[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.
17. 
All other requirements set forth in Chapter 420, Stormwater Management Standards.
[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.
a. 
Clear visibility measured along the center lines shall be provided for at least the following:
Type of Street
Distance
(feet)
Major
300
Collector
200
Local access
100
b. 
Street Jogs. Street jogs with center-line offsets of less than one hundred twenty-five (125) feet are prohibited.
9. 
Minimum Curvature.
a. 
The minimum radius of curves shall be as follows:
Type of Street
Minimum Curve Radius
(feet)
Major
300
Collector
200
Local access
100
b. 
Minimum curvature shall be verified to reflect adequacy to support Fire Department access needs.
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.