accordance with the specifications of the Building Commissioner. No improvements shall be installed until and unless said plan shall have been received and approved by the Building Commissioner. Said construction plans shall include the following information:
a. 
The centerline profile of each proposed street with tentative grades indicated.
b. 
The cross section of each proposed street showing the width of pavement, the location and width of sidewalks and the location and size of utility mains.
c. 
The plans and profiles of proposed sanitary sewers and stormwater drainage plans with grades and sizes indicated.
10. 
Inspection. Prior to completing any of the work covered by the above plans, the developer shall make arrangements to provide for inspection of the work sufficient, in the opinion of the Planning and Zoning Commission or its representative, to assure compliance with the plans and specifications as approved.
11. 
Completion of construction. Unless good cause can be shown for the granting of an extension of time by authority of the City Council, the construction of all improvements required by these rules and regulations shall be completed within two (2) years from the date of approval of the final plat by the City Council.
12. 
Maintenance after approval. The developer shall maintain and keep in repair all required improvements for a period of five (5) years from the date the constructed improvements are approved by the Planning and Zoning Commission or its representative.

Section 410.100 Filing Fees.

[CC 1996 §420.100; CC 1981 §420.100; Ord. No. 379 §27.26, 7-21-1975]
Upon the filing of a preliminary plat of a subdivision or any portion thereof, the developer shall pay a filing fee payable to the City Clerk in an amount set by the City Council from time to time. The fees shall be used to defray the cost of processing and reviewing such plans.