[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.
[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.
[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.
[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:
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.
[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.
[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.
[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.
[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.
[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.
[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.
