[R.O. 1992 § 410.045; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A.
Subdivision Construction Plan Content.
The subdivision construction plans shall consist of the technical
documents upon which consideration of the subdivision improvements
shall be based, and construction contracts shall be let by the applicant.
These plans shall consist of working drawings and design specifications.
Plans for improvements shall be prepared by a registered professional
engineer, and the streets, storm sewers, sidewalks, pedestrianways,
and sanitary sewers shall be staked by a registered land surveyor.
Construction plans shall be prepared on an exhibit not to exceed twenty-four
(24) inches by thirty-six (36) inches. Plans shall be drawn at a horizontal
scale of no more than one (1) inch equals fifty (50) feet and a vertical
scale of one (1) inch equals ten (10) feet. Subdivision construction
plans should provide the City with complete design and construction
information, which includes all information on the preliminary plat
as well as the following:
1.
Title page, which shall include key
map showing the relationship of the area to be subdivided to the tract
and which shall reflect areas of the tract previously subdivided plus
adjacent streets. In addition, the name, address, and telephone number
of the developer and engineering firm, as well as a registered professional
engineer's seal, should be indicated.
2.
North arrow and graphic scale shall
be indicated on each plan sheet.
3.
One (1) or more benchmarks, in or
near the subdivision, to which the subdivision is referenced. The
identity and elevation shall be based on United States Geological
Survey datum.
4.
Profiles showing existing and proposed
elevations along center lines of all roads. Where a proposed road
intersects an existing road or roads, the elevation along the center
line of the existing road or roads within one hundred (100) feet of
the intersection, shall be shown; approximate radii of all curves,
lengths of tangents and central angles on all streets.
5.
The Planning and Zoning Commission
shall require, where steep slopes exist, that cross sections of all
proposed streets at 100-foot stations shall be shown at five (5) points
as follows: on a line at right angles to the center line of the street,
and said elevation points shall be at the center line of the street,
each property line, and points twenty-five (25) feet inside each property
line.
6.
Plans and profiles showing the locations
and typical cross sections of street pavements, including curbs and
gutters, sidewalks, drainage easements, servitude, rights-of-way,
manholes and catch basins; the locations of street trees, streetlighting
standards and street signs; the location, size and invert elevations
of existing and proposed sanitary sewers, stormwater drains and fire
hydrants, showing connection to any existing or proposed utility systems;
and exact location and size of all water, gas or other underground
utilities or structures.
7.
Location, size, elevation and other
appropriate description of any existing facilities or utilities, including,
but not limited to, existing streets, sewers, drains, water mains,
easements, water bodies, streams and other pertinent features, such
as swamps, railroads, buildings; features noted on the major highway
plan or Master Plan; and each tree with a diameter of eight (8) inches
or more measured twelve (12) inches above ground level, where practical,
at the point of connection to proposed facilities and utilities within
the subdivision; the water elevations of adjoining lakes or streams
at the date of the survey and the approximate high and low water elevations
of such lakes or streams. All elevations shall be referred to as the
United States Geological Survey datum plane. If the subdivision borders
a lake, river or stream, the distances and bearings of a meander line
established not less than twenty (20) feet back from the ordinary
high watermark of such waterways.
8.
Topography at the same scale as the
sketch plat with a contour interval of two (2) feet, referred to sea
level datum. All datum provided shall be latest applicable United
States Coast and Geodetic Survey datum and should be so noted on the
plat.
9.
An erosion control plan identifying
specific control methods to be used during site development. The plan
shall also include procedures to be implemented to prevent unacceptable
levels of soil, rock, and gravel being deposited on existing public
streets and/or property via construction traffic.
10.
The results of any tests made to
ascertain subsurface rock and soil conditions and the water table.
11.
Proposed type of treatment or method
of sewage disposal to include name of trunk line, lateral or qualified
sewage treatment system, where applicable.
12.
Indicate basic soil erosion control
plan to be utilized during site development.
13.
Specify landscape plan and buffer
yards as necessary.
14.
Provide copies of any proposed private
restrictions, including boundaries of each type of use restriction.
15.
Proof of NPDES stormwater permit
for developments of five (5) acres or more.
16.
Stormwater computations, plans and
specifications, related development in report form sealed by a professional
engineer, registered in the State of Missouri.
[R.O. 1992 § 410.050; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A.
Compliance. No subdivision plat shall be
approved unless it conforms to the following minimum standards of
design.
B.
Streets.
1.
Relation To Adjoining Streets. Except
for existing dead-end streets or situations where topography or other
factors make it impractical, relationships to adjoining streets shall
be as follows:
a.
Proposed streets generally shall
connect with streets already established, or provide for future connections
to adjoining unsubdivided tracts, or shall be reasonable projections
of streets in the nearest subdivision tracts.
b.
Stub streets shall be constructed
to the property lines when required to provide for future connections
to adjoining undeveloped tracts. Reasonable projections of streets
in nearby subdivisions or water, storm, or sanitary sewer line easements
shall establish the location of stub streets.
c.
All stub streets in excess of four hundred fifty (450) feet in length measured from the center line of the street intersection to the property line or plat boundary shall be provided with a temporary turnaround. Permits will not be issued for building construction on lots abutting a temporary turnaround as shown on any recorded subdivision plat unless and until the temporary facility is actually constructed and has been approved by the City Engineer. In general, the temporary turnaround shall meet the design requirements of a cul-de-sac turning circle as specified in Section 410.050(B)(5) below. The paved area beyond the required paved width of the roadway may be of a type that can be more easily removed once the street is extended or connected to an adjoining street. The pavement type and material for the temporary paved areas shall be as permitted by the City Engineer.
d.
The arrangement of rights-of-way
in a subdivision shall provide for the continuation of existing streets
or rights-of-way in adjoining areas, unless the Commission deems such
continuation undesirable for reasons of topography or design.
e.
Where a subdivision abuts or contains
an existing or proposed major street, the City Engineer may require
frontage or service streets, double frontage lots with screen planting,
and non-access strips at the rear of such lots.
f.
In situations where development is
proposed on a lot or lots with driveways intersecting City collector
or major streets, on-site turnaround capability is required in order
to eliminate having to back out onto streets.
g.
A subdivision entrance street shall
intersect the major or collector street with an interior angle between
seventy degrees (70°) and ninety degrees (90°) and be positioned
to provide adequate sight distance along each intersecting roadway
as determined by the City Engineer.
h.
Wherever possible subject to review
by the City Engineer, a street or driveway intersection with any street
shall be located so as to provide adequate sight distance with respect
to topographic conditions (i.e., the crest of a hill) in order to
avoid situations where the location of the intersection may impede
the ability to see oncoming traffic.
2.
Extension Of Streets. Where, in the
opinion of the Commission, it is desirable to provide future street
access to adjoining areas, the streets and rights-of-way in the subdivision
shall be extended by the provision of a right-of-way for street purposes
from the end of pavement to the property line of the subdivision.
The street arrangements shall not be such as to cause undue hardship
to owners of adjoining property in platting their own land and providing
convenient access to it. However, nothing herein shall be construed
to require that private streets in one (1) subdivision shall provide
access to adjacent land.
3.
Widths of Rights-Of-Way.
a.
Streets shall have the following
rights-of-way:
(1)
Major as indicated by
the Comprehensive Plan, not less than sixty (60) feet.
(2)
Collector, not less
than sixty (60) feet.
(3)
Local access streets,
not less than fifty (50) feet.
(4)
Alleys, twenty-five
(25) feet.
(5)
Culs-de-sac, not less
than fifty (50) feet from the radius point or a total width of one
hundred (100) feet.
b.
All street grades shall be extended
to the edge of the right-of-way.
4.
Minimum Roadway Widths. Streets shall
have the following minimum width:
|
Minimum Roadway Width
| |
|---|---|
|
Type
|
Minimum Width
(feet)
|
|
Major
|
40
|
|
Collector
|
40
|
|
Local access streets1
|
35
|
|
Alleys
|
20
|
|
Cul-de-sac
|
48 from radius point (total width
not less than 96)
|
|
Private street
|
Per approved plan
|
|
Fire lane
|
26
|
|
NOTE:
| ||
|---|---|---|
|
1
|
Local access streets may be thirty
(30) feet wide if they meet the following requirements:
| |
|
1.
|
The block length may not exceed seven
hundred seventy (770) feet.
| |
|
2.
|
The street must terminate in an approved
cul-de-sac or on the same street that it originates.
| |
|
3.
|
There shall be no more than 10 units
utilizing the street as a local access road.
| |
|
4.
|
Parking must be restricted to one
side with 'No Parking' signs present and must be on the same side
of the fire hydrants.
| |
|
5.
|
If accessed by a multi-family use,
the building must have a sprinkler system in accordance with the building
code.
| |
5.
Culs-De-Sac. All culs-de-sac shall
terminate in a paved turning circle with a minimum outside diameter
of ninety-six (96) feet and shall not exceed seven hundred seventy
(770) feet in length. The length of the cul-de-sac shall be measured
from the center of any cul-de-sac to the right-of-way line of the
nearest through street from which it derives.
6.
Grades And Elevations.
a.
Maximum Slope. No street shall be
built with a slope in excess of the following:
|
Type of Street
|
Maximum Slope
|
|---|---|
|
Major and collector
|
7%
|
|
Local access streets
|
10%
|
|
Alleys
|
10%
|
b.
Minimum Slope. No street shall be
built with less than a slope of one and one-half percent (1 1/2%)
per one hundred (100) feet.
7.
Vertical Curves. All changes in street
grade shall be connected by vertical curves of a minimum length equivalent
to fifteen (15) times the algebraic difference in the rate of grade
for thoroughfares, boulevards, parkways, major, and collector streets
and one-half (1/2) of this minimum for other streets.
8.
Alignment And Visibility.
10.
Tangents. Between reversed curves
there shall always be a tangent at least one hundred (100) feet long.
11.
Intersections.
a.
Streets shall intersect, as nearly
as possible, at right angles.
b.
Street curb intersections shall be
rounded by radii of at least ten (10) feet and shall be increased
when the smallest angle of intersection is less than sixty degrees
(60°).
c.
At street and alley intersections,
property line corners shall be rounded by an arc, the minimum radius
of which shall be seven (7) feet and five (5) feet respectively. In
business districts a chord may be substituted for such an arc.
12.
Sidewalks. Sidewalks are required
to be placed on one (1) side of newly constructed major and collector
streets as identified by the Comprehensive Plan and shall be five
(5) feet in width. All sidewalks are subject to review and approval
from the City Engineer.
C.
Lots.
1.
Frontage, Minimum Width. The minimum
width of a lot located within R-1A, R-1B, R-2, and R-3 Districts shall
be as specified in the Zoning Regulations. For all other lots, the
minimum width of a lot shall be sixty (60) feet at the front setback
line, except the frontage of any lot on a turnaround of a cul-de-sac
may be a minimum of forty (40) feet. A corner lot shall have an extra
width to permit appropriate building setback from both streets or
appropriate orientation to both streets.
2.
Lot Lines. Side lot lines should
be a right angle to the street line on which the lot faces, when and
where possible.
3.
Double Frontage Lots. Double frontage
lots shall be avoided.
4.
Street Frontage. Every lot shall abut on a street except in instances relating to commercial or industrial developments as provided for in Section 410.065(B).
5.
Buffer Zone. A buffer zone approved
by the Commission shall be provided between residential areas and
commercial and industrial areas.
6.
Building Site. Each lot shall contain
a building site completely free from the danger of flooding. No lot
shall be impractical of improvements due to steepness of terrain,
dangerous soil conditions or other adverse material physical conditions.
7.
Public Open Spaces And Areas.
a.
Due consideration should be given
to the allocation of suitable areas for parks, playgrounds and other
recreational areas to be dedicated for public use or reserved for
the common use of all property owners within the proposed subdivision
by covenants in the deeds.
b.
In subdivisions over thirty (30)
acres, at least five percent (5%) of the area of every subdivision,
exclusive of streets, should be set aside for recreational use.
8.
Commercial Developments. In all areas
proposed for commercial or industrial use, the lots shall be of such
size as to provide adequate off-street loading and unloading facilities
and adequate parking for its employees and customers.
9.
Easements. All lots shall contain
an easement at least ten (10) feet in width along all rear lot lines
for utility purposes. Where deemed appropriate by the Commission,
easements for utilities shall be provided along the side lot line
or across lots. Whenever any stream or important surface drainage
course is located in any area which is being subdivided, the subdivider
shall provide an adequate easement along each side of the stream for
the purpose of widening, deepening, sloping, improving, protecting
or maintaining the stream or drainage course.
D.
Blocks.
1.
Length. Block lengths may not exceed
one thousand (1,000) feet nor be less than three hundred (300) feet
except that a street ending in a cul-de-sac shall not exceed seven
hundred seventy (770) feet in length. The Commission may deem it necessary
to secure the efficient use of land or desired features of street
layout to permit a variance from the above requirements.
2.
Width. Blocks shall be wide enough
to allow two (2) tiers of lots of sufficient depth to provide an adequate
building site on each lot. The Commission may approve block widths
providing for a single tier of lots, where lots would otherwise front
on a major street or where the topographic conditions or size of the
property prevents two (2) tiers.
3.
Pedestrianways. Pedestrianways may
be required near the center and entirely across blocks which exceed
eight hundred (800) feet in length to provide access to parks, schools
or shopping areas.
[R.O. 1992 § 410.055; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A.
Construction Of Display Home. After approval
of the preliminary plat the Planning and Zoning Commission may grant
approval for the construction of three (3) display homes on proposed
lots so long as said display homes have access to an existing City
street or are located on a lot fronting or abutting on a subdivision
road that had been opened.
B.
Sale Of Display Home. A display home constructed
under the authority herein contained shall not be sold until the final
plat has been approved and recorded.
C.
Other Building Permits Prohibited, When.
Except for the construction of a display home as herein provided,
no building permit shall be issued for construction in a subdivision
unless the plat thereof shall have been approved and recorded in accordance
with the provisions of this Chapter. Whenever an application for a
building permit is received for construction on a lot or tract of
land containing an existing building, said permit shall not be issued
until the Building Inspector is satisfied that said development has
been approved in accordance with the provisions of this Chapter.
[R.O. 1992 § 410.060; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A.
Procedure For Resubdivision. For any change
in a map of an approved or recorded subdivision plat, if such change
affects any street layout shown on such map, or area reserved thereon
for public use, or any lot line, or if it affects any map or plan
legally recorded prior to the adoption of any regulations controlling
subdivisions, such parcel shall be approved by the Planning and Zoning
Commission by the same procedure, rules and regulations as for a subdivision.
B.
Procedure For Subdivision Where Future
Resubdivision Is Indicated. Whenever a parcel of land is subdivided
and the subdivision plat shows one (1) or more lots containing more
than one (1) acre of land and there are indications that such lots
will eventually be resubdivided into smaller building sites, the Planning
and Zoning Commission may require that such parcel of land allow for
the future opening of streets and the ultimate extension of adjacent
streets. Easements providing for the future opening and extension
of such streets may be made a requirement of the plat.
[R.O. 1992 § 410.065; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
A.
General. Where the Planning and Zoning
Commission finds that extraordinary hardships or practical difficulties
may result from strict compliance with these regulations, it may approve
variations or exceptions to these subdivision regulations so that
substantial justice may be done and the public interest secured, provided
that such variation or exception shall not have the effect of nullifying
the intent and purpose of these regulations; and further provided
that the City Council shall not recommend variations unless it shall
make findings based upon the evidence presented to it in each specific
case that:
1.
The granting of the variation will
not be detrimental to the public safety, health or welfare or injurious
to other property or improvements in the neighborhood in which the
property is located.
2.
The conditions upon which the request
for a variation is based are unique to the property for which the
variation is sought and are not applicable generally to other property.
3.
Because of the particular physical
surroundings, shape or topographical conditions of the specific property
involved, a particular hardship to the owner would result, as distinguished
from a mere inconvenience, if the strict letter of these regulations
are carried out.
4.
The variation will not in any manner
vary the provisions of the zoning order, Master Plan or major highway
plan.
B.
Exceptions For Commercial And Industrial Developments. In instances where larger commercial or industrial developments are created as part of a planned development created under the provisions of Chapter 400, Section 400.115, of the Zoning Code, or where existing developments were created under prior code provisions of a similar nature, property may be further subdivided without frontage on a public or private street subject to the following conditions:
1.
The overall development (shopping
center or industrial park, for example) comprising the subject property
shall have been subdivided in accordance with the requirements of
this Chapter.
2.
The original subdivision for the
development shall have access to public or private streets which comply
with the requirements of this Chapter.
3.
Any resulting lot proposed for subdivision
not having access to a public or private street shall have appropriate
evidence in the form of a plat and access easements or rights-of-way
grants upon the adjoining lot or lots that provides access in perpetuity
to the lot proposed for subdivision.
4.
These provisions are not intended
to promote the creation of flag lots for properties or developments
that are not part of larger planned development that are comprised
of multiple commercial or industrial users.
C.
Conditions. In recommending variations
and exceptions, the Planning and Zoning Commission may require such
conditions as will, in its judgment, secure substantially the objectives
of the standards or requirements of these regulations.
D.
Private Streets. Private streets can be
requested only as part of a planned development. Justification demonstrating
unique or peculiar characteristics associated with a proposed development
must be shown as to why a public street is not appropriate. All private
streets must be approved by City Council as part of a final development
plan approval. Private street signs must be purchased by the developer
and be a color approved by the Zoning Administrator. Private streets
existing prior to the adoption of this code revision on March 1, 2017,
are exempt from this requirement.
E.
Procedures. A petition for any variation or subdivision of commercial or industrial property as provided for in Section 410.065(B) above shall be submitted in writing by the subdivider at the time when the preliminary plat is filed for the consideration of the Planning and Zoning Commission. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner.
[R.O. 1992 § 410.070; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
Any person who sells a lot without
establishing a subdivision in accordance with this Title or sells
a lot by metes and bounds shall be guilty of an ordinance violation,
and shall be fined not more than three hundred dollars ($300.00) for
every such sale.
[R.O. 1992 § 410.075; Ord. No. 16-11557, 8-15-2016, effective 3-1-2017]
Any regulation or provision of this
Chapter may be changed and amended from time to time by the City Council,
provided that such changes or amendments shall not become effective
until after a study and report by the City Plan Commission and until
after a public hearing has been held. Notice of such a public hearing
shall be given by publication in a newspaper of general circulation
in the City at least fifteen (15) days prior to such hearing.
