[Ord. No. 1983-1, 1-17-1983]
Regulations governing the control of the subdivision of land
within the jurisdiction of the Planning and Zoning Commission, the
preparation of plats of such subdivisions and the splitting of lots,
filing procedures, improvement requirements and standards of design.
[Ord. No. 1983-1 § 1, 1-17-1983]
The rules and regulations governing plats of subdivisions of
land and lot splits contained herein shall apply within the corporate
limits of the City of Maysville in accordance with the provisions
of Section 89.400, RSMo.
[Ord. No. 1983-1 § 2, 1-17-1983]
For the purpose of interpreting this Chapter, certain terms
are defined as follows:
A passage or way affording generally a secondary means of
vehicular access to abutting properties and not intended for general
traffic circulation.
The developer or owner of land submitting an application
for property to be platted or subdivided. Consent shall be required
from the legal owner of the premises.
[Ord. No. 2005-15 § 1, 12-15-2005]
The Board of Aldermen of Maysville, Missouri.
The City of Maysville, Missouri.
The Sketch Plan or City Plan or Comprehensive Plan of the
City of Maysville whether in whole or in part, as adopted by the Planning
and Zoning Commission, approved by the Board of Aldermen and duly
recorded in the Office of the County Recorder of DeKalb County. It
may consist of several maps, data, and other descriptive matter for
the physical development of the City or any portion thereof, including
any amendment, extension, or additions thereof adopted by the Board
of Aldermen indicating the general locations for major streets, parks,
schools, or other public open spaces, public building sites, routes
of public utilities, zoning districts, or other similar information.
The County of DeKalb, Missouri.
A short street having one end open to traffic and being terminated
at the other end by a vehicular turnaround.
Any proprietor, individual person, firm, association, syndicate,
copartnership, corporation, trust, condominium developer or other
legal entity that directly or indirectly causes land to be platted
or subdivided for itself or for others.
[Ord. No. 2005-15 § 1, 12-15-2005]
A grant by the property owner to the public, a utility or
persons for the use of a strip of land for specific purposes.
[Ord. No. 2005-15 § 1, 12-15-2005]
Street pavements, roadways, curbs, gutters, sidewalks, bikeways,
water distribution systems and water mains, storm drainage systems,
electrical power and distribution systems, gas distribution systems,
sanitary sewers systems and street signs.
[Ord. No. 2005-15 § 1, 12-15-2005]
A developable tract of land entirely or almost entirely surrounded
by lots, development, floodplain or severe topography without a street
or public access.
[Ord. No. 2005-15 § 1, 12-15-2005]
A parcel of land occupied or intended for occupancy by a building together with its accessory buildings, including open space for light and air as required by Chapter 405, Zoning.
The section of the adopted City Plan dealing with streets
and the accompanying Major Street Map.
[Ord. No. 2005-15 § 1, 12-15-2005]
Land which may be dedicated or reserved for acquisition for
general use by the public, including parks, recreation areas, school
sites, community or public building sites, and other lands.
The Maysville Planning and Zoning Commission.
The Zoning Administrator of the City of Maysville for matters
pertaining to the subdivision of land.
Any change in the division of a tract or block of land that
affects any lot line or parcel boundary, including lot splitting,
but excluding combining lots.
[Ord. No. 2005-15 § 1, 12-15-2005]
That portion of any street designated for vehicular traffic
and, where curbs are paved, that portion of the street between the
curbs.
The full width between the property lines bounding every
way of whatever nature when any part thereof is open to use by the
public as a matter of right, for the purpose of vehicular traffic
and whether designated as a street, highway, freeway, expressway,
thoroughfare, parkway, throughway, road, avenue, boulevard, land,
place, circle, or however otherwise designated.
Major streets and highways are those which are used primarily
for fast or heavy through traffic.
Collector streets are those which provide for traffic movement
between major streets and highways and local streets including principal
entrance streets of residential developments and street for circulation
within such developments.
Local and minor streets are those used primarily to provide
direct access to individual lots and for local traffic movements.
The division of a tract or block of land into two (2) or
more lots or parcels for the purpose of sale, transfer of ownership
or building development.
[Ord. No. 2005-15 § 1, 12-15-2005]
A major street.
The official plan of highways, primary and secondary thoroughfares,
parkways, and other major streets, including collector streets, adopted
by the Planning and Zoning Commission, approved by the Board of Aldermen,
and duly recorded in the Office of the County Recorder of DeKalb.
A major street so designated in the official Thoroughfare
Plan.
The Official Zoning Ordinance of the City of Maysville; Chapter 405 of this Code.
[Ord. No. 1983-1 § 3, 1-17-1983]
A.
Compliance. Any owner or proprietor of any tract of land who subdivides
that tract of land and who violates any of the provisions of this
regulation shall be guilty of an ordinance violation.
B.
Recording. Any owner or any proprietor of any tract of land situated
within the corporate limits of the City who subdivides the same shall
cause a plat of such subdivision, with reference to known or permanent
monuments, to be made and recorded in the Office of the Recorder of
Deeds of the County.
C.
Approval. No plat of a subdivision shall be recorded unless and until
it shall have been submitted and approved by the Commission and Board
of Aldermen in accordance with the regulations set forth in this regulation
and so certified by the City Clerk.
D.
Prepared By Registered Land Surveyor. Every plat shall be prepared
by a registered land surveyor duly licensed by the State, who shall
endorse upon each such plat a certificate signed by him/her setting
forth the source of the title of the owner of the land subdivided,
and the place of record of the last instrument in the chain of the
title, and shall cause his/her seal to be affixed on the face of the
plat.
E.
Required Statement. Every plat or the deed of dedication to which
such plat is attached shall contain, in addition to the registered
land surveyor's certificate a statement to the effect that the
above and foregoing subdivision of (here insert correct description
of the land subdivided) as appears in the plat in question is with
the free consent and in accordance with the desire of the undersigned
owners, proprietors and trustees, if any, which shall be signed by
the owners, proprietors and trustees, if any, and shall be duly acknowledged,
before some officer authorized to take acknowledgements of deeds,
and when thus executed and acknowledged, shall be filed and recorded
in the Office of the Recorder of Deeds of the County and indexed under
the names of the owners of the lands signing such statement and under
the names of the subdivision.
F.
No Contract Of Sale. No person, firm or corporation proposing to
make or having made a subdivision within the territorial jurisdiction
of these regulations shall enter into any contract for the sale of,
or shall offer to sell any subdivision or any part thereof, until
he or it has obtained from the Planning and Zoning Commission approval
of the final plat of the proposed subdivision and the approval made
a matter of public record. Any person, firm or corporation engaged
in the dividing or subdividing of land into lots or parcels for the
purpose of conveyance within the scope and application of these regulations
shall be known as the "developer."
[Ord. No. 1983-1 § 4, 1-17-1983]
A.
In planning and developing a subdivision the developer shall comply with the general principles of design and minimum requirements for the layout of subdivisions set forth in Section 410.090, and with the rules and regulations, and concerning required improvements set forth in Section 410.100, in these regulations, and in every case shall pursue the following procedure:
1.
Pre-Application Proceedings; Planning And Zoning Commission
Representative. Not less than forty-five (45) days before preparing
and submitting the preliminary plat to the Planning and Zoning Commission,
the developer or his/her engineer shall consult with the representative
of the Planning and Zoning Commission while the plat is in sketch
form to ascertain the location of proposed highways, primary or secondary
thoroughfares, collector streets, parkways, parks, playgrounds, school
sites, and other community facilities or planned developments and
to acquaint himself/herself with the Commission's requirements.
The pre-application time period may be reduced by the representative
at his/her discretion. During pre-application proceedings the general
features of the subdivision, its layout, facilities and required improvements
shall be determined to the extent necessary for preparation of the
preliminary plat. Pre-application proceedings shall be properly documented
by minutes of conferences and memoranda, as may be necessary, and
copies of such documentation shall be furnished the developer.
2.
Preliminary Plat. The developer shall prepare a preliminary plat of the proposed subdivision which shall conform with the requirements set forth in Section 410.060 at least two (2) weeks prior to the meeting of the Planning and Zoning Commission at which action is desired.
3.
Checking And Reviewing. The preliminary plat shall be checked
by the Planning and Zoning Commission as to its conformity with the
City Plan, and as to the plat's compliance with the standards,
requirements and principles hereinafter prescribed; and the Planning
and Zoning Commission shall cause said preliminary plat to be checked
by the Planning and Zoning Commission's representative to ascertain
compliance with all applicable additional requirements of municipal,
County, State and Federal departments and agencies concerned and with
applicable regulations of public utility companies.
4.
Final Plat. Upon completion of all required improvements as
stipulated by the Planning and Zoning Commission, the developer shall
file with the Planning and Zoning Commission the final plat of the
subdivision. The final plat may include all or any reasonably acceptable
part of the approved preliminary plat, and completion of improvements,
or the bond therefor need only cover that portion of the plat for
which final approval is requested.
5.
Approval, Disapproval Or Modification By Planning And Zoning
Commission. The approval of the Commission or the refusal to approve
shall take place within sixty (60) days from and after the submission
of the plat for final approval, unless the developer agrees in writing
to an extension of this time period; otherwise said plat shall be
deemed to have been approved and the certificate of said Planning
and Zoning Commission as to the date of the submission of the plat
for approval and as to the failure to take action thereon within such
time shall be sufficient in lieu of the written endorsement or evidence
of approval herein required. The ground of refusal of any plat submitted
or regulations violated by the plat shall be stated upon the record
of the Planning and Zoning Commission.
[Ord. No. 1983-1 § 5, 1-17-1983]
A.
Number Of Copies And Required Scale. The preliminary plat of the
proposed subdivision, three (3) black-line or blue-line prints prepared
by a qualified registered professional engineer or surveyor, shall
accompany an application in writing to the Planning and Zoning Commission.
The horizontal scale of the preliminary plat shall be one hundred
(100) feet or less to the inch, and the vertical scale of street and
sewer profiles ten (10) feet or less to the inch.
B.
Vicinity Sketch. A vicinity sketch at a scale of four hundred (400)
feet or more to the inch shall be drawn on or shall accompany the
preliminary plat. The sketch shall show: a) all existing subdivisions
and the street and tract lines or acreage parcels of land, together
with the name of record owners of such parcels immediately adjoining
the proposed subdivisions and between it; b) the nearest existing
highways or thoroughfares, streets and alleys in neighboring subdivisions
or unplatted property involved in producing the most advantageous
development of the entire neighborhood; c) section, range and township;
d) any corporation or ad hoc district lines, such as school or sewer
districts, etc.
C.
Required Information On Plat. The preliminary plat shall clearly
show the following features and information:
1.
Name And Code. The proposed name of the subdivision which shall
not duplicate or closely approximate the name of any other subdivision
in the City.
2.
Designation. The tract designation according to real estate
records of the recorder of the county where located.
3.
Owners Of Record. The names and addresses of the owner or owners
of record, the developer and the engineer or surveyor.
4.
Abutting Owners. The name of adjacent subdivisions and the names
of record owners of adjacent parcels of unplatted land.
5.
Boundary Lines. The boundary lines, accurate in scale, of the
tract to be subdivided.
6.
Streets, Other Features. The location, widths, and names of
all existing or platted streets or other public ways within or adjacent
to the tract, and other important features such as existing permanent
buildings; large trees and watercourses; railroad lines; corporation
and township lines; utility lines, etc.
7.
Existing Utilities. Existing sewers, water mains, culverts and
other underground structures within the tract and immediately adjacent
thereto with pipe sizes and grades indicated.
8.
Physical Characteristics. Topography; contours, normally with
intervals of two (2) feet, or as may be otherwise required by the
Planning and Zoning Commission.
9.
Proposed Design: Street, Drainage, Etc. a) The layout names
and widths of proposed streets, alleys and easements; b) the location
and approximate sizes of catch basins, culverts and other drainage
structures; c) the layout, numbers and approximate dimensions of proposed
lots. Proposed street names shall be established to the satisfaction
of the Planning and Zoning Commission representative and the approval
obtained from the local U. S. Postmaster and shall not duplicate or
closely approximate any existing or platted street names in the City,
except extensions of existing streets.
10.
Zoning. Zoning boundary lines if any; proposed uses of property
and proposed front yard set-back lines.
11.
North Point, Etc. North point, scale, date, title.
12.
Deed Restrictions. Copies of any private restrictions to be
included in the deeds should be attached to the preliminary plat.
[Ord. No. 1983-1 § 6, 1-17-1983]
A.
In addition to all of the standard requirements for a preliminary plat as indicated in Section 410.060 of this Chapter, the altered or additional requirements contained below will be required as part of the final plat.
1.
Number Of Copies And Required Scale. Seven black-line or blue-line
prints of the final or record plat of the subdivision, or of any part
of a larger subdivision, shall be submitted to the Planning and Zoning
Commission by the developer together with a written application for
approval on forms provided by the Planning and Zoning Commission.
The final plat shall be a print or prints on linen tracing cloth,
Cronaflex, Mylar or similar durable material. The plat shall be drawn
at a scale of one hundred (100) feet or less to the inch. Said scale
shall be indicated on the plat graphically.
2.
Bearings, Distances. True bearings and distances to nearest
established street bounds, patent or other established survey lines,
or other official monuments, which monuments shall be located or accurately
described on the plat. Any patent or other established survey or corporation
lines shall be accurately monument-marked and located on the plat,
and their names shall be lettered on them. The length of all arcs,
radii, points of curvature and tangent bearings; all easements and
right-of-way, when provided for or owned by public services (with
the limitation of the easement rights definitely stated on the plat);
all lot lines with dimensions in feet and hundredths, and with bearings
and angles to minutes if other than right angles to the street and
alley lines.
3.
Monuments. The accurate location and material of all permanent
reference monuments.
4.
Lots And Block Numbers. Lots shall be arranged in numerical
order. In tracts containing more than one (1) block, the blocks shall
be likewise placed in numerical order. In the case of a resubdivision
of lots in any block, such resubdivided lots shall be designated by
their original number prefixed with the term most accurately describing
such division, such as "W 1/2 or 3, N 40' of 5," etc., or they
shall be designated numerically, beginning with the number following
the highest lot numbered in the block.
5.
Dedicated Property. The accurate outline of all property which
is offered for dedication for public use, and of all property that
may be reserved by convenant in the deeds for the common use of the
property owners in the subdivisions, with the purpose indicated thereon.
All lands dedicated to public use other than streets or roads shall
be marked "dedicated to the public."
6.
Surveyor's Certificate. Affidavit and certificate by a
registered land surveyor to the effect that he/she has fully complied
with the requirements of these regulations and the subdivision laws
of the State of Missouri governing surveying, dividing and mapping
of the land; that the plat is a correct representation of all the
exterior boundaries of the land surveyed and the subdivision of it;
that the plat represents a survey made by him/her and that all monuments
indicated thereon actually exist and their location, size and material
are correctly shown.
7.
Tax Paid Certificate. A certificate issued by the authorized
City and County officials to the effect that there are no unpaid taxes
due and payable at the time of plat approval and no unpaid special
assessments, whether or not due and payable at the time of plat approval,
on any of the lands included in the plat, and that all outstanding
taxes and special assessments have been paid on all property dedicated
to public use.
[Ord. No. 1983-1 § 7, 1-17-1983]
A.
Minor Subdivision; Exemptions. In the case of a small subdivision of minor importance situated in a locality where conditions are well defined, the Planning and Zoning Commission, on written request of the developer, may exempt the developer from complying with some of the requirements stipulated in Sections 410.050 and 410.070 pertaining to the preparation of the plats.
B.
Lot-Splits. Any proposed lot-split shall be submitted to the Planning
and Zoning Commission for review and if the Planning and Zoning Commission,
acting through its representative, is satisfied that such proposed
lot-split is not contrary to applicable regulations, it shall, within
twenty (20) days after submission, approve such lot-split and, on
presentation of a conveyancy of said parcel, shall stamp the same
"Approved by the Maysville Planning and Zoning Commission, no plat
required" and have it signed by the Street Commissioner or other official
as may be designated by it. In so doing, the Planning and Zoning Commission
may require the submission of a sketch plat, record of survey and
such other information as it may deem pertinent to its determination
hereunder.
C.
Modification; Undue Hardship. In any particular case where the developer can show by plan and written statement that, by reason of exceptional topographic or other physical conditions, literal compliance with any requirement of these regulations would cause practical difficulty or exceptional and undue hardship, the Planning and Zoning Commission may modify such requirement to the extent deemed just and proper, so as to relieve such difficulty or hardship; provided that such relief may be granted without detriment to the public interest and without impairing the intent and purpose of these regulations or the desirable general development or welfare of the neighborhood and the community in accordance with the Comprehensive Plan and the Zoning Ordinance (Chapter 405). Any modification thus granted shall be spread upon the minutes of the Planning and Zoning Commission setting forth the reasons which, in the opinion of the Planning and Zoning Commission, justified the modification.
[Ord. No. 1983-1 § 8, 1-17-1983]
A.
Physical Problem Areas. In order to protect the health, safety and
general welfare of the people, the Planning and Zoning Commission
will reject any proposed subdivision located in an area subject to
periodic flooding. Whenever a subdivision is proposed to be located
in an area having poor drainage or other adverse physical characteristics
and impairment, the Planning and Zoning Commission may approve the
plat, provided the developer binds himself legally to make such improvements
as, in the judgment of the Planning and Zoning Commission, will render
the subdivision substantially safe and otherwise acceptable for the
intended use. In this case the developer shall post with the Commission
a surety performance bond, running to the City or other security acceptable
to the Planning and Zoning Commission, sufficient to cover the cost
of such improvements as estimated by the officials having jurisdiction.
B.
Comprehensive Plan; Compliance. The subdivision layout shall conform
to the Official Thoroughfare Plan or other elements of the Comprehensive
Plan. Whenever a tract to be subdivided embraces any part of a highway,
thoroughfare or other major or collector street so designated on said
plan, such part of such public way shall be platted by the developer
in the location and at the width indicated in the plan.
C.
The Street And Block Layout. The street layout of the subdivision
shall be in general conformity with a plan for the most advantageous
and aesthetically pleasing development of the entire neighborhood,
including adjoining areas. Where appropriate to the design, proposed
streets shall be continuous and in alignment with existing, planned
or platted streets with which they are to connect.
1.
Dead-End Streets. Dead-end streets of reasonable length [normally
not over five hundred (500) feet] may be approved where necessitated
by topography or where, in the opinion of the Planning and Zoning
Commission, they are appropriate for the type of development contemplated.
2.
Intersecting Streets. Proposed streets shall intersect one another
as nearly at right angles as topography and other limiting factors
of good design permit. Four-way intersections shall be used for minor
interior streets wherever practicable and not in conflict with other
applicable design principles and standards. Street jogs with center-line
offsets of less than one hundred twenty-five (125) feet shall be avoided.
3.
Half-Width Streets. Whenever there abuts the tract to be subdivided
a dedicated or platted and recorded half-width street or alley, the
other half-width of such street or alley shall be platted such that
the ultimate right-of-way conforms to the minimum standards included
herein.
4.
Block Widths. Blocks shall have sufficient width to provide
for two (2) tiers of lots of appropriate depth, except in the case
of reversed frontages.
5.
Block Length. 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 five hundred (1,500) feet where the average size of lots
does not exceed two (2) acres in area.
6.
Access. Each lot shall be provided with access to a public street
or highway to assure convenient ingress and egress to and from such
lot, and 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.
Subdivision intended for commercial or industrial occupancy shall
have access to a collector street, but shall not have direct access
to any residential street or residential collector street under any
circumstances, except in the case of appropriately separated planned
retail centers.
D.
Street Right-Of-Way Requirements And Utility Easements.
1.
Highways And Major Thoroughfares. Highways and major thoroughfares
as specified in the Official Thoroughfare Plan, not less than seventy
two (72) feet in any case.
2.
Collector Streets. Collector streets shall be sixty (60) feet.
3.
Minor Streets, Dead-End Streets And Cul-De-Sac Streets. All
dead-end streets shall terminate in a circular turnaround having a
minimum right-of-way diameter of one hundred (100) feet, unless the
Planning and Zoning Commission approves a "T" or "Y" shaped paved
space in place of the required turning circle.
4.
Alleys. Alleys, where platted, shall have a minimum width of
twenty (20) feet.
5.
Utility Easements. Utility easements, where required, shall
be at least fifteen (15) feet wide along rear or side lot lines. Easements
of adequate width shall be provided for open drainage channels, where
required.
E.
Minimum Pavement And Sidewalk Widths. Minimum pavement widths, back-to-back
of curb, required to be installed at subdivider's expense, shall
be as follows:
1.
Major thoroughfares: forty-four (44) feet.
2.
Collector streets: thirty-two (32) feet. In the case of a major
thoroughfare or collector street requiring pavements wider than thirty-two
(32) feet, the matter of financial and other arrangements for installing
such wider pavements at the time the developer will make the improvements
shall be taken up by the developer with the officials having jurisdiction.
3.
Local, dead-end and cul-de-sac streets: twenty-eight (28) feet.
The pavement of a turning circle at the end of a dead-end street shall
have a minimum outside diameter of eighty (80) feet. A "T" or "Y"
shaped paved space, when approved by the Planning and Zoning Commission
in place of a turning circle, shall extend entirely across the width
of the street right-of-way, except for sidewalk space, and shall be
at least ten (10) feet wide with the flared portion rounded by minimum
radius of twenty (20) feet.
4.
Alleys and service drives: eighteen (18) feet.
5.
Sidewalks. Sidewalks shall be installed on all major and collector
streets, and may be required by the Planning and Zoning Commission
on any street, including minor residential streets. Sidewalks shall
have a minimum width of four (4) feet in residential areas and eight
(8) feet in commercial and industrial areas.
F.
Street Grades And Curves. The grades of streets shall not exceed
the following, except that where unusual or exceptional conditions
exist the Planning and Zoning Commission may modify these requirements:
1.
Highways and major thoroughfares: four and zero-tenths percent
(4.0%).
2.
Collector streets: seven and zero-tenths percent (7.0%).
3.
Minor streets, service drives, and alleys: twelve and zero-tenths
percent (12.0%).
4.
Pedestrianways or crosswalks: twelve and zero-tenths percent
(12.0%), unless steps of an acceptable design are to be constructed.
5.
Minimum Grade. In no event shall the minimum grade of any street
or alley be less than four-tenths of one percent (0.4%).
6.
Radii Of Curvature. The radii of curvature on the center line
shall not be less than four hundred (400) feet for major thoroughfares
and one hundred (100) feet for collector and minor streets.
G.
Lot Dimensions, Shapes And Position. The size, shape and orientation
of lots shall be appropriate for the location and physical character
of the proposed subdivision and for the type of development contemplated
in compliance with applicable Zoning Ordinance or Regulations.
1.
Depth. Excessive depth in relation to width shall be avoided.
[A proportion of one to one (1:1) or two to one (2:1) will normally
be considered appropriate, except in the case of narrow lots.]
2.
Street Access. Every lot shall abut on a street, subject to the requirements of Section 410.090(C) hereof.
3.
Width. Lots for residential purposes shall have sufficient width
at the building setback lines to permit compliance with side yard
or distance requirements of the applicable Zoning Ordinance or Regulations
and still be adequate for a building of practicable width.
4.
Double Frontage. Except as otherwise provided herein, double-frontage
lots and reversed frontage lots shall be avoided.
5.
Side Lot Lines. Where practicable side lot lines shall be approximately
at right angles to the right-of-way line of the street on which the
lot faces.
6.
Corner Lots. Corner lots for residential use shall be platted
wider than interior lots to permit compliance with the yard and setback
requirements for the applicable Zoning Ordinance.
7.
Minimum Lot Size. Where not otherwise determined by applicable
Zoning Ordinance or Regulations, the minimum lot size for residential
purposes shall be nine thousand (9,000) square feet with a minimum
frontage of seventy-five (75) feet, a minimum side yard of ten percent
(10%) of the frontage on each side, a rear yard of thirty (30) feet,
except for accessory structures, and a front yard of twenty-five (25)
feet.
[Ord. No. 1983-1 § 9, 1-17-1983]
A.
All improvements required under these regulations shall be constructed
in accordance with the specifications and under the supervision of
the official having jurisdiction in the manner prescribed below:
1.
Performance Bond. In lieu of constructing the improvements referred
to above, the developer shall furnish the Planning and Zoning Commission
with a corporate surety performance bond running to the City or other
security acceptable to the Planning and Zoning Commission, sufficient
to cover the developer's proportion of the costs, as estimated
by the City engineer consultant or the County Engineer, as the case
may be, of any or all of the improvements required to be installed,
thereby to assure the actual construction and installation of such
improvements immediately after final approval of the final plat or
at a time and according to the requirements of the Planning and Zoning
Commission.
2.
Street Construction. Streets shall be graded to full width of
the right-of-way and fully constructed with all-weather macadam or
concrete wearing pavements surfaced with asphaltic or portland cement
concrete wearing surfaces, concrete curbs and gutters with tile underdrain
and porous backfill and proper storm drains and inlets, all as specified
and approved by the Planning and Zoning Commission or its representative.
3.
Water Supply. Where a public water supply main is reasonably
accessible, in the judgment of the Planning and Zoning Commission,
the subdivision shall be provided with a complete loop-type water
distribution system adequate to serve the area being platted, including
a connection for each lot and appropriately spaced fire hydrants in
accordance with the requirements of the Board of Fire Underwriters.
The Planning and Zoning Commission shall not approve the final plat
thereof until the Missouri State Board of Health certifies to the
Planning and Zoning Commission that such water supply system is in
compliance with the applicable regulations of said Board of Health.
4.
Storm Drainage. Every subdivision shall be provided with a stormwater
sewer or drainage system adequate to serve the area being platted
and otherwise meeting the approval of the officials having jurisdiction.
5.
Sewerage.
a.
Where a public sanitary sewer main is reasonably accessible,
in the opinion of the Planning and Zoning Commission, the subdivision
shall be provided with a complete sanitary sewer system connected
with such sewer main, including a lateral connection for each lot.
Such system and connection shall comply with the regulations of the
Missouri State Board of Health and Water Pollution Control.
b.
Where a public sanitary sewer system is not reasonably accessible,
in the opinion of the Planning and Zoning Commission, but where plans
for the installation of sanitary sewers in the vicinity of the subdivision
have been prepared and approved by the State Board of Health, the
developer shall install sewers in conformity with such plans. Where
immediate connection is not possible, and until such connection with
the sewer system in the district can be made, the use of private sewage
treatment facilities may be permitted, provided such disposal facilities
are installed and maintained in accordance with the regulations and
requirements of the City and the State Board of Health. In this case
the results of percolation tests made at the site will accompany the
plans.
c.
Where no sewers are accessible and no plans for a sewer system have been prepared and approved, the developer shall either install a sewage collection and disposal system in accordance with the requirements of Subsection (A)(5)(b) above, or individual disposal devices may be installed on each lot within the subdivision, provided that no individual disposal devices shall be permitted unless the lots to be so served have sufficient areas to allow adequate soil absorption area for on-site sewerage disposal under potential adverse soil slope and subsurface geology conditions. The Health Department, with the concurring approval of the Planning and Zoning Commission, may modify lot area requirements in relation to soil conditions and other pertinent facts and findings in any particular subdivision. All such individual devices and systems shall be constructed and maintained in accordance with the regulations and requirements of the City Health Department and the Missouri State Board of Health.
6.
Planting, Street Lighting, Street Name Signs.
a.
Landscaping. All landscaped strips, parkways and screening areas
dedicated to the public shall be graded, seeded and planted in an
appropriate manner. Street trees shall be planted by the developer
throughout the entire subdivision. Such trees shall be planted in
the parkway, on both sides of the street, not less than forty (40)
feet apart, and shall be not less than two (2) inches in diameter.
Specimen shall be determined by the Planning and Zoning Commission
or its representative. Where shrubs are required for the purpose of
screening, specimen, density and other pertinent features shall also
be determined by the Planning and Zoning Commission.
b.
Lighting. Provisions shall be made by the developer for adequate
lighting of public streets within the proposed subdivision, in accordance
with standards and specifications of the Planning and Zoning Commission.
c.
Street Signs. Street name signs shall be installed in accordance
with the specifications of the Planning and Zoning Commission or its
representative.
7.
Electric And Telephone Lines. Easements for underground conduits
for electric lights and/or telephone lines shall be provided along
rear and side lot lines. All electric and telephone lines shall be
located underground.
8.
Monuments. Sufficient permanent monuments shall be placed by
the developer to permit the accurate reestablishment of street alignments
and of the subdivision boundary. Permanent monuments shall be placed
in accordance with the following requirements, and under the supervision
of the Planning and Zoning Commission representative or his/her designee.
a.
Monument Composition. Monuments shall consist of iron pins not
less than three-fourths (3/4) inch in diameter and not less than two
(2) feet in length driven into the earth, or spikes not less than
six (6) inches in length driven into the pavement.
b.
Monument Location. Monuments shall be placed at all street intersections,
points of curvature, and points of tangency either on the street center
line or on all property lines. Monument locations shall be shown on
the final plat.
c.
Lot Pins. Lot pins shall consist of iron pins not less than
one-half (1/2) inch in diameter and not less than two (2) feet in
length. Lot pins shall be placed at all lot corners.
9.
Construction Plans. Construction plans, including the following
for improvements to be installed, shall be prepared by a qualified
registered professional engineer and submitted in accordance with
the specifications of the officials having jurisdiction, and no improvements
shall be installed until and unless said plans have been received
and approved by the said officials:
a.
Center-Line Profile. The center-line profile of each proposed
street, with tentative grades indicates;
b.
Street Cross-Section. The cross-section of each proposed street,
showing the width of pavement, the location and width of sidewalks
and the location and size of utility mains;
c.
Sewer Plans And Profiles. The plans and profiles of proposed
sanitary sewers and stormwater sewers or storm drainage plans, with
grades and sizes indicated, or method of sewage or stormwater disposal
in lieu of sewers;
d.
Water Distribution Plan. A plan of the proposed water distribution
system, showing pipe sizes and the location of valves and fire hydrants.
10.
Inspection. Prior to starting any of the work covered by the
above plans, after approval thereof, the developer shall make arrangements
to provide for inspection of the work sufficient, in the opinion of
the City Engineer, to assure compliance with the plans and specifications
as approved, and written approval obtained from the Planning and Zoning
Commission or its representative.
11.
Completion Of Construction. The construction of all improvements
required by these rules and regulations shall be completed within
two (2) years from the date of approval of the final plat by the Planning
and Zoning Commission, unless good cause can be shown for the granting
of an extension of time by authority of the Planning and Zoning Commission.
12.
Maintenance After Approval. The developer shall maintain and
keep in repair all required improvements for a period of five (5)
years from the date the constructed improvements are approved by the
Planning and Zoning Commission or its representative.
13.
Modifications. Where unusual or exceptional factors or conditions exist, the Planning and Zoning Commission may modify any of the provisions of these regulations except those in Subsection (A)(1) of this Section on written application by the developer. The developer's application shall set forth the reasons for such requested modification and shall be attached to all copies of the construction plans.
