City of Oak Grove, MO Subdivision Regulations

Setbacks; and

Square footage of homes in transition areas measured by total finished floor area.

Only proposed adjacent development for which a preliminary plat has been approved shall be considered in a statement regarding adjacency compatibility submitted pursuant to this Section.

Action By The Planning And Zoning Commission On Preliminary Plat. The Planning and Zoning Commission shall consider the preliminary plat within sixty (60) days of its receipt by the Zoning Officer or at the next regular meeting for which the Zoning Officer may schedule the plat. The Planning and Zoning Commission shall review and consider the reports and recommendations of the agencies, departments and persons to whom the preliminary plat has been submitted for review.

The Planning and Zoning Commission shall determine, based on the evidence before it, whether the preliminary plats meets the design standards and requirements of these subdivision regulations and conforms to the requirements of the Unified Development Code, Comprehensive Plan and other applicable provisions of the policies and standards of the City of Oak Grove.

If the preliminary plat does comply with all requirements, the Planning and Zoning Commission shall approve the preliminary plat; the approval shall be recorded on or attached to the preliminary plat.

If the preliminary plat is in general compliance but not complete compliance, the Planning and Zoning Commission may grant conditional approval of the preliminary plat. The conditions of such approval shall specify the modifications necessary to achieve full compliance. No final plat shall be recommended for approval unless such modifications are included to the satisfaction of the Planning and Zoning Commission. The conditions of approval shall be recorded on or attached to the preliminary plat.

If the preliminary plat is not in compliance with all requirements, the Planning and Zoning Commission shall disapprove of the preliminary plat.

If the preliminary plat is not approved, the subdivider may modify the preliminary plat and resubmit it to the Planning and Zoning Commission. If the plat is amended and resubmitted within sixty (60) days of the disapproval of the original preliminary plat, no additional filing fee shall be required. The Planning and Zoning Commission may reconsider the preliminary plat at a regular meeting for which the Zoning Officer may schedule the plat.

Effect Of Approval Of Preliminary Plat.

Approval of the preliminary plat shall not constitute acceptance of the subdivision by the Board of Aldermen but shall be considered permission to prepare and submit a final plat. Preliminary plat approval shall be effective for no more than two (2) years from the date approval was granted unless, upon the request of the subdivider, the Board of Aldermen grants an extension. If the preliminary plat approval expires, the preliminary plat shall be resubmitted, with all necessary fees, as if no such plat had ever been approved.

Applicant must request an extension of the preliminary plat within two (2) years of the last acceptance date of said preliminary plat or within two (2) years of the last approved final plat in said subdivision. An extension of the preliminary plat can only be requested if said plat remains unchanged from last acceptance. A request for extension does not require an application fee or notification of surrounding property owners.

Traffic study. Upon approval of the preliminary plat and prior to preparation of the final plat and construction plans, a traffic study may be requested by the City Engineer to determine the impacts of the proposed development on the existing street system. The traffic study must be prepared by a professional engineer licensed in the State of Missouri.

Construction Plan Submittal. Upon approval of the preliminary plat and prior to submission of the final plat, the developer must then proceed with the detailed construction plans required for all facilities and utilities. When the construction plans are completed, the developer then may submit the construction plans and the final plat to the Planning and Zoning Commission and Board of Aldermen for their review and approval. Submittal of the construction plans shall be made not less than twenty (20) days prior to the Planning and Zoning Commission meeting at which time the plans are to be considered. All improvements and facilities are required to be installed prior to issuance of a building permit.

Contents Of Preliminary Plat.

The preliminary plat shall be submitted for review of the entire site, including all phases of construction. The site may be broken out into phases for final platting, once the Planning and Zoning Commission has approved the preliminary plat.

Twenty-five (25) paper print copies of the preliminary subdivision plat shall be furnished for review.

The preliminary plat for a subdivision shall be a formal plan, drawn to scale, indicating prominent existing features of a tract and its surroundings and the general layout of the proposed subdivision and shall meet the requirements outlined herein. The preliminary plat shall contain the following information:

Proposed name of subdivision. Names shall not duplicate too closely or resemble names of existing subdivisions.

Location of boundary lines in relation to section, quarter sections or quarter-quarter section lines and any adjacent corporate boundaries comprising a legal description of the property.

The names and addresses of the owner, subdivider and engineer or surveyor.

The plat shall be drawn with a standard engineering scale and a minimum dimension of one (1) inch equals one hundred (100) feet.

The date, north point and legend.

A vicinity or general location map showing section lines, the subdivision, adjacent subdivisions, corporate limits, main traffic arteries and other prominent features.

The layout, number and approximate dimensions of lots, the number or letter of each block and the minimum lot size in square feet.

Existing conditions.

The location, width and name of each existing or platted street or other public way, utility rights-of-way, parks and other public open spaces, permanent buildings within or adjacent to the proposed subdivision, and other important features such as section lines and corners, survey monuments and political subdivision boundaries.

All existing sewers, water mains, gas mains, culverts, or other underground installations within the proposed subdivision or immediately adjacent thereto with pipe size, grade and locations shown.

The names of adjacent subdivisions and property owners directly abutting the proposed subdivision.

Topography (unless specifically waived by the City Engineer) with contour intervals of not more than five (5) feet referenced to U.S.G.S. datum; the location of watercourses, ravines, bridges, lakes, wooded areas, approximate acreage, and such other existing features as may be pertinent to the subdivision. In areas where grades are gentle, a lesser contour interval may be required.

The location and character of all adjacent existing public utility lines, including sewers (storm and sanitary), water, gas and power lines. If a community sewage treatment plant or other type of community disposal system is to be installed or constructed to serve all or certain portions of the proposed subdivision, the general plan for such community type sewage treatment or disposal system shall be shown and so identified on the preliminary plat.

Areas subject to flooding by a storm having the probability of occurring once in fifty (50) years, and areas in the official 100-year floodplain (as determined by the Federal Emergency Management Agency) shall be shown.

Zoning on and adjacent to the tract.

(8)

Location, elevation and description of the bench mark controlling the vertical survey tied to U.S.G.S. datum.

The following information with respect to the manner in which the tract is to be subdivided and developed shall be included on the preliminary plat.

Streets, showing the location, width, names and approximate grades thereof, the preliminary plat shall show the relationship of all streets to any projected streets shown on any development plan adopted by the Planning and Zoning Commission. Where the plat submitted includes only a part of the tract owned by the subdivider, a tentative plan of a proposed future street system for the unsubdivided portion shall be prepared and submitted by the subdivider. No street names shall be used which will duplicate or be confused with the names of existing streets. Existing street names shall be used where they are or would be logical extensions of existing streets, even though separated by undeveloped land. Street names shall be subject to the approval of the Planning and Zoning Commission.

Location and size of proposed parks, playgrounds, church or school sites, or other special uses of land to be considered for dedication to public use, or to be reserved by deed or covenant for the use of all property owners in the subdivision, and any conditions of such dedication or reservation.

Easements showing width and purpose.

Building setback lines with dimensions.

Sites, if any, to be allocated for development with other than single-family dwellings and indication of any lots on which use other than residential is proposed by the subdivider.

Location and type of utilities to be installed.

Location and width of proposed sidewalks in conformance with Section 405.440(C)(5).

The following data and information shall be submitted with the preliminary plat. If practical, such data and information may be shown on the preliminary plat. Otherwise, separate statements and/or maps shall accompany the preliminary plat.

Proposed deed restrictions, if any, in outline form.

Stages of development sequence if the total area is not proposed to be developed as one (1) unit.

Minimum livable floor area standards as follows:

(a)

At the time of approval of a preliminary plat for a residential subdivision, the Planning and Zoning Commission shall designate a minimum livable floor area classification for all lots within the subdivision. Livable floor area shall not include open or screened porches, garages or basements, whether finished or unfinished.

(b)

Subdivisions are to be classified in a manner that minimizes the difference in dwelling sizes between adjacent residential developments. Unless the developer requests a higher classification, the Planning and Zoning Commission shall not classify the subdivision more than one (1) step lower than the classification of the abutting subdivision. More than one (1) classification may be established within a subdivision when the Planning and Zoning Commission finds such multiple classifications appropriate to provide a more harmonious transition in dwelling sizes. However, no more than one (1) classification may be imposed on a single block within the subdivision. In the event the proposed subdivision adjoins land not previously classified, the Planning and Zoning Commission may designate a classification or classifications for the proposed subdivision that will, in its judgment, be in harmony with the surrounding area. In so doing, the Planning and Zoning Commission may take into account the average livable floor area and the minimum dwelling size requirements set for in deed restrictions of adjoining subdivisions and the overall intent of this Section.

(c)

The range of classifications and livable floor area shall be as follows:

	Classification	Minimum Livable Floor Area (square feet)
	A	2,600+
	B	2,000
	C	1,800
	D	1,600
	E	1,400
	F	1,200
	G	1,000

(d)

Approved dwelling size classifications shall be depicted on the final plat that is submitted for recordation.

(e)

No building permit shall be issued for construction of a single-family dwelling that contains a total livable floor area less than the livable floor area permitted by the classification approved by the Planning and Zoning Commission, and it shall be unlawful to construct a dwelling with less total livable floor area than the classification requires.

(f)

Each single-family dwelling to be constructed on land not previously assigned a minimum livable floor area classification shall contain a minimum floor area of one thousand (1,000) square feet.

A statement of the improvements that will be installed by the developer and the time when such improvements will be completed. This statement shall be of sufficient detail to permit determination of whether such improvements will comply with these regulations and other applicable Statutes, ordinances and regulations. If the nature of the approval of the preliminary plat is not practical, the Planning and Zoning Commission may waive the submission of such details, provided that they are submitted at least thirty (30) days prior to the date that approval of the final plat is requested.

Preliminary plans and profiles of streets, sanitary sewer, storm sewers and water lines may be required. The location of bridges and culverts may also be required.

All preliminary and final plats must be prepared and sealed by a professional engineer licensed by the State of Missouri. All construction plans associated with a preliminary and final plat must be prepared and sealed by a professional engineer licensed by the State of Missouri.

A drainage study including analyses of existing and proposed drainage area, peak flows and storm sewer system capacities. Existing and proposed stormwater detention/retention basins shall also be described and performance calculations provided.

(8)

A traffic study including an analysis of the impacts on the adjacent street network may be required by the City.

Section 405.425 Final Plat.

[Ord. No. 1383 §1004, 1-6-2003; Ord. No. 1515 §§19 — 22, 6-5-2006]

Filing Of The Final Plat. Ten (10) copies of the final plat and three (3) copies of final improvement plans, as required by Article III, Section 405.075, shall be filed with the Zoning Officer sixty (60) days prior to the date of the meeting on which the plat is to be heard. The copies of the final plat and all appropriate information shall then be transmitted to the Planning and Zoning Commission for appropriate action and then forwarded to the Board of Aldermen for approval.

An expedited review process may be requested by the developer to shorten the review period. The developer may be required to par additional fees as identified in the schedule of fees in order to pay for consultants services or any staff overtime. The minimum fee must be paid at the time of application and the developer must request the thirty (30) day deadline in writing.

Official Subdivision Submission Date. For the purpose of these subdivision regulations, the date that the plat is placed on the agenda and action is taken by the Planning and Zoning Commission shall constitute the official submittal date of the plat at which the sixty (60) day period required by Section 89.420, RSMo., for formal approval or disapproval of the plat commences to run.

Action By The Planning And Zoning Commission. Within forty-five (45) days after consideration of the final plat, the Planning and Zoning Commission shall recommend approval, conditional approval or disapproval of the final plat. If the Planning and Zoning Commission recommends disapproval of the final plat, it shall advise the subdivider in writing of the reasons for such recommendation within ten (10) days after such action. The Planning and Zoning Commission shall recommend approval of a final plat if it is:

Substantially the same as the approved preliminary plat;

There has been compliance with all conditions, restrictions and requirements of this Article and of all other applicable ordinances and design standards of the City;

There has been compliance with any condition that may have been attached to the approval of the preliminary plat.

Failure Of Planning And Zoning Commission To Act On The Final Plat. Within sixty (60) days after the submission of a plat to the Commission, the Commission shall recommend approval, conditional approval or disapprove the final plat; otherwise the plat is deemed approved by the Commission, except that the Commission, with the consent of the applicant for the approval, may extend the sixty (60) day period. The grounds of disapproval of any plat by the Commission shall be made a matter of record.

Submission Of Plat To The Board Of Aldermen. Before a final plat is recorded and consideration by the Planning and Zoning Commission, the Board of Aldermen shall either approve by ordinance or disapprove the final plat and accept or reject the dedication of land for public purposes within thirty (30) days and after the first (1st) meeting of the Board of Aldermen after the plat was submitted to the City Clerk. If the plat is disapproved, the subdivider shall be notified of the reasons for such disapproval. If the Board of Aldermen rejects any dedications on the final plat, they shall advise the subdivider in writing of the reasons for such rejection.

Staged Development Of Final Plat. The foregoing provisions of these subdivision regulations to the contrary notwithstanding, an approved preliminary plat may be submitted for final approval in separate geographic units rather than as a whole, provided the following conditions are met:

Each unit of a plat of subdivision for single-family residences shall contain an area of sufficient size based on physical conditions and ability to install improvements economically. Such units should contain at least twenty (20) lots.

The approval of the Planning and Zoning Commission upon the advice of the City Engineer as to the feasibility of such development in separate units, including the feasibility of the proposed sequence of development, shall be secured.

A final plat of at least one (1) unit shall be submitted for approval within one (1) year from the date of approval of the preliminary plat, and final plats of all such units shall be submitted for approval within five (5) years from date that the preliminary plat was approved. The Planning and Zoning Commission on application of the subdivider may from time to time grant extensions on time within which to submit final plat, provided that each such extension shall be for more than one (1) year.

All steps required for the approval of final plat, including the recording thereof, shall be adhered to with respect to each unit so submitted.

Recording Of The Final Plat. No plat shall be recorded or filed with the office of the Recorder of Deeds until such plat has been approved by the Board of Aldermen; all dedications of rights-of-way, easements and other property have been accepted by the Board of Aldermen; and the design and financing of all improvements has been agreed to by both the subdivider and the Board of Aldermen. The financing responsibility for the cost of recording the plat with the Recorder of Deeds shall be borne solely by the subdivider. The subdivider must record the plat with the Recorder of Deeds and the cost shall be borne solely by the subdivider. The subdivider must record the final plat within sixty (60) days from the date of approval, or such plat is null and void.

Building And Other Permits. No building permits or occupancy certificates shall be issued for a building or structure on any lot, tract or parcel of any subdivision that is subject to the provisions of these subdivision regulations until a copy of the recorded plat of subdivision is available for examination by the official charged with issuing building permits and/or occupancy certificates. No such permits or certificates shall be issued until there has been compliance with all of the provisions of these subdivision regulations and conditions of plat approval. Building permits will not be issued until all public improvements are installed and accepted by the City of Oak Grove.

Contents Of The Final Plat.

The final plat shall be a complete and exact subdivision plat, prepared for official recording as required by Statute, to define property boundaries, proposed streets and dedications.

The final plat shall be prepared by a registered land surveyor in the State of Missouri and bear his/her official seal.

Ten (10) paper print copies of the final subdivision plat shall be furnished for review.

After the final plat has been approved by the Planning and Zoning Commission and rights-of-way and easements have been accepted by the Board of Aldermen, a minimum of ten (10) copies of the final plat, of which five (5) will be paper prints and five (5) will be mylar prints, shall be submitted.

The final plat prepared for recording purposes shall be drawn with a standard engineering scale and a minimum dimension of no less than one (1) inch equals one hundred (100) feet. The size of the sheets on which final plats are submitted shall be at least sixteen and one-quarter (16¼) inches by nineteen (19) inches and shall not exceed twenty-four (24) inches by thirty-six (36) inches. Each sheet shall have a one and one-quarter (1¼) inch binding edge along the left side (narrow dimension) and a one-quarter (¼) inch border along all other sides. Where the proposed plat is of unusual size, the final plat shall be submitted on two (2) or more sheets of the same dimensions. If more than two (2) sheets are required, an index sheet of the same dimensions shall be filed showing the entire development at a smaller scale.

The final plat shall show and contain the following information:

The name of the subdivision (not to duplicate or closely approximate the name of any existing subdivision).

The location by section, township, range, County and State, and including legal descriptive boundaries of the subdivision, based on an accurate traverse, giving angular and linear dimensions which must mathematically close. The allowable error of closure on any portion of a final plat shall be not more than one (1) in three thousand (3,000) for residential subdivisions and one (1) in ten thousand (10,000) for commercial subdivisions. All calculations shall be furnished showing bearings and distances of all boundary lines and lot lines.

The location of the boundary shall be shown in reference to existing official monuments or the nearest established street lines, including true angles and distances to such reference points or monuments.

The location of lots, streets, public highways, alleys, parks and other features with accurate dimensions in feet and decimals of feet, with the length of radii and/or arcs of all curves, and with all other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points and points of curve to lot lines.

Lots shall be clearly numbered. If blocks are to be numbered or lettered, these should be shown clearly in the center of the block.

Approved dwelling size classifications as defined in Section 405.420(K)(3)(j)(3)(c).

The exact locations, right-of-way widths, and names of all streets to be dedicated and the right-of-way width and names of any existing streets.

The location and width of all easements to be dedicated. If the easement is being dedicated by the plat, it shall be properly referenced in the owner's certification of dedication.

Boundary lines and description of boundary lines of any areas other than streets and alleys which are to be dedicated or reserved for public use.

Building setback lines on front and side streets with dimensions.

The location of all monuments required to be installed by the provisions of these subdivision regulations.

The names of adjoining subdivisions.

The names and addresses of the developer, surveyor and/or professional engineer making the plat.

The regulatory flood elevation.

Statement dedicating all easements, streets, alleys, and all other public areas not previously dedicated.

The following certificates, which may be combined where appropriate:

A certificate signed and acknowledged by all parties having any record, title or interest in the land subdivided and consenting to the preparation and recording of said subdivision map.

A certificate signed and acknowledged as above, dedicating or reserving all parcels of land shown on the final plat and intended for any public or private use including easements and those parcels which are intended for the exclusive use of the lot owners of the subdivision, their licensees, visitors, tenants and servants.

The acknowledgement of a notary in the following form:

STATE OF MISSOURI		)
		)	SS
COUNTY OF JACKSON		)
Be it remembered that on this _____ day of _______________, 20___, before me, a notary public in and for said County and State, came ____________________, to me personally known to be the same person who executed the foregoing instrument of writing and duly acknowledged the execution of same. In testimony whereof, I have hereunto set my hand and affixed by notarial seal the day and year above written.
(SEAL)	Notary Public
My Commission Expires: _______________

The certificate of the Planning and Zoning Commission in the following form:

	This plat of _______________ addition has been submitted to and a recommendation forwarded to the Board of Aldermen by the Oak Grove Planning and Zoning Commission this ____ day of _______________, 20___.
	Chairman, (with actual name)

The approval of the plat and acceptance of easements and rights-of-way by the Board of Aldermen in the following form:

This plat of ____________________ addition, including easements and rights-of-way accepted by the Board of Aldermen has been submitted to and approved by the Oak Grove Board of Aldermen by Ordinance No. ____________________ duly passed and approved by the Mayor of Oak Grove, Missouri, on the _____ day of _______________, 20___.
(SEAL)	Mayor, (with actual name)
ATTEST:
City Clerk, (with actual name)		City Engineer, (with actual name)

A blank space for noting entry on the transfer record in the following form:

	Entered on transfer record this _____ day of _______________, 20___.
	Deputy County Recorder of Deeds

Supplemental information to be submitted with final plat. The following additional data shall be submitted with the final plat:

(a)

A title report by an abstract or a title insurance company or an attorney's opinion of title showing the name of the owner of the land and all other persons who have an interest in, or an encumbrance on, the plat. The consent of all such persons shall be shown on the plat.

(b)

A certificate showing that all taxes and special assessments due and payable have been paid in full; or if such taxes have been protested as provided by law, monies or other sufficient escrows guaranteeing such payment of taxes in the event the protest is not upheld may be placed on the deposit with such officials or governing bodies to meet this requirement.

(c)

A copy of any deed restrictions applicable to the subdivision.

(8)

The City Engineer shall have the authority to adopt and publish specifications for completion on subdivision surveys, based on the current Minimum Standards for Property Boundary Survey's 10 CSR 30-2, Missouri Code of State Regulations. All subdivision surveys shall comply with the specifications adopted and published by the City Engineer.

Section 405.430 Minor Subdivisions.

[Ord. No. 1383 §1005, 1-6-2003; Ord. No. 1822, 8-3-2015]

Authorization For Approval Of Minor Subdivision. If a proposed plat of subdivision or resubdivision complies with the requirements of Subsection (B) of this Section, then the Zoning Officer may approve the minor subdivision. The Zoning Officer shall be responsible for determining whether a proposed plat meets the requirements of Subsection (B) of this Section.

Requirements For Approval Of Minor Subdivisions. In order to qualify for approval in the manner provided in Section 405.430(C), a proposed plat of subdivision shall comply with the following requirements:

The proposed plat of subdivision shall include not more than five (5) acres;

The proposed plat of subdivision shall create not more than five (5) lots, tracts or parcels or land;

No public street or easement of access is sought to be dedicated, or is contemplated or projected, through (as opposed to adjacent to) the lot, tract or parcel proposed to be subdivided or resubdivided; and

The proposed plat of subdivision shall be in the form required by Section 405.425 of these subdivision regulations and shall contain all the data, information and certifications required on final plats by Section 405.425 of these subdivision regulations other than the signature block which shall reflect approval by the Zoning Officer rather than the Board of Aldermen by ordinance.

Procedure For Approval Of Minor Subdivisions.

Minor subdivisions submitted for approval shall be filed with the Zoning Officer. The Zoning Officer may require to be submitted the topographic information required under Section 405.420 whenever the property to be subdivided or resubdivided is traversed by or is adjacent to a known watercourse, including intermittent streams.

The approval of a minor subdivision shall be subject to the provisions of these subdivision regulations, except insofar as the Sections requiring prior approval of or compliance with an approved preliminary plat and any approvals required by the Planning Commission and the Board of Aldermen.

Section 405.435 Design Standards.

[Ord. No. 1383 §1006, 1-6-2003; Ord. No. 1515 §§23 — 36, 6-5-2006]

Scope. All subdivisions of land subject to these subdivision regulations shall conform to the design standards of this Article.

Comprehensive Plan. Subdivisions should be in conformance with the Comprehensive Plan of the City of Oak Grove, Missouri.

Access. All lots located in any subdivision shall be served directly by a public street except those served by private streets may be permitted as a part of a planned unit development or equivalent thereto.

Streets.

In any new subdivision, the street layout shall conform to the arrangement, width and location indicated on the latest version of the Comprehensive Plan as approved by the Planning Commission. Streets shall be designed and located in proper relation to existing and proposed streets, to the terrain, to such natural features as streams and tree growth, to public convenience and safety, to the proposed use of the land served by such streets, and to the most advantageous development of the adjoining area. Each lot within the subdivision shall provide access to a dedicated public street, except those served by private streets may be permitted as part of a planned unit development or equivalent thereto. Proposed streets shall extend to the boundary line of the tract being subdivided unless prevented by topography or other physical conditions; or unless in the opinion of the Planning and Zoning Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision or for the advantageous development of the adjacent tracts.

The standards within these subdivision regulations recognize and reference subdivision streets by functional classification.

Whenever the proposed subdivision contains or is adjacent to a limited access highway or where lots back onto a public street, the subdivision shall provide the following treatment:

In residential districts a buffer strip at least twenty-five (25) feet in depth shall be provided in addition to the normal lot depth required. The strip shall be a part of the platted lots and shall have the following restriction letter on the face of the plat:

"This strip reserved for the planting of trees or shrubs by the owner or developer: the building of structures hereon is prohibited."

In commercial and industrial districts adjacent to limited access highways, no parallel street shall be less than one hundred fifty (150) feet from said right-of-way or limited access highway.

Streets shall intersect each other at right angles unless otherwise dictated by topography or other factors of good design.

The number of intersections along major streets shall be held to a minimum. Wherever practical, the distance between such intersections shall not be less than twelve hundred (1,200) feet.

Property lines at street intersections shall be rounded with a minimum radius of fifteen (15) feet. The City Engineer may require a greater radius where anticipated traffic justifies such a requirement.

Streets parallel to a limited access highway shall, when intersecting a major street, highway or a collector street, be located at a minimum distance of two hundred fifty (250) feet from the right-of-way for said limited access highway. Such distance, when desirable and practical, shall be determined with due consideration of the minimum distance required for the future separation of grades by means of appropriate approach gradients.

Local streets need not continue across major or collector streets; but if the centerline of such local street approaches the major streets from opposite sides thereof within one hundred fifty (150) feet, however, the City Engineer may require an appropriate easement to accommodate drainage facilities, pedestrian traffic or utilities.

The minimum right-of-way of all proposed streets shall be as follows:

	Type of Street	Right-of-Way
	Broadway (south of I-70 and north of 21st Street)	100 feet minimum
	Broadway (north of I-70 and south of 21st Street)	120 feet minimum
	Primary arterial	120 feet minimum
	Secondary arterial	80 feet minimum
	Residential/commercial/industrial collector	60 feet minimum
	Rural collector	80 feet minimum
	Local	50 feet minimum
	Marginal access street	40 feet minimum
	Alleys	20 feet minimum
	Pedestrian ways	8 feet minimum

	Parkways: Any street designated as a parkway will ordinarily require thirty (30) feet of right-of-way in addition to the right-of-way required above.
	Minimum highway right-of-way shall be established by the Missouri Department of Transportation.
	Every cul-de-sac shall terminate in a circular turnaround having a minimum right-of-way diameter of one hundred (100) feet.

The minimum pavement width of all proposed streets, measured back of curb to back of curb, shall be as follows:

	Type of Street	Pavement
	Primary arterial	56 feet minimum
	Secondary arterial	48 feet minimum
	Residential/commercial/industrial collector	36 feet minimum
	Rural collector	36 feet minimum
	Local	28 feet minimum
	Marginal access street	28 feet minimum
	Pedestrian ways	6 feet minimum
	Sidewalk	4 feet minimum

	Parkways: The Planning and Zoning Commission may establish supplemental standards for the construction of parkways.
	Minimum highway right-of-way shall be established by the Missouri Department of Transportation.
	Cul-de-sac: The minimum pavement width for a cul-de-sac shall be a radius of thirty-nine (39) feet from the centerpoint.

Unless necessitated by exceptional terrain and subject to the approval of the City Engineer, the maximum street grades shall not exceed the following:

	Type of Street	Maximum Grade in Percentage
	Major arterial	6%
	Minor arterial	6%
	Collector	8%
	Minor (local/residential street)	10%
	Cul-de-sac (excluding turnaround)	10%
	Cul-de-sac (turnaround only)	10%
	Alleys	10%
	Pedestrian ways	10%

	All changes in street grade shall be connected by vertical curves and be designed for safe stopping sight distance as determined by the City Engineer using Federal highway administration design criteria.
	Wherever practical, street grades shall be established in such a manner to avoid excessive grading, promiscuous removal of ground cover and tree growth, and a general leveling of the terrain. Grades so established will reduce hazards by maintaining adequate sight distance for classification of streets and design speeds.

The centerline radius of a horizontal curve shall be as follows:

	Type of Street	Minimum Curve Radius
	Major arterial	1,200 feet
	Minor arterial	700 feet
	Collector	450 feet
	Local	200 feet

	A minimum tangent length of one hundred (100) feet shall be provided between curves of opposite direction on arterial and collector streets. A minimum tangent length of fifty (50) feet shall be provided between curves of opposite direction on residential streets.
	The developer may request a variance to the above minimums based on engineering considerations of topography, length of street, number of curves and other factors which may dictate a lesser radius. The Board of Aldermen, with the review and recommendation of the Planning and Zoning Commission and the City Engineer, may approve such request.

Where an existing dedicated or platted half-street is adjacent to the tract being subdivided, the other half (½) of the street right-of-way shall be dedicated by the subdivider. Half-street dedications for minor streets are not permitted, unless there is satisfactory agreement with the City that both adjacent developers agree to dedicate and construct one-half (½) of the street.

Street names shall be suggested by the developer and approved by the Planning and Zoning Commission at the time of the preliminary plat approval.

Minimum sight distance shall be provided at each intersection by providing an area free of trees, shrubs, signs or other obstructions greater than two (2) feet in height as measured from the elevation at the edge of pavement. Sight distance triangles at intersecting streets shall be in accordance with the current edition of the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets". Every effort shall be made to select intersection locations so that the maximum sight distance is possible.

12.

Suburban estate streets. Street design in subdivisions with lots three-quarter (¾) acres in area or larger may be modified from the design requirements of Section 405.435 based on the review of the City Engineer and the approval of the Planning and Zoning Commission

13.

Cul-de-sac streets. Cul-de-sac streets shall be not more than six hundred (600) feet in length measured from the centerline of the cul-de-sac to the centerline of the connecting street (eight hundred (800) feet in subdivisions of one-half (½) acre or larger lots). Exceptions may be made where topographic or other unusual existing conditions so require. Cul-de-sacs shall terminate with a minimum outside property line turnaround radius of fifty (50) feet and a minimum curb line radius of thirty-nine (39) feet. The use of a "T" design for the cul-de-sac's terminus may be considered for cul-de-sacs of short length (less than three hundred (300) feet) when specifically approved by the Planning and Zoning Commission with the recommendation of the City Engineer.

14.

Decorative islands.

When specifically reviewed by the Planning and Zoning Commission and approved by the Board of Aldermen, islands to be used for landscaping, statuary or to other decorative purposes may be constructed by a developer in a dedicated reserve in the center of a cul-de-sac or other roadway pavement section. Decorative islands shall not be approved if it is possible that their installation would in any way impede traffic or create unsafe condition as directed by the City Engineer.

If decorative islands are approved, the developer shall, as condition of such approval, assign full responsibility for maintenance of such islands to the homeowners' association created by the developer for the subdivision. Provisions of the homeowners' association articles of agreement related to such maintenance shall be reviewed by the Planning and Zoning Commission and approved by the Board of Aldermen before approval of the final plat. A sinking fund shall be established by any such association to finance the maintenance of private streets, monthly accounting of which shall be submitted annually to the City Clerk.

15.

Private streets. Private streets are generally unacceptable in subdivisions in which any of the streets are dedicated to the public. Exceptions will be considered in commercial and industrial subdivisions if they are constructed to the standards of this Section and in planned unit developments. A homeowners' association or business district association shall be formed to maintain any private street. A sinking fund shall be established by any such association to finance the maintenance of private streets, monthly accounting of which shall be submitted annually to the City Clerk.

16.

Marginal access streets. Where marginal access streets are required, the developer shall be responsible for improving said marginal access streets according to City standards and shall dedicate, after construction, such streets and right-of-way to the City of Oak Grove. A landscaped strip at least twenty (20) feet wide shall be provided between a marginal access street and the adjacent street.

17.

Street names and signs. Street names shall not duplicate names of any existing street in Oak Grove and adjacent communities except where a new street is a continuation of an existing street. Street names that are spelled differently but sound the same shall be avoided. Generally, no street should change direction by more than ninety degrees (90°) without a change in street name. The street name pattern established by Oak Grove shall be continued except as approved by the City Engineer. Night-glowing street signs, approved by the City Engineer, will be purchased and installed by the City at all street intersections at the developer's expense.

18.

Street classification. The Planning and Zoning Commission shall determine the classification of all streets. The City Engineer shall first determine street classification in new subdivisions when the preliminary plat of a subdivision is submitted. The Board of Aldermen shall determine the final classification as approval of the final plat is made by that Board.

19.

Standard street sections and details. The Subsections which follow set forth standard street sections and details which are to be used for future residential, minor secondary thoroughfare and collector, and major secondary thoroughfare and collector streets and for primary thoroughfares constructed with the City of Oak Grove.

Design for persons with disabilities. Access ramps for disabled persons shall be installed whenever new curbing or sidewalks are constructed or reconstructed in the City of Oak Grove. Such ramps shall conform to Americans with Disabilities Act (ADA) standards subject to review and approval by the City Engineer. These standards shall apply to any City street or connecting street on which curbs and sidewalks are required by this Article or on curb and sidewalk having been prescribed by the Board of Aldermen.

Approval of grades. Profiles of streets shall be submitted to and approved by the City Engineer. Submittal information required for review of the preliminary plat shall include preliminary street profiles. Final calculated street profiles will be required in submittal of construction plans required during review of the final plat.

Maximum and minimum grades. The grades of all streets shall not be greater than the maximum grades for each classification as set forth in this Section, except where topographical conditions unquestionably justify a departure from this maximum as determined by the City Engineer and approved by the Board of Aldermen. The minimum grade for all streets shall be at least one percent (1%).

Compaction requirements for cut and fill areas. All fill areas within the street right-of-way shall be compacted to ninety-five percent (95%) of standard maximum density. Layers shall be placed in depths not to exceed ten (10) inches of loose material. All embankment materials and compaction methods shall be subject to approval of the City Engineer. In cut areas, the top of the subgrade under areas to be paved shall be scarified and compacted to a minimum depth of six (6) inches to not less than ninety-five percent (95%) of standard maximum density at optimum moisture. Maximum density shall be determined in accordance with requirements of the standard compaction test.

Approval of subgrade. The City Engineer shall approve the subgrade before any base course or surface is placed thereon. The subgrade shall be constructed so that it will be uniform in density throughout. The entire width and length shall conform to line, grade and typical cross section shown on the plans or as established by the City Engineer. If any settling or washing occurs or where hauling results in ruts or other objectionable irregularities, the contractor shall reshape and reroll the subgrade before the base or surfacing is placed. The City Engineer may require additional subgrade modification (fly-ash treatment, replacement with aggregate, etc.) where subgrade soils lack adequate strength.

Sewer and water work before base construction. No base course work may proceed on any street until all trenching for storm and sanitary sewers and for water lines within an area extending five (5) feet behind curbs has been properly backfilled satisfactory to the City Engineer. Wherever possible, the developer shall schedule installation of gas or buried electric utility lines so that the trenches for such lines can be properly backfilled before street base course construction.

Storm sewer and inlets. Manholes, storm sewers, inlets and utility valves shall be adjusted to meet the proper grade of street or yard areas to the satisfaction of the City Engineer.

20.

Exceptions for existing improvements.

Where the proposed subdivision is a resubdivision or concerns an area presently having any or all required improvements as previously set out and where such improvements meet the requirements of this Section and are in good condition as determined by the Board of Aldermen upon its consideration of the opinion of the City Engineer, no further provision need be made by the subdivider to duplicate such improvements. However, where such existing improvements do not meet said requirements as determined by the Board of Aldermen upon its consideration of the opinion of the City Engineer, the subdivider shall provide for the repair, correction or replacement of such improvements so that all final improvements will then meet said requirements as determined by the Board of Aldermen upon its consideration of the opinion of the City Engineer.

Where the proposed subdivision is a resubdivision or concerns an area presently abutting or continuing any existing public street of less than the minimum required right-of-way width or roadway width, land shall be dedicated so as to provide a minimum street right-of-way width established by these subdivision regulations or by the policy of the Board of Aldermen; and the subdivider of such proposed subdivision shall provide an additional roadway pavement meeting the minimum standards set by these subdivision regulations and the Board of Aldermen. The Board of Aldermen shall determine what adjustment to make where the aforesaid widening merges with existing streets which are of smaller width at the boundary of such proposed subdivision. The Board of Aldermen may reduce the minimum roadway system in the proposed subdivision if the extension of such roadway is already improved at each end of such roadway in the subdivision and the roadway in the proposed subdivision is two (2) blocks or less in length.

Block And Lot Design. The lengths, widths and shape of lots shall be suited for the planned use of the land, zoning requirements, and need for convenient access, control and safety of street traffic and the limitations and opportunities of the terrain. Block lengths in residential areas shall not, as a general rule, be less than six hundred (600) feet in length between street lines unless dictated by exceptional terrain or other limiting factors of good design. Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic. Pedestrian ways or crosswalks of not less than ten (10) feet in width shall be provided near the center and entirely across any block that is nine hundred (900) feet or more in length and deemed essential in the opinion of the Planning and Zoning Commission to provide adequate pedestrian circulation or access to schools, shopping center, churches, parks or transportation facilities. At the time of preliminary plat approval, this requirement may be modified in an instance where this access is adequately served otherwise.

Large Lots Or Parcels. When land is subdivided into larger parcels than ordinary building lots, parcels shall be arranged in such a manner as to allow for the opening of future streets and local further resubdivision of the parcels. Minor subdivisions are prohibited in final platted subdivisions where additional buildable lots are created.

Lot Design. The lot size, width, depth, shape and orientation, and the minimum setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

Lot dimensions shall conform to the requirements of the zoning regulations unless established in accordance with this Section.

The minimum widths of residential lots measured at the setback lines thereof shall not be less than:

Two hundred (200) feet when the lot is zoned "A" agriculture.

Seventy-five (75) feet when the lot is zoned "R-1" residential.

One hundred (100) feet when the lot is zoned "R-2" or "R-3" residential.

Residential lots fronting or backing on major streets shall be platted with extra depth to permit increased distances between the buildings and traffic ways.

The slope of a residential lot shall not exceed a ratio of three to one (3:1). On lots that exceed this ratio, vertical walls with appropriate safety devices shall be required.

Where lots front upon a cul-de-sac or curved street having a radius of two hundred (200) feet or less, the minimum lot widths set forth above shall be measured at the building setback line along an arc parallel to the right-of-way of such cul-de-sac or curved street. Such lots shall also be laid out so that their lot frontage, as measured on the arc of such right-of-way line, is not less than fifty percent (50%) of the required lot width measured at the building setback line.

The area of the street right-of-way shall not be included and calculated in the area of the lot with respect to minimum lot area requirements of these subdivision regulations or of the Unified Development Code applicable to the property. Lots shall be required to have more than the minimum area dimensions provided for in this Section where such greater area or dimensions are required to meet the yard requirements of the Unified Development Code.

Double frontage and reverse frontage lots may be approved at the time of preliminary plat approval where necessary to provide separation of residential development from through traffic or overcome specific disadvantages of terrain and orientation.

The depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

Corner lots for residential use shall have extra width to permit appropriate building setback from, and orientation to, both streets.

As established in the Unified Development Code, frontage and side yard setback requirements shall be the same on other sides of the streets for residential structures to provide a consistent line-of-sight throughout the entire subdivision. Recorded final plats and current preliminary plats, shall be exempt from this Article. If a preliminary plat is not renewed within the two (2) year period, all new ordinances shall apply.

Lot elevation relative to sewer line elevation. Minimum basement floor elevations (MBF) shall be shown on each sewerable lot of the recorded plat. Minimum low opening elevations (MLO) shall be shown on each lot adjacent to a waterway on the recorded plat. MBFs and MLOs may need to be revised in the event the "as-built" engineering plans show a significant change in the elevation of the sanitary sewer main or in the elevation of the 100-year floodplain.

Dams, Retention Basins And Siltation Control.

Where dams are proposed in any subdivision, they shall be designed by a professional engineer registered in the State of Missouri. A preliminary engineering report, including soil investigations and design procedures, shall be submitted to the City Engineer for review. When a dam is planned on private property, the engineer shall certify that the dam is constructed in accordance with the approved plans and specifications. All dams are subject to compliance with the laws of the State of Missouri and the regulations of the Missouri Department of Natural Resources.

When the proposed development of a subdivision would increase the runoff of stormwater onto adjoining properties above that normally expected for residential development typical for the City, detention basins may be required on-site to control the rate of runoff except as otherwise permitted by the City Engineer on the basis of an individual subdivision design and approval on the preliminary plat.

Downstream property owners shall be protected from adverse flooding and siltation by such methods as are approved by the City Engineer.

Conformance To Applicable Rules And Regulations.

In addition to the regulations established herein, all subdivision plats shall comply with the following laws, rules and regulations:

All applicable provisions of the Missouri Statutes.

The City of Oak Grove Unified Development Code, Building and Housing Codes Standard Contract Documents and Technical Specifications and Design Criteria for Utility and Street Construction, as adopted by the City, and all other applicable laws.

The latest edition of the KC-APWA Standard Specifications and Design Criteria as adopted by the City of Oak Grove.

The Comprehensive Plan as adopted.

The special requirements of these subdivision regulations and any adopted policies and rules of the City Engineer and the Department of Natural Resources of the State of Missouri

The rules of the Missouri Department of Transportation if the subdivision of any lot contained therein abuts a State highway or connecting street.

The standards and regulations adopted by the City Engineer and all boards, commissions, departments, agencies and officials of the City adopted pursuant to any law or ordinance.

Plat approval may be withheld if a subdivision is not in conformity with the above guidelines or the intention and purpose of these subdivision regulations.

Section 405.440 Public Improvements.

[Ord. No. 1383 §1007, 1-6-2003; Ord. No. 1515 §§37 — 42, 6-5-2006]

Minimum Improvements. The developer shall submit to the City a firm contract providing for the construction and completion, within a reasonable time frame, of the public improvements as specified by the engineer's plans and specifications.

The following are considered minimum public improvements:

Installation of eight (8) inch sewer line and four (4) inch service connection to all adjacent lots;

Extension of eight (8) inch water distribution mains and six (6) inch service connections to all adjacent lots in accordance with the City's minimum specification;

Installation of concrete curb and concrete gutter and backfill;

Installation of paving in accordance with the City's minimum specifications;

Installation of storm sewers or surface drainage where required by the City;

Installation of sidewalks according to the City's minimum specifications; and

Installation of street lights according to the City's minimum specifications.

All of the above improvements shall be extended to the boundary of the subdivision, unless otherwise approved by the Planning and Zoning Commission with the recommendation of the City Engineer.

All public improvements shall be completed in accordance with the plans and specifications approved by the City Engineer and "as built" plans shall be filed in the City Engineer's office at the completion of improvement.

Easements.

The City Engineer may require general utility easements of adequate width along lot lines where necessary or advisable for poles, wires, conduits, sanitary sewers, gas, water, power and other utility lines as dictated by the plans of the developer to provide utility connections. The following are established as minimum width for any general utility easements:

Front line easements — ten (10) feet on each side of the public street only.

Side line easements — five (5) feet on each side of the lot line.

Rear line easements — seven and one-half (7½) feet if adjacent to a general utility easement of at least five (5) feet in width, otherwise ten (10) feet.

Suitable drainage easements as required by the City Engineer shall be dedicated on the subdivision plat to provide for the natural drainage of stormwater through the plat and in consideration of proposed improvements. The minimum width for drainage easements shall not be less than fifteen (15) feet for closed conduits and twenty (20) feet for open channels but in any case shall provide for conveyance of a 50-year storm flow with additional width of no less than ten (10) feet for construction and maintenance equipment and operations. These drainage ways shall be improved to the extent necessary to properly accommodate storm flows in a manner to eliminate erosion and possible loss and damage to life, land and property. Any variation to these standards (such as location, width and alignment) should be noted on the final plat certified and approved by the City Engineer.

Required Improvements.

The subdivider shall cause a registered land surveyor to install permanent reference points on all perimeter corners of the property.

(Reserved)

All required improvements shall be designed and built in accordance with the latest edition of the Kansas City Metropolitan A.W.P.A. design criteria unless otherwise noted in the City of Oak Grove's public improvement standards.

Off-site road improvements. When an area to be subdivided contains lots adjacent to an existing road, said road shall be suitably improved as required by the street construction standards for the City Of Oak Grove based on its functional classification.

Grading. All streets shall be graded to their full right-of-way width as approved by the City Engineer.

Paving. Road base and paving shall be installed in accordance with the specifications and standards adopted by the City of Oak Grove.

Curbs and gutters. Vertical face curbs and gutters shall be installed in accordance with the specifications and standards adopted by the City of Oak Grove. Roll back curbs shall be permitted in areas along streets serving single-family residences or in other residential areas where curb cuts cannot be predetermined.

Bridges and culverts shall be constructed only at locations approved by the City in accordance with plans and specifications approved by the City Engineer. Plans shall be prepared and sealed by an engineer licensed by the State of Missouri.

Sidewalks shall be constructed on both sides of all streets in all zoning districts except for "R-1". In the "R-1" District, sidewalks shall, at a minimum, be installed only on one (1) side of all streets. In large lot subdivisions, no sidewalks are required. However, in the interest of a better arrangement of pedestrian circulation and to accommodate special design features of the developments, this requirement may be waived with conditions if the development is part of a plan approved by the Planning and Zoning Commission. Also, sidewalks may be required exceeding the above standards if they are necessary to complete pedestrian ways across a lower density development. Sidewalks in residential development shall be constructed prior to the issuance of certification of occupancy. The design and installation of sidewalks shall meet all State and Federal requirements.

Storm drainage and sanitary sewers shall be designed by applicant's registered professional engineer, approved by the City and installed by the subdivider.

Water distribution system, including the number and location of fire hydrants, shall be designed by a registered professional engineer and approved by the City and installed by the subdivider.

Street name signs and traffic control signs shall be provided by the developer in accordance with the standards and specifications of the City. The City shall replace and maintain said signs after the initial installation by the developer.

Sewage treatment plants and pumping stations, if approved, shall be constructed in accordance with the specifications and standards of the Missouri Department of Natural Resources. Plans shall be prepared and sealed by an engineer licensed by the State of Missouri.

A street light plan shall be designed by applicant's registered professional engineer and approved by the City. The City shall take the necessary steps in its capacity as a municipal corporation to secure placement of street lights by Missouri Public Service Company. The subdivider shall agree to pay all costs of installation and all costs incurred by the City for said street lights of a period of five (5) years. A bond or other financial assurance in a form acceptable to the City Attorney may be required to ensure payment.