[R.O. 2016 405.010]
This Chapter is to provide for the
harmonious development of Park Hills, for the coordination of streets
within subdivisions with other existing or planned streets or with
other features of the Comprehensive Plan of Park Hills; for adequate
open spaces for traffic, recreation, light and air; and for the distribution
of population and traffic which will tend to create conditions favorable
to health, safety, and general welfare of the community.
[R.O. 2016 405.020; Ord.
No. 1176-16 § 1, 9-13-2016]
For the purposes of this Chapter,
certain words and terms are herein defined; the singular includes
the plural and the plural includes the singular; the word "shall"
is mandatory and not directory.
A permanent public serviceway, dedicated for or in public
use, other than a street, place, road, crosswalk, or easement, designed
to provide a secondary means of access for special accommodation to
the back or aside of abutting properties and not intended for general
traffic circulation.
The total of areas, taken on a horizontal plane, at the main
grade level of the principal building and all accessory buildings
exclusive of uncovered porches, terraces, and steps.
The total area within the property lines of the site, less
the area of any street right-of-way.
Any street, highway, river, pond, canal, railroad, levee
embankment, berm, stream or drainage ditch, or screening by fence
or hedge.
A definite point of known elevation, location and of more
or less permanent character generally indicated on USGS topographic
maps.
A unit of property entirely surrounded by public highways,
streets, railroad rights-of-way, waterways, public parks, cemeteries,
corporate boundary lines, or other barriers (except alleys, crosswalks,
or exterior boundaries of a subdivision, unless such exterior boundary
is a street or highway), or any combination thereof.
The line parallel to the front, side, or rear lot line establishing
the minimum space to be provided as the front, side or rear yard.
That land set aside for open space or recreational use for
the owners of the residential lots in a subdivision, which land is
conveyed by the developer in fee simple absolute title by warranty
deed to trustees whose trust indenture will provide that said common
land is used for the sole benefit, use and enjoyment of the lot owners
present and future. No lot owner shall have the right to convey his/her
interest in the common land except as incident to the ownership of
regularly platted lot.
The Comprehensive Plan of the City of Park Hills, Missouri,
whether whole or in part, made and adopted by the Planning and Zoning
Commission in accordance with the authority conferred by Chapter 89,
RSMo.
A short, local street having one (1) end open to traffic
and the other end permanently terminated by a vehicular turnaround.
A street having one (1) end open to traffic and the other
end closed.
A natural watercourse of man-made indenture for the drainage
of surface water.
The land required for the installation of storm sewers or
drainage ditches, or required along the natural stream or watercourse
for preserving the channel and providing for the flow of water therein
to safeguard the public against flood damage.
A grant by the property owner for the use, for a specific
purpose or purposes, of a strip of land by the general public, utility
companies, or private individuals.
A title company, bank, savings and loan association, trust
company, reputable attorney or any other person or agency approved
by the City Attorney to act as an escrow agent under the provisions
of this Chapter.
All land subject to periodic inundation by the overflow of
natural waterways.
The area, usually lowlands, adjoining the channel of a river,
stream, watercourse, lake or other body of standing water, which has
been or may be covered by flood waters.
All of the property fronting on one (1) side of a street
between the two (2) nearest intersecting streets, or other natural
or artificial barriers, including boundaries.
The slope of a road, street, or sewer specified in percent
and shown on road, street, or sewer profiles as required herein.
The engineering plans, prepared by a registered professional
engineer, containing all profiles, specifications, construction details,
and types of materials for all improvements, excluding dwelling units,
to be installed for the development of a subdivision.
The totality of grading, crosswalks, culverts, bridges, sanitary
and storm sewers, water mains, street surfaces, and/or pavements,
street and road signs, street lights, curbs and gutters, sewage treatment
facilities, pedestrian way, gas mains, landscaping, monuments, electric
utilities, and all other appropriate improvements required to render
land suitable for the use proposed.
The corporate area of the City of Park Hills, Missouri, or
any areas which may subsequently come under the jurisdiction of said
City.
A portion of a subdivision or other parcel of land intended
to be separately owned, rented, leased, developed, or otherwise used
as a unit, occupied by a building or group of buildings and accessory
buildings, together with such yards and lot areas as required by this
Chapter, and having its principal frontage upon a street, road, or
place approved by the Commission.
The total horizontal area within the boundaries of a lot
exclusive of any land designated for rights-of-way for street or roadway
purposes.
The horizontal distance between the front and rear lot lines,
measured along the median between the two (2) side lot lines.
The boundaries of a lot.
The horizontal distance between the side lot lines measured
at right angles to the lot depth at a point midway between the front
and rear lot lines.
A lot abutting upon two (2) or more streets or road rights-of-way
at their intersection.
A lot which runs through a block, from street to street,
which has two (2) non-intersecting sides abutting on two (2) or more
streets.
A street designated as a major street in the Major Street
Plan for Park Hills, Missouri.
A street not designated as a major street in the Major Street
Plan for Park Hills, Missouri.
Either or both of:
Land which may be dedicated or reserved for acquisition for
general use by the public, including parks, recreational areas, school
sites, community or public building sites, open or "green space" areas,
and other such areas that shall be deemed necessary by the Commission.
An area, either on an individual lot or any other portion
of a subdivision, which is reserved for vehicular parking.
An auxiliary lane of a street or roadway used primarily for
vehicular parking.
An all-weather, dust-free asphaltic seal on appropriate base,
asphaltic concrete, or concrete surface.
An easement or right-of-way dedicated to public use to facilitate
pedestrian access to adjacent streets, roadways, and properties.
Any security, including performance bonds, escrow agreements
and other similar collateral or surety agreements, which guarantees
certain improvements will be made by the subdivider or developer.
Any individual, corporation, firm, partnership, association,
estate, organization, or any other group acting as a unit.
Any open, unoccupied, officially designated space, other
than a street or alley, permanently reserved as the principal means
of access to abutting property.
Consists of the final plat and the improvement plans for
all or a portion of a land subdivision. All references to "final plan"
within this Chapter shall refer to both the final plat and the improvement
plans.
A map or plan, prepared by a registered Missouri land surveyor,
of a proposed land subdivision showing the character and proposed
layout of the tract in sufficient detail to indicate the suitability
of the proposed use of the tract.
A map, plan, or layout of a city, township, section, county,
subdivision, or mobile home park indicating the location and boundaries
of individual properties.
The final plat, prepared by a registered Missouri land surveyor,
showing complete bearings and dimensions of all lines defining lots
and blocks, rights-of-way for all streets, alleys, roadways, and easements,
public areas, and other dimensions of land as may be required for
the development of a subdivision.
The Public Service Commission of the State of Missouri.
The land opened, reserved, or dedicated for a street or roadway,
sidewalk, drainage area, railroad, or other public purpose.
See "building line or building setback line."
The inclination of the ground surface from the horizontal
plane, usually expressed in percent, degree, or feet per mile.
A right-of-way, other than an alley, dedicated or otherwise
legally established for public or private use, with a surface, usually
affording the principal means of access to abutting property. A street
is intended primarily as a means of vehicular travel. The street right-of-way
may provide space for public facilities such as sanitary and storm
sewers, water, gas, and electric lines, and sidewalks. A street may
be designated as a highway, thoroughfare, road, throughway, pike,
avenue, boulevard, lane, drive, court, or circle. For the purpose
of this Chapter, streets shall be classified as follows:
ARTERIALThis type of street serves the major traffic movements entering, leaving, or moving within an area. Its principal function is to move traffic and, in cases of high traffic volumes, requires limited access or controlled points of access. These streets are normally characterized by traffic controls and parking restrictions.
COLLECTORStreets which provide for traffic movement between arterial and local streets, and provide direct access to abutting property.
LOCALThe sole function of a local street is to provide access to immediately adjacent property. A cul-de-sac is classified as a local street.
MARGINAL ACCESS STREET or SERVICE ROADA local street parallel and adjacent to arterial, railroad rights-of-way, or other barriers, which provides access to abutting properties.
Anything constructed or manufactured, which requires location
on the ground or is attached to something having a location on the
ground.
A person, firm, corporation, partnership, association, estate,
or any other group or combination acting as a unit for the purpose
of subdividing or re-subdividing or proposing to subdivide a lot,
tract, or other subdivision of land that constitutes a subdivision
as defined herein, for the purpose of transfer of ownership or development,
whether immediate or future, including all changes in street or lot
lines. The term "subdivider" shall include any agent of a subdivider
or developer.
An insurance company qualified and acting under the provisions
of Chapter 379, RSMo., which has met the requirements of Section 379.020,
RSMo., thereof and which is approved by the City Attorney.
A corporation acting under the Missouri Title Insurance Law[1] or a corporation which is an issuing agency for an insurance
company insuring land titles.
An area or parcel of land which the developer intends to
subdivide and improve, or to cause to be subdivided and improved,
pursuant to the requirements of this Chapter.
United States Geological Survey.
Any open space located on the same lot with a building or
structure, unoccupied and unobstructed from the ground up, except
for any accessory building or projections as are permitted on the
lot.
YARD, FRONTA yard extending across the front of a lot between the side lot lines and being the minimum horizontal distance between the front lot line and the front building line.
YARD, REARA yard extending along the rear of a lot between the side lot lines and being the minimum horizontal distance between the rear lot line and the rear building line.
YARD, SIDEA yard extending along each side of a lot between the front yard and the rear yard line and being the minimum horizontal distance between the side lot line and the side building line.
The part of the Comprehensive Plan, now or hereafter adopted,
which includes an ordinance and map dividing the City into zoning
districts with regulations, requirements, and procedures for the establishment
of land use controls within the City (specifically this Title).
[1]
Editor's Note: See Ch. 381, RSMo.
[R.O. 2016 405.030; Ord.
No. 1176-16 § 2, 9-13-2016]
A.Â
General Regulations And Jurisdiction.
1.Â
It shall be unlawful for any person
being the owner, agent, or person having control of any land within
the City of Park Hills, Missouri, to subdivide or lay out such land
in lots unless by a plat, in accordance with the regulations contained
herein. No lots shall be sold nor any plat recorded until such plat
has been approved as herein provided.
2.Â
No lot, parcel, or tract of land
within any subdivision shall be offered for sale, contract for sale,
or option be given until said subdivision plans have been officially
approved by the Planning and Zoning Commission and City Council and
recorded in the Office of the County Recorder.
3.Â
No improvements shall be made within
any subdivision by any owner or owners, or his/her or their agent,
or by any public service corporation at the request of said owner
or owners or by his/her or their agent, until the plans thereof have
been officially approved by the Planning and Zoning Commission and
City Council.
4.Â
The City of Park Hills shall not
accept, lay out, open, improve, grade, pave or light any street, lay
or authorize the laying of water mains, sewers, connections or other
utilities in any street within the City unless the street has received
the legal status of a public street prior to the adoption of the Comprehensive
Plan; or unless the street corresponds in its location and lines with
a street shown on a subdivision plat approved by the City Council
or on a street plan made by and adopted by the Planning and Zoning
Commission. The City Council may locate and construct or may accept
any other street if the ordinance or other measure for the location
and construction for the acceptance is first submitted to the Planning
and Zoning Commission for its approval and approved by the Commission
or, if disapproved by the Commission, is passed by the affirmative
vote of not less than two-thirds (2/3) of the entire membership of
the City Council.
5.Â
Where a tract of land is proposed
to be subdivided in two (2) or more stages over a period of years
and the subdivider requests approval in parts, he/she shall, at the
time of submission of the first part, submit a detailed plan of the
entire tract to be eventually developed with appropriate sectioning
to demonstrate to the Planning and Zoning Commission that the total
design as proposed for the entire subdivision is feasible. The Planning
and Zoning Commission shall give preliminary approval or disapproval
to the overall plan and final approval or disapproval on parts as
submitted from time to time. In the event of disapproval of the overall
plan or any part or parts thereof, the Planning and Zoning Commission
shall act in accordance with this Chapter and the reason for refusal
of any plan or part thereof shall be written upon the records of the
Planning and Zoning Commission stating the specific regulation or
regulations of non-conformance.
6.Â
Excluded from these regulations are:
b.Â
The division of land for cemetery
usage;
c.Â
The division of land and distribution
of land held by a bona fide partnership in existence for two (2) or
more years upon dissolution thereof;
d.Â
The sale or exchange of parcels of
land between owners of adjoining property for the purpose of correcting
or adjusting lines or increasing the size of property already owned
by one (1) of the parties, provided that additional lots are not thereby
created and that the original lots are not reduced below the minimum
size required by the Zoning Code. The exchange of such land will be
certified by the Planning and Zoning Commission.
7.Â
The provisions of this Chapter shall
be held to be the minimum requirements necessary for land subdivision
within the jurisdiction of the City of Park Hills.
B.Â
Procedure.
1.Â
The subdivider shall submit preliminary plans in accordance with the specifications of Section 405.050. A preliminary plan shall first be submitted to the Planning and Zoning Commission for approval. After the preliminary plans are approved by the Planning and Zoning Commission in accordance with this Chapter, such preliminary plans shall be submitted to the City Council for its approval or disapproval.
2.Â
Not less than thirty (30) days before
preparing and submitting the preliminary plans to the Planning and
Zoning Commission, the developer or his/her engineer shall consult
with the Planning and Zoning Commission, while the plan is in sketch
form, 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 Commission at their 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 plan. 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.
3.Â
The subdivider shall submit preliminary plans in accordance with the specification of Section 405.050 hereof at least two (2) weeks prior to the meeting of the Planning and Zoning Commission at which action is desired. The preliminary plan shall be checked by the Planning and Zoning Commission as to its conformity to the Comprehensive Plan and as to the plan's compliance with the standards, requirements and principles hereinafter prescribed; and the Planning and Zoning Commission shall ascertain compliance with all applicable additional requirements of municipal, County, State and Federal departments and agencies concerned with applicable regulation of subdivisions or public utility companies.
4.Â
Following approval of the preliminary
plan, the subdivider shall:
a.Â
Install the minimum improvements;
b.Â
Furnish a bond to cover the cost
of the improvements; or
c.Â
Provide for an assessment guaranteeing such installations, in accordance with Section 405.060 hereof. Upon approval of improvement installations or arrangement therefor, the final plat shall be submitted to the Planning and Zoning Commission and City Council in accordance with the provisions of Section 405.070 hereof.
[R.O. 2016 405.040]
A.Â
General.
1.Â
No final plat for a subdivision shall
be approved unless the improvement plans conform to the minimum standards
set forth within this regulation.
2.Â
The recommendations of the City Comprehensive
Plan for streets, drainage rights-of-way, school sites, public services
and facilities shall be considered in the approval of the final plat.
B.Â
Streets And Alleys.
2.Â
The arrangement of streets in new
subdivisions shall make provisions for the continuation of the principal
existing streets in adjoining areas (or their proper projections where
adjoining land is not subdivided), insofar as they may be deemed necessary
by the Commission for public requirements.
3.Â
The angle of intersection between
all streets shall not vary more than ten degrees (10°) from a
right angle, except by variance in cases of exceptional conditions.
Streets in alignment with existing streets shall bear the same name
of the existing street. No proposed street name shall duplicate an
existing street name.
4.Â
The minimum widths and cross-sections
of all streets shall conform to the street design standards and street
cross-section standards included in this Section. The widths and locations
of all major streets shall also conform with the widths and locations
designated in the Major Street Plan. Street pavements shall conform
to the design characteristics for street pavement included in this
Section. 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.
5.Â
The street and alley layout shall
provide access to all lots and parcels of land within the subdivision.
Alleys shall be discouraged in residential areas, but may be required
in commercial and industrial areas where needed for loading and unloading
or access purposes. All alleys, where platted, shall have a minimum
right-of-way width of twenty (20) feet.
6.Â
The intersection of more than two
(2) streets at one (1) point will not be permitted, nor will streets
jog with centerline offsets of less than one hundred twenty-five (125)
feet, except by variance in cases with exceptional conditions.
7.Â
To the extent practical, horizontal
visibility on curbed streets and vertical visibility on all streets
shall be maintained along the centerline as follows:
|
Arterial:
|
500 feet
|
|
Collector:
|
300 feet
|
|
Sub-Collector:
|
300 feet
|
|
Marginal Access:
|
300 feet
|
|
Local:
|
200 feet
|
8.Â
Between reversed curves there shall
be a tangent of not less than one hundred (100) feet on arterial and
marginal access streets.
9.Â
The proposed location of an intersection
of any new street with an existing City street or State highway shall
be subject to approval of the Missouri State Highway Department or
the City Council as applicable. Intersections shall be designed and
constructed to the current standards and specifications of the Missouri
State Highway Department or the City Council as applicable.
10.Â
Where a tract of land is of such
size or location as to prevent a lot arrangement directly related
to a normal street arrangement, there may be established one (1) or
more "places." Such place may be in the form of a court, a dead-end
street, or other arrangement; provided, however, that proper access
shall be given to all lots from a dedicated place (street or court).
A dead-end street or place shall terminate in an open space or cul-de-sac
(preferably circular) having a minimum radius of fifty (50) feet.
A dead-end street or place shall not exceed one thousand (1,000) feet
in length.
11.Â
Except as otherwise provided herein,
temporary dead-end streets may be approved where necessitated by the
layout of the subdivision or staging of development, provided that
temporary unpaved turnarounds shall be constructed where lots are
fronting on such temporary dead-end streets. The additional width
of the right-of-way required for said temporary turnarounds shall
be the same as required for permanent turnarounds. The extra right-of-way
shall be vacated upon extension of the temporary street and the reconditioning
of said street and front yards shall be at the expense of the subdivider.
C.Â
Easements.
1.Â
Easements of at least ten (10) feet
in width shall be provided on each side of all rear lot lines and
along side lot lines where necessary for poles, wires, conduits, storm
and sanitary sewers, gas, water or other mains. Easements of greater
width may be required along or across lots where necessary for the
extension of main sewers or other utilities or where both water and
sewer lines are located in the same easement.
2.Â
Whenever a stream, watercourse, drainageway,
or channel is located in an area which is being subdivided, the subdivider
shall provide an easement along each side of the above for the purpose
of widening, deepening, sloping, improving or protecting the above.
The width of the easement shall be adequate for any necessary channel
relocation or straightening.
D.Â
Blocks.
1.Â
Blocks shall be of sufficient width
to provide for two (2) tiers of lots of an appropriate depth. The
Commission may approve block widths providing for a single tier of
lots where lots would otherwise front on a major street or where topographic
conditions or size of the property prevents two (2) tiers. In the
event that a single tier of lots is permitted by the Commission and
approved by the City Council, an adequate buffer area shall be provided
and access from any abutting major street prohibited. Blocks of residential
lots with an average area of less than fifteen thousand (15,000) square
feet shall not exceed three hundred (300) feet in width.
2.Â
The length of blocks shall be such
as may be appropriate, in the opinion of the Planning and Zoning Commission,
for the locality and the type of development contemplated, but shall
not exceed one thousand (1,000) feet where the average size of the
lots is less than two (2) acres in area. Blocks of less than three
hundred (300) feet shall not be permitted except under exceptional
circumstances.
3.Â
Each lot shall be provided with direct
ingress and egress to a public street or highway, to provide adequately
for the layout of utilities, garbage and waste removal, fire and police
protection, and other services, and to protect and further the public
health and safety generally. Subdivisions intended for commercial
and industrial occupancy shall have access to a collector street under
all circumstances, except in the case of appropriately separated planned
retail centers.
E.Â
Lots. The size, shape and orientation of
lots shall be appropriate for the location and physical character
of the proposed subdivision and for the type of development contemplated
in compliance with applicable Zoning Code regulations.
1.Â
Street Access. Every lot shall abut
on a street, subject to the requirements of street and block layout
as described above.
2.Â
Minimum Lot Size. Where not otherwise
determined by applicable Zoning Code regulations, the minimum lot
size for residential purposes shall be seven thousand five hundred
(7,500) square feet with a minimum frontage of seventy-five (75) feet,
a minimum side yard of ten (10) feet on each side, a rear yard of
twenty-five (25) feet, and a front yard of twenty-five (25) feet.
3.Â
Width. Lots for residential purposes
shall have sufficient width at the building setback lines to permit
compliance with the side yard requirements of the applicable regulations
of this Title and still be adequate for a building of practical width.
4.Â
Depth. Excessive depth in relation
to width shall be avoided. [A proportion of one (1) to one (1) or
two (2) to one (1) will normally be considered.] No lot shall have
a depth in excess of three (3) times its width.
5.Â
Side Lot Lines. Where practical,
side lot lines shall be at right angles to straight street lines and
radial to curved street lines.
6.Â
Corner Lots. Corner lots for residential
uses shall be platted wider than interior lots to permit compliance
with the yard and setback requirements of the applicable zoning regulations.
7.Â
Double-Frontage. Except as otherwise
provided herein, double-frontage lots shall be prohibited.
8.Â
Corner Radius. Lots on major intersections
and at other acute angle intersections, which, in the opinion of the
Commission, are likely to be dangerous to traffic movement, shall
have a radius of twenty (20) feet at the street corner. On business
lots a chord may be substituted for the circular arc.
F.Â
Building Lines.
1.Â
Building lines shall be shown on
all lots intended for residential use of any character and on commercial
or industrial lots immediately adjoining residential areas. Such building
lines shall not be setback less than twenty-five (25) feet or as required
by any zoning or building line regulation applying to the property.
Restrictions requiring buildings to be setback to such building lines
shall be shown on the plat.
2.Â
Restrictions shall also be made and
shown on or referred to on the plat, requiring all residential buildings
to be set at least ten (10) feet off each side lot line and not less
than twenty-five (25) feet from rear lot lines.
G.Â
Character Of Development.
1.Â
The Commission shall confer with
the subdivider regarding the type and character of development that
will be permitted in the subdivision, and may agree with the subdivider
as to certain minimum restrictions (deed restrictions or covenants)
to be placed upon the property to prevent the construction of substandard
buildings, control the types of structures, or the use of the lots
to protect the character and value of the subdivision.
2.Â
Deed restrictions or covenants, when
included by the subdivider, shall provide for the proper protection
and maintenance of the development in the future; however, such deed
restrictions or covenants shall not contain reversionary clauses wherein
any lot shall return to the subdivider because of a violation thereon
of the terms of the restrictions or covenants.
3.Â
Where the subdivision contains sewers,
sewage treatment plants, water supply systems, park areas, street
trees or other physical facilities necessary or desirable for the
welfare of the area and which are of common use or benefit and are
not or cannot be satisfactorily maintained by an existing public agency,
provision shall be made by trust agreement, made a part of the deed
restrictions acceptable to any agency having jurisdiction over the
location and improvement of such facilities, for the proper and continuous
maintenance and supervision of such facilities.
H.Â
Parks, School Sites, Etc. Where an area
being subdivided includes lands proposed to be used for parks or schools,
under the duly adopted Comprehensive Plan of the City and environs,
the subdivider shall not plat such lands as a part of the subdivision
plat and shall confer with the appropriate public agency regarding
the time, method and amount of payment for the agency to acquire the
land. If no agreement has been reached upon the acquisition of the
area within two (2) years from the date of the submission of the preliminary
plan, the subdivider may then plat the balance of the area.
I.Â
Street Design Standards.
 |
J.Â
Street Cross-Section Standards.
 |
|
Street Type
|
Minimum R.O.W.
|
Cross-Section Widths
|
Full Pavement Width
|
No. of Traffic Lanes
|
Lane Widths
| ||||
|---|---|---|---|---|---|---|---|---|---|
|
1
|
2
|
3
|
4
|
Traffic
|
Parking
| ||||
|
Arterial (2-lane)
|
80 ft.
|
2 ft.
|
4 ft.
|
12 ft.
|
22 ft.
|
44 ft.
|
2
|
12 ft.
|
10 ft.
|
|
Collector
|
60 ft.
|
2 ft.
|
4 ft.
|
4 ft.
|
20 ft.
|
40 ft.
|
2
|
12 ft.
|
8 ft.
|
|
Sub-collector
|
60 ft.
|
4 ft.
|
4 ft.
|
4 ft.
|
18 ft.
|
36 ft.
|
2
|
18 ft.
|
Combined
|
|
Local (paved)
|
50 ft.
|
1 ft.
|
4 ft.
|
4 ft.
|
16 ft.
|
32 ft.
|
2
|
16 ft.
|
Combined
|
|
Local (unpaved)
|
50 ft.
|
7 ft.
|
0 ft.
|
0 ft.
|
18 ft.
|
36 ft.
|
2
|
None specified
|
None specified
|
|
Marginal access
|
40 ft.
|
8 ft.
|
0 ft.
|
0 ft.
|
12 ft.
|
24 ft.
|
2
|
12 ft.
|
None
|
|
Note: If sidewalks are
not constructed, the dimensions shown for items 1, 2, and 3 for paved
streets shall be combined.
|
K.Â
Design Characteristics For Street Pavement.
|
Concrete Surface
| |
|---|---|
|
Type of Street
|
Minimum Uniform Thickness
|
|
Arterial
Collector
Sub-Collector
Local
Marginal
Alley
|
7.25" to 8.25"
6.50"
6.50"
6.00"
6.00"
6.00"
|
|
The crown of the street, in cross-section,
shall be a minimum of one and one-half percent (1.5%) incline toward
the center of the pavement. All intersections shall be of uniform
thickness one (1) inch greater than the maximum thickness of the thickest
intersecting street.
|
|
Portland cement concrete twenty-seven-day
compressive strength shall be a minimum of four thousand (4,000) psi,
water-cement ratio not exceeding six (6.0) gallons/sack, six (6) sacks
of cement per cubic yard of concrete, four percent (4%) to six percent(6%)
entrained air with maximum aggregate size of one and one-half (1Â 1/2)
inches; or as required to meet Missouri State Highway Commission Standards,
where applicable. Expansion material shall be placed every one hundred
(100) feet, with saw joints every twenty (20) feet.
|
|
Flexible Surface
| |||
|---|---|---|---|
|
Type of Street
|
Base Surface
|
Base/Surface Water-Bound Macadam
(Grade B*)
| |
|
Grade B* Base
|
Asphalt Surface
| ||
|
Arterial
|
5"
|
4"
|
8"
|
|
Collector
|
5"
|
3"
|
6"
|
|
Sub-collector
|
5"
|
3"
|
6"
|
|
Local
|
5"
|
2"
|
6"
|
|
Marginal
|
5"
|
2"
|
6"
|
|
Alley
|
5"
|
2"
|
5"
|
|
*Gradation:
| |
|
Grade B - Crushed Stone
| |
|
100% through 1" sieve
| |
|
maximum 65% through 3/8" sieve
| |
|
5-25% through #10 sieve
| |
|
Base material to be aggregate containing
five to twenty-five percent (5-25%) fines, maximum aggregate size
one (1) inch, or good subbase soil, if approved by the City Engineer;
or as required to meet Missouri State Highway Commission Standards,
where applicable.
| |
|
The crown of the street, in cross-section,
shall be a minimum of two percent (2.0%) incline toward the center
of the pavement. All intersections shall be of the maximum thickness
of the two (2) intersecting streets as shown in the table, plus one
(1) inch of additional water-bound macadam, if it is used, or one-half
(1/2) inch of additional base if asphalt surface is used.
| |
L.Â
Street Name Guide.
 |
M.Â
Subdivision Design Standards.
|
Residential Density
| |||
|---|---|---|---|
|
Block And Lot Requirements
|
Low Density Over 20,000 Square
Feet Of Lot Area Per Dwelling Unit
|
High Density Under 20,000 Square
Feet Of Lot Area Per Dwelling Unit
|
Business Industrial
|
|
Maximum block length (ft.)
|
1,000
|
1,000
|
2,000
|
|
Minimum block length (ft.)
|
300
|
300
|
300
|
|
Minimum building line (ft.)
|
25
|
25
|
25
|
|
Minimum lot width at building line
(ft.)
|
75
|
75
|
0-50
|
|
Minimum lot depth (ft.)
|
100
|
100
|
100
|
|
Maximum lot depth
|
3 times width
|
3 times width
|
3 times width
|
|
Minimum average lot width for corner
lots (ft.)
|
85
|
85
|
None
|
|
Rights-Of-Way
| |||
|
Local street right-of-way width (ft.)
|
50
|
50
|
60
|
|
Alley width, if provided (ft.)
|
20
|
20
|
24
|
|
Utility easement width (ft.)
|
20
|
20
|
20
|
|
Minimum cul-de-sac radius (ft.)
|
50
|
50
|
60
|
|
Corner radius at intersection of
streets (ft.)
|
20
|
20
|
30
|
|
Street Design Standards
| |||
|
Maximum cul-de-sac length (ft.)
|
1,000
|
1,000
|
1,500
|
|
Maximum street grade (%)
a. Local
b. Collector
c. Sub-collector
d. Arterial
e. Intersection
|
Â
12
10
10
10
5
|
Â
10
10
10
10
4
|
Â
8
6
6
6
3
|
|
Minimum street grade (%)
|
1
|
1
|
1
|
|
Minimum sight distance at intersections
(ft.)*
|
75
|
75
|
75
|
|
Street pavement width with curbs
and gutters (ft.)**
a. Local
b. Sub-collector
c. Collector
d. Arterial
|
Â
Â
32
36
40
44
|
Â
Â
32
36
40
44
|
Â
Â
32
36
40
44
|
|
Minimum pavement radius on cul-de-sac
(ft.)
|
50
|
50
|
50
|
|
Minimum centerline radius on horizontal
curves (ft.)
a. Local
b. Sub-collector
c. Collector
d. Arterial
|
Â
Â
150
300
300
500
|
Â
Â
150
300
300
500
|
Â
Â
200
300
300
500
|
|
Minimum tangent length on horizontal
curves (ft.)
|
30
|
30
|
30
|
|
Minimum length of vertical curves
(ft.)+
a. Local
b. Sub-collector
c. Collector
d. Arterial
|
Â
Â
100
100
100
200
|
Â
Â
100
100
100
200
|
Â
Â
100
100
100
200
|
|
Minimum sidewalk width (ft.)++
|
4
|
4
|
4
|
|
* Back from intersection, across
corners.
** Pavement widths are from inside
curb lip to inside curb lip.
+ Not less than 20 feet for each
algebraic difference in grade.
++ Located as per the cross-sections in Section 405.040(J).
| |||
[R.O. 2016 405.050]
A.Â
Whenever any person desires to subdivide
land into building lots or to dedicate streets, alleys, or land for
public use within the City of Park Hills, the following procedures
and requirements will apply.
1.Â
The subdivider shall submit six (6)
black-line or blue-line prints of the preliminary plan of the proposed
subdivision, prepared by a Registered Missouri Land Surveyor. The
subdivider shall also submit an application in writing, with the filing
fee as required by the Planning and Zoning Commission. The horizontal
scale of the preliminary plan shall be one (1) inch to fifty (50)
feet or one (1) inch to one hundred (100) feet. The horizontal scale
of the plans portion of the plans and profiles shall be one (1) inch
equals twenty (20), forty (40), or fifty (50) feet. The vertical scale
of the profile portion of the plans and profiles shall be one (1)
inch equal to five (5), ten (10), or twenty (20) feet. All applications
and plans shall be submitted to the Director of Community Development
of the City of Park Hills.
2.Â
The preliminary plan shall show:
a.Â
The location of present property
lines, streets, buildings, watercourses, tree masses and other existing
features within the area to be subdivided and similar information
regarding existing conditions of land immediately adjacent thereto.
b.Â
The proposed location and widths
of streets (with their proposed names), alleys, lots (with their numbers),
buildings and setback lines and easements within the tract and within
one hundred (100) feet thereof.
c.Â
Existing sanitary and storm sewers,
water mains, culverts, and other underground structures within the
tract or immediately adjacent thereto. The location and size of the
nearest water main and sewer or outlet are to be indicated in a general
way upon the plan.
d.Â
The title under which the proposed
subdivision is to be recorded and the name of the subdivider platting
the tract, and the name and registration number of the surveyor preparing
the plat.
e.Â
The names and adjoining boundaries
of all adjoining subdivisions and the names of recorded owners of
any adjoining parcels of unsubdivided land.
f.Â
Sufficient contour data to indicate
the slope and drainage of the tract and the elevation of the high
and low points thereof. Contour data shall extend one hundred (100)
feet beyond the property limits of the tract. In no case shall the
contour intervals be more than five (5) feet.
g.Â
North point, scale of drawings, and
date of preparation.
h.Â
Plans, grades, and profiles of streets,
sewer and water lines, or written and signed statements regarding
the grades and manner of construction of proposed streets, sewer and
water lines, and the width and type of pavement, location, size and
type of sanitary sewer and other sewage-disposal facilities; water
mains and other utilities, facilities for stormwater drainage; and
other proposed improvements such as sidewalks, plantings and parks,
and any grading of individual lots. These plans or written statements
for all proposed improvements shall be certified by a Professional
Engineer registered in the State of Missouri.
i.Â
The layout of lots showing the approximate
dimensions and lot numbers.
j.Â
All parcels of land proposed to be
dedicated or reserved for public schools, parks, playgrounds, or other
public semi-public, or community purposes.
k.Â
A preliminary outline of all deed
registrations and covenants that will be placed upon the subdivision.
l.Â
Zoning boundary lines, if any, and
proposed uses of property.
m.Â
If the developer intends to subdivide
any portion of the parcel into a multiple-dwelling-unit subdivision,
then the preliminary plan shall, in addition, include the following
data:
3.Â
Preliminary plans which do not contain
all of the above information will not be approved.
4.Â
After the preliminary plan has been
approved by the Planning and Zoning Commission, it shall be submitted
to the City Council for its approval or disapproval. Approval of the
preliminary plan by the City Council does not constitute an acceptance
or approval of the subdivision plat. One (1) copy of the approved
plan, signed by the Mayor, shall be retained in the office of the
City Clerk. One (1) signed copy will be given to the subdivider.
[R.O. 2016 § 405.060; Ord. No. 130-97 §§ 1 — 2, 2-25-1997]
A.Â
Receipt of the signed copy of the preliminary
plan is authorization for the subdivider to proceed with the preparation
of the plans and specifications for the following minimum improvements
and with the preparations of the final plat. Prior to the construction
of any improvements required or to the submission of a bond in lieu
thereof, or to the provision for any assessment for such construction,
the subdivider shall furnish all plans, information and data necessary
to determine the character of said improvements to an Administrative
Officer designated by the City Council. These plans shall be examined
by the Administrative Officer and will be approved, if in accordance
with the requirements of this Section. Following this approval, construction
can be started or the amount of a bond determined, or an assessment
provided for.
B.Â
No final or official plat of any subdivision
shall be approved unless:
1.Â
The subdivider agrees with the City
Council upon an assessment whereby the City is put in an assured position
to install the improvements listed below at the cost of the owners
of property within the subdivision; or
2.Â
The improvements listed below have
been installed prior to such approval; or
3.Â
The subdivider files with the City
Council a surety bond, cashier's check, or a certified check upon
a solvent bank located in St. Francois County conditioned to secure
the construction of the improvements listed below in a satisfactory
manner and within a time period specified by the City Council, such
period not to exceed two (2) years. No such bond or check shall be
accepted unless it be enforceable by or payable to the City in a sum
at least equal to the cost of constructing the improvements as estimated
by the Administrative Officer and in a form with surety and conditions
approved by the City Attorney.
C.Â
The owner of a tract may prepare and secure
approval of a preliminary subdivision plan of an entire area and may
install the above improvements only in a portion of such area, but
the improvements must be installed in any portion of the area for
which a final plat is approved for recording; provided, however, that
trunk sewers and any sewage treatment plants shall be designed and
built in such a manner that they can easily be expanded or extended
to serve the entire area.
D.Â
Minimum Improvements.
1.Â
Streets.
a.Â
Street plans, profiles, and specifications
shall be prepared by a registered professional engineer and approved
by the Administrative Officer, Planning and Zoning Commission, and
City Council.
b.Â
All streets and public ways shall
be graded to their full width, including side slopes, and to the appropriate
grade, and shall be improved by construction of an approved surface
in units of one (1) block or more for streets entirely within the
subdivision but may include fractional blocks ending at the subdivision
boundaries. Such construction shall be subject to inspection and approval
by the Administrative Officer designated by the City Council.
c.Â
Paved streets, with curbs and gutters,
shall be surfaced to the following minimum widths, as measured from
inside curb lip to inside curb lip: arterial (two lane), forty-four
(44) feet; collector, forty (40) feet; sub-collector, thirty-six (36)
feet; local, thirty-two (32) feet; marginal access, twenty-four (24)
feet. Alleys, within a business district, shall be surfaced to a minimum
of sixteen (16) feet. Cul-de-sac turnarounds shall be paved within
ten (10) feet of the right-of-way. In instances where parking will
be restricted, the above dimensions can be varied with prior approval
of the Planning and Zoning Commission and the City Council.
d.Â
Street surfacing or pavement type shall be restricted to the following three (3) types and shall be constructed in accordance with design characteristics at least equal to those set forth in Section 405.040:
e.Â
Prior to the placement of street
or alley pavements, adequate surface and subsurface (if required)
drainage facilities shall be installed by the subdivider. Pipe used
for drainage purposes shall be of corrugated metal, bituminous-coated
corrugated metal, reinforced concrete, or extra-strength vitrified
clay of an approved design, size, and strength to meet the requirements
of the specified conditions which may be encountered. Minimum diameters
of pipe to be used shall be as follows:
|
Roadway cross drains
|
15 inches
|
|
Property entrance culvert
|
12 inches
|
|
Perforated underdrains
|
6 inches
|
f.Â
All construction shall be completed
in accordance with the specific conditions in the agreement for street
improvements within the Improvement Plans and in a manner acceptable
to the authorities having jurisdiction.
g.Â
When changes from the accepted plans
and specifications become necessary during construction, written approval
from the authorities having jurisdiction shall be secured prior to
the execution of said changes.
h.Â
Adequate provision for the maintenance
of all street improvements shall be made by dedication to and acceptance
for maintenance by the local authorities having jurisdiction or by
other suitable means.
2.Â
Curbs And Gutters.
a.Â
Curbs and gutters shall be made of
portland cement concrete containing five and one-half (5Â 1/2)
bags of cement per cubic yard of concrete, and shall have three percent
(3%) to five percent (5%) entrained air.
b.Â
Curb construction for concrete pavements
may be integral. Face curbing and roll (lip) curbing are allowed.
c.Â
In accordance with Section 71.365,
RSMo., when sidewalks are to be provided, curbs shall be constructed
(ramped) so as to enable persons using wheelchairs to travel freely
and without assistance. All new curbs and any existing curbs which
are a part of a reconstruction project shall comply with these requirements.
d.Â
At each crosswalk a ramp shall be
built into the curb so that the sidewalk and street blend to a common
level. Such ramps shall be not less than thirty-six (36) inches wide
and shall not have a slope greater than one (1) inch rise per twelve
(12) inches length [eight and three-tenths percent (8.3%)]. For all
ramps there shall be a gradual rounding at the bottom of the slope.
e.Â
An exception may be granted where,
because of surrounding buildings or other restrictions, it is impossible
to conform the slope of the ramp with these requirements. In this
event, the ramp shall contain a slope with as shallow a raise as possible,
but not to exceed ten percent (10%).
f.Â
Driveway ramps shall not extend past
the vertical face of the curb; and ramps shall be built into the curb
so that the ramp and street blend to a common level. For all ramps
there shall be a gradual rounding at the bottom of the slope.
g.Â
In the event of development of existing
roadways with curbing, the developer shall submit, as a part of the
preliminary plan, a curb cutting request for all proposed driveway
ramps which shall be subject to approval by the Administrative Officer,
Planning and Zoning Commission, and City Council.
h.Â
All plans for the installation of
curbs and gutters shall be subject to approval by the Administrative
Officer, Planning and Zoning Commission, and City Council.
3.Â
Sidewalks.
a.Â
Sidewalks shall be constructed along
at least one side of every minor street shown on the plat in accordance
with applicable standard specifications of the City, and sidewalks
shall be constructed along both sides of all major streets; provided
however, that where the property is platted in lots having an area
of at least twenty thousand (20,000) square feet and width of at least
one hundred (100) feet, the City Council may waive this requirement.
b.Â
When constructed, sidewalks shall be of portland cement concrete four (4) inches thick, six (6) inches across driveways, with a minimum width of four (4) feet. "Dummy" control joints shall be placed every five (5) feet and expansion joints shall be placed every forty (40) feet. Concrete shall contain five and one-half (5Â 1/2) sacks of cement per cubic yard and shall have three percent (3%) to five percent (5%) entrained air. Finish shall be by wood float or broom with all edges and joints tooled. The location of sidewalks shall be as shown in Section 405.040.
4.Â
Sanitary Sewers.
a.Â
The subdivider shall provide for
the disposal of sewage within the subdivision in accordance with applicable
regulations of the City regarding the use of public and private sewers
within the City, or any future ordinances which may supersede those
now in effect. Where a public sanitary sewer main is reasonably accessible,
the subdivider shall provide the subdivision with a complete sanitary
sewer system, including the lateral connection for each lot, connected
to said sewer main. All necessary construction requirements such as
sewer mains and lift stations, shall be the responsibility of the
subdivider and approved by the Administrative Officer, Planning and
Zoning Commission, and City Council and shall comply with the regulations
of the Missouri Department of Natural Resources.
b.Â
Where no sanitary sewer system is
accessible and no plans for a sewer system have been prepared and
approved, the developer may, upon approval by the Missouri Department
of Natural Resources, Administrative Officer, Planning and Zoning
Commission, and City Council, install individual disposal devices
on individual lots within the subdivision. All such individual devices
shall be constructed and maintained in accordance with the regulations
and requirements of the Missouri Department of Natural Resources and
the City of Park Hills.
5.Â
Water Lines. The subdivider shall
provide the subdivision with a complete loop-type water distribution
system adequate to serve the area being platted. The system shall
include a connection for each lot, water mains a minimum of six (6)
inches in diameter, and fire hydrants spaced a maximum of five hundred
(500) feet apart. The Planning and Zoning Commission shall not approve
the final plans for such systems until the Missouri Department of
Natural Resources certifies to the Commission that said water supply
system is in compliance with the applicable regulations of the State
of Missouri and is in accordance with applicable City ordinances.
6.Â
Storm Drainage.
a.Â
Adequate surface and subsurface drainageways
for the removal of stormwater shall be provided by the subdivider.
The extent to which storm drainage facilities shall be required shall
be based upon an analysis of need prepared by a registered professional
engineer. The analysis shall be based upon a rational method of computing
stormwater runoff, using the maximum of one (1) hour rainfall to be
expected within a ten (10) year time period. Times of concentration,
soil infiltration rates, and other variable factors to be used in
the analysis shall be discussed with and approved by the Administrative
Officer during the preliminary considerations of the subdivision.
b.Â
A stormwater system, with surface
inlets, shall be provided by the subdivider in all cases where curb
and gutter are to be installed and whenever available evidence indicates
that such a system is necessary as a result of natural surface drainage.
c.Â
In the absence of a storm sewer system,
a water-retarding grass shall be planted in the strip between the
sidewalks and the surfacing edge of the street.
d.Â
Any person proposing to locate a
structure of a use within one hundred (100) feet of any stream or
main drainage channel shall include a statement by a registered professional
engineer, based on a study of the watershed area and the probable
runoff, that the structure or use in the location proposed will leave
adequate space for the flow of flood water; provided, however, that
no building shall be permitted within fifty (50) feet of the top of
the bank of any stream or drainage channel.
e.Â
A water-retarding grass shall be
planted by the subdivider along any stream or open drainage channel
in an area extending a minimum of fifteen (15) feet on either side
of the top of the bank of any stream or drainage channel within or
adjacent to a proposed subdivision.
7.Â
Public Utilities.
a.Â
All electrical and telephone utility
lines shall be installed underground in accordance with the provisions
specified in the Missouri Public Service Commission General Order
No. 52 and amendments thereto.
b.Â
Where gas, telephone, and electric
service lines are placed underground throughout the subdivision, the
mains, lines, cables, and conduits shall be located within easements
or public rights-of-way in separate trenches and in a manner which
will not conflict with other underground services. All controls, valves,
transformers, and terminal boxes shall be located so as not to be
hazardous to the public. Should the Commission allow electric and
telephone lines to be carried on overhead poles, rear and side lot
easements shall be provided if necessary.
c.Â
All excavations for public utilities
made under paved areas shall be properly backfilled with approved
granular materials thoroughly compacted in place, and street repairs
shall be completed to restore the street surface. All such repairs
or reconstruction shall be at the expense of the developer or utility
involved. No excavation of any street may be undertaken until all
necessary permits are obtained.
8.Â
Landscape Development.
a.Â
All unpaved or otherwise unimproved
areas within public rights-of-ways, or public use areas, shall be
landscaped in a manner approved by the Planning and Zoning Commission.
In informal types of street patterns, informal plantings of trees
in accordance with an approved landscape development plan may be permitted.
In no case shall trees be planted in an area where they may cause
damage to underground service utilities.
b.Â
All landscaped strips, parkways,
and screening areas dedicated to the public shall be graded, seeded
and planted in an appropriate manner. Where shrubs are required for
the purpose of screening, specimen, density and other pertinent features
shall be approved by the Planning and Zoning Commission.
9.Â
Monuments And Markers.
a.Â
All property surveys shall be conducted
according to the current Minimum Standards for Property Surveys, as
set out by the State Land Survey Authority. All monuments and markers
shall be established and installed to meet the requirements for monumentation
of the Missouri Land Survey Authority.
b.Â
Monuments shall be provided by the
subdivider and so placed that the center point shall coincide with
the intersection of the lines to be marked, with the top of the monuments
level with the surface of the ground (or underground where necessary)
after final grading.
c.Â
All permanent monuments required
by the State Land Survey Authority shall be of a type and installed
according to the requirements of the State Land Survey Authority.
All other markers shall consist of galvanized steel, wrought iron
pipe, or steel bars at least twenty-four (24) inches in length and
one-half (1/2) of an inch in diameter.
d.Â
Markers shall be set by the subdivider:
(1)Â
At the intersection
of all lines forming angles in the boundary of the subdivision.
(2)Â
At the intersections
of street right-of-way lines and at the beginning and end of all curves
along street property lines.
(3)Â
At all points where
lot lines intersect street right-of-way lines.
(4)Â
At all angles in the
lot property lines.
(5)Â
At all other lot corners.
e.Â
A permanent benchmark shall be accessibly
placed and accurately noted on the subdivision plat, the elevation
of such benchmark to be based on a United States Geological Survey
datum.
[R.O. 2016 405.070]
A.Â
In addition to all of the standard requirements for a preliminary plan as indicated in Section 405.050 of this Chapter, the altered or additional requirements contained below will be required as a part of the final plat unless specifically wavered by the City Council upon the recommendation of the Planning and Zoning Commission. (Refer to Section 405.060 for minimum improvements required prior to filing of final plat).
1.Â
Filing Procedures. For final plat
approval the subdivider shall submit to the City Council:
a.Â
The final plat on reproducible positive
and five (5) blue-print or black-line copies of the final plat, together
with copies of any deed restrictions where such restrictions are too
lengthy to be shown on the plat.
b.Â
Six (6) certified copies of the improvement
plans containing all profiles and specifications, certified by a professional
engineer registered in the State of Missouri.
d.Â
A certificate from the Director of
Community Development that the final plat is in accordance with the
preliminary plan as approved by the Planning and Zoning Commission
and City Council.
2.Â
Final Plat. The final plat is to
be drawn at a scale of not more than one hundred (100) feet to the
inch from an accurate survey and on one (1) or more sheets whose maximum
dimensions are eighteen (18) inches by twenty-four (24) inches. In
certain unusual instances where the subdivided area is of unusual
size or shape, the Administrative Officer may permit a variation in
the scale or size or shape of the record plat. If more than two (2)
sheets are required, an index sheet of the same dimensions shall be
filed showing the entire subdivision on one (1) sheet and the areas
shown on the other sheets. The final plat shall show and be accompanied
by the following information:
a.Â
The boundary lines of the area being
subdivided with accurate distances and bearings.
b.Â
The lines of all proposed streets,
their widths and names, and the lines of all alleys.
c.Â
The lines of all adjoining property
and the lines of adjoining streets and alleys with their widths and
names.
d.Â
All lot lines together with an identification
system for all lots and blocks.
e.Â
The location of all building lines
and easements provided for public use, services or utilities.
f.Â
All dimensions, both linear and angular,
necessary for locating the boundaries of the subdivision, lots, streets,
alleys, easements, and any other area for public or private use. Linear
dimensions are to be given to at least the nearest one-tenth (1/10)
of a foot.
g.Â
The radii, arc length, location of
the curve, and central angle for all curvilinear streets and radii
for rounded corners.
h.Â
A detailed description of the location
and physical nature of all survey monuments and bench marks, indicating
whether monuments were existing or set, and the reference datum.
i.Â
The name of the subdivision, the
scale of the plat, a north arrow, and a statement as to the method
used to determine north.
j.Â
The certificate of the surveyor attesting
to the accuracy of the survey and the correct location of all monuments
shown.
k.Â
Private restrictions and their periods
of existence. Should these restrictions be of such length to make
their lettering on the plat impracticable and thus necessitate the
preparation of a separate instrument, reference to such instrument
shall be made on the plat.
l.Â
Notarized certification by the owner
of the plat and restrictions, including dedication to public use of
all streets, alleys, parks or other open spaces shown thereon and
the granting of easements required.
m.Â
Certification of approval for endorsement
by the City Council.
[R.O. 2016 405.080]
A.Â
General.
1.Â
If a proposed subdivision includes
land that is or is to be zoned for commercial or industrial purposes,
the layout of the subdivision with respect to such land shall make
such provision as the Planning and Zoning Commission and City Council
may require.
2.Â
A non-residential subdivision shall
also be subject to any requirements of site plan approval set forth
in the Zoning Code. Site plan approval and non-residential subdivision
plat approval may proceed simultaneously at the discretion of the
Planning and Zoning Commission. A non-residential subdivision shall
be subject to all the requirements of these regulations, as well as
any additional standards required by the Planning and Zoning Commission
and City Council and shall conform to the proposed land uses and standards
established in the Comprehensive Plan and Zoning Code of the City
of Park Hills.
B.Â
Standards. In addition to the principles
and standards in these regulations, which are appropriate to the planning
of all subdivisions, the applicant shall demonstrate to the satisfaction
of the Planning and Zoning Commission and City Council that the street,
parcel, and block pattern proposed is specifically adapted to the
use anticipated and takes into account other uses in the vicinity.
The following principles and standards shall be observed:
1.Â
Proposed industrial parcels shall
be suitable in area and dimensions to the types of industrial development
anticipated. Blocks designed for industrial uses shall be of such
length and width as may be determined suitable by the Planning and
Zoning Commission and City Council for prospective use.
2.Â
Street rights-of-ways and pavements
shall be adequate to accommodate the type and volume of traffic anticipated
to be generated thereupon.
3.Â
Special requirements may be imposed
by the City Council and Planning and Zoning Commission and with respect
to street, curb, gutter, and sidewalk design and construction.
4.Â
Special requirements may be imposed
by the City Council and Planning and Zoning Commission with respect
to the installation of public utilities, including water, sewer, and
stormwater drainage.
5.Â
Every effort shall be made to protect
adjacent residential areas from potential nuisance from a proposed
commercial or industrial 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.Â
Streets carrying non-residential
traffic, especially truck traffic, shall not normally be extended
to the boundaries of adjacent existing or potential residential areas.
7.Â
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.
[R.O. 2016 405.090]
A.Â
Filing Fee For Preliminary Plan. Upon the
filing of a preliminary plan for subdivision, or any portion thereof,
the subdivider shall pay a filing fee of twenty-five dollars ($25.00).
B.Â
Filing Fee For Final Plat. Upon the filing
of the final plat for a subdivision or any potion thereof, the subdivider
shall pay a filing fee of twenty-five dollars ($25.00) plus one dollar
($1.00) for each lot shown on the final plat.
C.Â
Performance Guarantee.
1.Â
The subdivider shall be required
to furnish a performance guarantee to guarantee actual construction
and installation of all improvements within two (2) years after the
approval of the final plat. The performance guarantee shall not be
less that the estimated cost of the improvements as determined by
the Administrative Officer.
2.Â
If the required improvements are
not completed within the time allowed, the City shall enforce the
performance guarantee by all appropriate legal and equitable remedies,
collect said money, and complete the required improvements in behalf
of the City. Renewal of the performance guarantee may be made upon
the approval of the City Council for an additional period of time
specified by the City Council, provided that the application for renewal
is made at least thirty (30) days prior to the expiration of said
bond.
3.Â
The performance guarantee shall be
made in one of the following manners.
a.Â
A performance bond issued by a surety
company, a title insurance company, or a financially reliable corporate
security engaged in the business of signing bonds in the State of
Missouri, approved by the City Attorney and City Council; or
b.Â
An escrow agreement, to be held in
a special escrow account, subject to the audit of the City, approved
by the City Attorney and City Council, in one of the following forms:
Cash, or an irrevocable letter of credit or commitment from a lending
institution to the escrow agent guaranteeing to said escrow agent
the availability of escrow funds, from time to time upon demand, or
certificates of deposit, treasury bills, or other readily negotiable
instruments endorsed by the escrow agent.
c.Â
In lieu of posting a performance
bond or escrow agreement as specified in the above, the subdivider
may elect to deposit, in an escrow account, the amount required. The
escrow agreement shall provide that the escrow funds are held by a
qualified escrow depository, approved by the City Attorney and City
Council, in a special account to be dispersed by the escrow holder
solely for the payment of labor and materials used in the construction
and installation of the improvements guaranteed as the work progresses
and as approved by the City Council. In no event shall an authorization
be given for the release of, nor shall the escrow holder release,
more than ninety percent (90%) of the escrow fund until the improvements
have been completed in a satisfactory manner in accordance with this
Chapter and approved by the City Council.
D.Â
Maintenance Guarantee. Unless the City
Council provides by either ordinance, resolution, or other procedure,
the subdivider shall submit as part of the final plat, a maintenance
agreement setting forth the person, corporation, trustees, or other
agency responsible for the assessment and collection of monies for
the maintenance of all improvements within the subdivision. The subdivider
shall maintain and keep in repair the streets and curb and gutter
improvements for a period of one (1) year from the date of completion
of said improvements. To guarantee this maintenance, a maintenance
bond may be accepted by the City Council in the amount of the contract
price of the improvements against defects in workmanship and materials
for the one (1) year period. The bond, if accepted, shall be filed
with the City Clerk and be from a surety company licensed to do business
in the State of Missouri and approved by the City Attorney and City
Council.
[R.O. 2016 405.100]
A.Â
Construction Permit And Inspection Certificates.
1.Â
Prior to the installation of any
improvements, the subdivider shall obtain a construction permit from
the City Clerk. The permit shall authorize the construction of only
those improvements contained within the improvement plans. During
the installation of any or all improvements, the City shall retain
the right to inspect the installation as deemed necessary to ensure
compliance with the approved improvement plan. If any installation
of improvement plans, the City Engineer or Administrative Officer
shall have the right to order a suspension of construction until compliance
is achieved.
2.Â
All inspections required under this
Chapter will be performed by the City Engineer or his/her authorized
representative, or Administrative Officer designated by the City Council.
Upon completion of the installation of any or all improvements, the
City Engineer or similar official shall file with the City Clerk notification
that he/she has inspected the installation and that is in compliance
with the approved improvement plans, as far as he/she is able to determine.
This shall not relieve the developer of his/her responsibility in
cases of improper or faulty construction, substitution of inferior
materials, or unapproved deviations from the improvement plans approved
by the City Council.
3.Â
The subdivider shall pay for and
arrange for inspections performed by any registered professional engineer
in his/her employ, and any inspections that may be required by ordinances
and regulations of other agencies having jurisdiction.
B.Â
Building Permits.
1.Â
No building permit shall be issued
by any governing officials for the construction of any building, structure,
or improvements to the land or to any lot within a subdivision which
has been approved for platting or replatting until all requirements
of this Chapter have been fully complied with.
2.Â
Any building or structure for which
a building permit is issued shall conform to any Building, Electrical,
Plumbing, Utility, or Safety Code now in force by ordinance or which
may be enacted in the future for the health, safety, and welfare of
the City.
3.Â
No building permit shall be issued
and no building shall be erected on any lot within the territorial
jurisdiction of the City of Park Hills unless the street giving access
to the lot upon which the building is proposed to be placed conforms
to the requirements of the Major Street Plan of the City of Park Hills,
as provided in Sections 89.460 and 89.470, RSMo.
[R.O. 2016 405.110]
A.Â
When a subdivider can show that a provision
of these regulations would cause unnecessary hardship if strictly
adhered to, and when, in the opinion of the Planning and Zoning Commission,
because of topographical or other conditions peculiar to the site,
a departure may be made without destroying the intent of such provision,
the Commission may recommend a variance or modification to the City
Council. The subdivider shall apply in writing for such variance or
modification. Any variance thus recommended shall be entered in writing
in the minutes of the Commission and the reasoning on which the departure
was justified shall be set forth. Any variance or modification authorized
by the City Council shall be made by resolution and a copy thereof
shall be attached and made a part of the final plan.
B.Â
No variance shall be granted unless the
Commission finds that no detriment will be caused to the public welfare
and no damage will be caused to other public property in the area
in which the property for which the variance is requested is situated,
and that the variance will not substantially impair the intent and
purpose of this Chapter.
[R.O. 2016 405.120]
No County Recorder shall receive
for filing or recording any subdivision plat required to be approved
by the City Council or the Planning and Zoning Commission unless the
plat has endorsed upon it the approval of the City Council under the
hand of the Clerk and the Seal of the City, or by the Secretary of
the Planning and Zoning Commission.
[R.O. 2016 405.130]
A.Â
No owner, or agent of the owner, of any
land located within the platting jurisdiction of the City of Park
Hills, 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 City Council or the Planning and Zoning
Commission and recorded in the office of the County Recorder unless
the owner or agent shall disclose in writing that such plat has not
been approved by the City Council or Planning and Zoning Commission
and the sale is contingent upon the approval of such plat by the City
Council or Planning and Zoning Commission. Any person violating the
provisions of this Chapter shall forfeit and pay to the City 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. The City may enjoin or vacate the transfer or sale
or agreement by legal action, and may recover the penalty in such
action.
B.Â
Any person violating the provisions of
this Chapter is guilty of an ordinance violation and upon conviction
thereof shall be fined not less than one hundred dollars ($100.00)
nor more than five hundred dollars ($500.00), or by confinement in
the County Jail for not more than one (1) year, or by both such fine
and confinement.
[R.O. 2016 405.140]
Any regulations or provisions of
this Chapter may be changed and amended from time to time by the City
Council; provided, however, that such changes or amendments shall
not become effective until after a study and report by the Planning
and Zoning Commission and until after a public hearing has been held,
public notice of which shall have been given in a newspaper of general
circulation at least fifteen (15) days prior to such hearing.
[Ord. No. 1176-16 § 3, 9-13-2016]
A.Â
Minor subdivisions shall be subject to the procedures described in this Section 405.150 and Section 405.160 if:
1.Â
The proposed subdivision will not
create more than ten (10) tracts of land;
2.Â
The proposed subdivision does not
include the dedication of a new street or other public way or any
change in existing streets, easements, water, sewer or other public
improvements. It is the intent of this provision to limit approval
of minor subdivisions to those cases where the improvements required
by these regulations are already in place, with exception to the extension
of service to individual lots;
3.Â
Each tract, parcel and lot created
by the minor subdivision is in compliance with the Zoning Code and
other ordinances and regulations of the City of Park Hills and no
substandard tract, parcel or lot will be created; and
4.Â
The subdivision will not result in
substantial increases in infrastructure requirements.
[Ord. No. 1176-16 § 3, 9-13-2016]
A.Â
Filing Procedures. The applicant shall
submit a minimum of three (3) copies of the proposed minor subdivision,
or more if required by the Community Development Department, a completed
application form and applicable application fees in the amount of
one hundred twenty dollars ($120.00) to the Park Hills Community Development
Department. A completed minor subdivision checklist shall accompany
all applications for subdivision.
B.Â
Review Criteria And Procedures. An application
for minor subdivision shall be reviewed by the Community Development
Department staff, Public Works staff and the City Engineer for conformity
with the Comprehensive Plan, zoning regulations or other plans officially
adopted by the Planning and Zoning Commission and the City Council.
C.Â
Information Required. The following information is required on all minor subdivision plats submitted for approval. The required information may be combined for presentation on one (1) or more drawings or maps, except that Community Development Department staff may require that the information be presented on separate or additional drawings or maps. In all cases, the minor subdivision plat submission shall be designed in conformity with the City of Park Hills Zoning Code, Chapter 405, and shall include the following information:
1.Â
The proposed subdivision name, the
general location, as it is commonly known, or by some other name by
which the project may be identified, the name and address of the present
owner and sub divider and the surveyor. The City shall supply a case
number identifying the minor subdivision prior to submission.
2.Â
Title, scale, North arrow, date of
preparation and each date which a revision was made.
3.Â
Location by section, township, range,
City, County, State or if a resubdivision of an existing or approved
subdivision, then by lot or block numbers and name of original subdivision.
4.Â
The names, locations and dimensions
of adjacent streets within any adjoining subdivision.
5.Â
The boundary lines, location and
dimensions of existing and newly created tracts, parcels or lots that
are part of the minor subdivision shall be shown on the plat. Survey
data shall meet the standards promulgated by the State of Missouri,
"Missouri Minimum Standards for Property Boundary Surveys," Division
of Geology and Land Survey, Missouri Department of Natural Resources.
All survey datum shall be vertically and horizontally tied to the
Missouri Geographical Reference Stations (GRS).
6.Â
Names of adjacent subdivisions and
owners of adjoining parcels of unsubdivided land.
7.Â
The exact location and distances
of all existing structures and other physical improvements in relation
to proposed lot lines.
8.Â
The extent and location of floodplains,
floodways, or other waterways of record; elevations of which, shall
be based on applicable Flood Insurance Studies, Flood Insurance Rate
Maps, Flood Boundary and Floodway Maps.
9.Â
Location of sanitary sewer, storm
sewers, water mains, gas lines, fire hydrants, electric and telephone
poles and street lights. Plat shall identify all existing easements
and rights of way.
11.Â
All applicable easements and right-of-way
deeds.
12.Â
Certification by Missouri registered
land surveyor as to accuracy of survey as such:
|
That I,____________________, do hereby
certify that this plat meets lot requirements for the Zoning District
Regulations in which it is located and was prepared under my supervision
from an actual survey of the land herein described prepared by_____
dated _____ and signed by _______________ L.S. No. __________ and
that the corner monuments and lot corner pins shown herein were placed
under the personal supervision of _______________ L.S. No.__________
in accordance with the Division of Geology and Land Survey, Missouri
Department of Natural Resource's "Minimum Standards for Property Boundary
Surveys."
|
|
Date Prepared:
|
|
Signature:
|
|
Missouri L.S. No.
|
13.Â
Certificate of Approval by the Community
Development staff (to be placed on plat) which shall be provided as
follows:
|
In accordance with the provisions
as set forth in the Minor Subdivision Regulations of Park Hills, Missouri,
I ____________________, do hereby certify that on the _____ day of
__________, 20_____, the Community Development Department approved
the request for a minor subdivision for____________________.
| |
|
Any further subdivision of the above-described
land or modifications of the land description(s) will require reapproval
in accordance with the Subdivision Regulations of the City of Park
Hills, Missouri.
| |
|
 Community Development Department
|
 Date
|
14.Â
Statement of owner certifying that
he/she had title to the land being subdivided:
|
As owner I have caused the land described
on this plat to be surveyed, divided, mapped, and all access rights
reserved and dedicated as represented on the plat.
| |
|
 Owner
|
 Date
|
D.Â
Final Submittal. Final submittal of the
minor subdivision plat shall be prepared on a reproducible original
(mylar) twenty-four (24) inches by thirty-six (36) inches or those
dimensions required by the St. Francois County Recorder of Deeds.
In addition to the original the City may require additional items
to incorporate the minor subdivision into the City map. The following
items shall be submitted:
1.Â
Sixteen (16) inches by twenty-four
(24) inches scaled reproducible mylar for the City's plat book.
2.Â
Two (2) blue-line copies twenty-four
inches (24) by thirty-six (36) inches.
3.Â
Copy of restrictive covenants to
be recorded.
4.Â
Digital copy of subdivision plat,
cad file, etc. for City map upgrades.
E.Â
Minor Subdivision Approval. Within sixty
(60) days after approval, applicant shall, at their expense, cause
the plat to be recorded. Any rights created by the approval shall
terminate if the plat is not recorded within such sixty (60) days.
[Ord. No. 1176-16 § 3, 9-13-2016]
A.Â
The purpose of this Section is to allow
adjustments to lot lines, platted lots or other lawful parcels for
the purpose of adjusting size, frontages or configuration of buildable
lots; or consolidation of existing lots, subject to the provisions
contained in this Section.
B.Â
Boundary adjustments and lot line consolidations
must meet the following criteria:
1.Â
No additional lot shall be created
by any boundary adjustment or lot line consolidation.
3.Â
Boundary adjustments or lot consolidations shall be allowed for currently existing lots in non-compliance with minimum area, frontage and dimensional requirements of Chapter 400, Article II, District Regulations, provided that the resulting boundary adjustment and/or lot consolidation does not increase the degree of non-compliance.
[Ord. No. 1176-16 § 3, 9-13-2016]
A.Â
Filing Procedures. The applicant shall
submit a minimum of three (3) copies of the proposed boundary adjustment/lot
consolidation, or more if required by the Community Development Department,
a completed application form and applicable application fees in the
amount of one hundred twenty dollars ($120.00) to the Park Hills Community
Development Department.
B.Â
Review Criteria And Procedures. An application
for boundary adjustment/lot consolidation shall be reviewed by the
Community Development Department staff, public works staff and the
City Engineer for conformity with the Comprehensive Plan, zoning regulations
or other plans officially adopted by the Planning and Zoning Commission
and the City Council.
C.Â
Information Required. The following information is required on all minor boundary adjustment/lot consolidation plats submitted for approval. The required information may be combined for presentation on one (1) or more drawings or maps, except that Community Development Department staff may require that the information be presented on separate or additional drawings or maps. In all cases the boundary adjustment/lot consolidation plat submission shall be designed in conformity with the City of Park Hills Zoning Code, Chapter 405, and shall include the following information:
1.Â
The proposed lots for consolidation/adjustment,
the general location, as it is commonly known, or by some other name
by which the project may be identified, the name and address of the
present owner and subdivider and the surveyor. The City shall supply
a case number identifying the boundary adjustment/lot consolidation
prior to submission.
2.Â
Title, scale, North arrow, date of
preparation and each date which a revision was made.
3.Â
Location by section, township, range,
City, County, State, then by lot or block numbers and name of original
subdivision.
4.Â
The names and locations of adjacent
streets.
5.Â
The boundary lines, location and
dimensions of existing lots and the changes shall be shown on the
plat. Survey data shall meet the standards promulgated by the State
of Missouri, "Missouri Minimum Standards for Property Boundary Surveys,"
Division of Geology and Land Survey, Missouri Department of Natural
Resources. All survey datum shall be vertically and horizontally tied
to the Missouri Geographical Reference Stations (GRS).
6.Â
The exact location and distances
of all existing structures and other physical improvements in relation
to proposed lot lines.
7.Â
The extent and location of floodplains,
floodways, or other waterways of record; elevations of which, shall
be based on applicable Flood Insurance Studies, Flood Insurance Rate
Maps, Flood Boundary and Floodway Maps.
8.Â
Location of sanitary sewer, storm
sewers, water mains, gas lines, fire hydrants, electric and telephone
poles and street lights. Plat shall identify all existing easements
and rights of way.
10.Â
All applicable easements and right-of-way
deeds.
11.Â
Certification by Missouri registered
land surveyor as to accuracy of survey as such:
|
That I, ____________________, do
hereby certify that this plat meets lot requirements for the Zoning
District Regulations in which it is located and was prepared under
my supervision from an actual survey of the land herein described
prepared by ____________________ dated __________ and signed by ____________________
L.S. No. __________ and that the corner monuments and lot corner pins
shown herein were placed under the personal supervision of ____________________
L.S. No. __________ in accordance with the Division of Geology and
Land Survey, Missouri Department of Natural Resource's "Minimum Standards
for Property Boundary Surveys."
|
|
Date Prepared:
|
|
Signature:
|
|
Missouri L.S. No.
|
12.Â
Certificate of Approval by the Community
Development staff (to be placed on plat) which shall be provided as
follows:
|
In accordance with the provisions
as set forth in the Boundary Adjustments/Lot Consolidation of Park
Hills, Missouri, I ____________________, do hereby certify that on
the _____ day of __________, 20_____, the Community Development Department
approved the request for boundary adjustment/lot consolidation for
_________________________________.
| |
|
 Community Development Department
|
 Date
|
13.Â
Statement of owner certifying that
he/she had title to the land having boundary adjustment/lot consolidation:
|
As owner I have caused the land described
on this plat to be surveyed, mapped and all access rights reserved
and dedicated as represented on the plat.
| |
|
 Owner
|
 Date
|
D.Â
Final Submittal. Final submittal of the
boundary adjustment/lot consolidation plat shall be prepared on a
reproducible original (mylar) twenty-four (24) inches by thirty-six
(36) inches or those dimensions required by the St. Francois County
Recorder of Deeds. In addition to the original the City may require
additional items to incorporate the boundary adjustment/lot consolidation
into the City map. The following items shall be submitted:
E.Â
Boundary Adjustment/Lot Consolidation Approval.
Within sixty (60) days after approval, applicant shall, at their expense,
cause the plat to be recorded. Any rights created by the approval
shall terminate if the plat is not recorded within such sixty (60)
days.
