[CC 1995 § 44.010]
The rules and regulations governing plats of subdivisions of
land and lot splits contained herein shall apply within the corporate
limits of the City in accordance with the provisions of Section 89.400,
RSMo.
[CC 1995 § 44.020]
For the purpose of these regulations, certain words and terms
used herein are defined as follows:
A minor right-of-way dedicated to public use which gives
a secondary means of vehicular access to back or side of properties
otherwise abutting a street, and which may be used for public utility
purposes.
The total of areas taken on a horizontal plane at the main
grade level of the principal building and all accessory buildings
exclusive of unenclosed porches, terraces and steps.
The total of area within the property lines excluding external
streets.
A parcel of land, intended to be used for urban proposes,
which is entirely surrounded by public streets, highways, railroad
rights-of-way, public walks, parks or green strips, rural land or
drainage channels or a combination thereof.
A line or lines designating the area outside of which buildings
may not be erected.
The Sketch Plan or City Plan or Comprehensive Plan of the
City whether in whole or in part, as adopted by the Planning Commission,
approved by the Board of Aldermen and duly recorded in the Office
of the City Recorder. 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 sited, routed for public utilities, zoning districts, or
other similar information.
A grant by the property owner to the public, a corporation,
or persons, for the use of a strip of land for specific purposes.
The duly designated engineer of the City.
All the property fronting on one (1) side of a street between
the nearest intersecting streets, or other natural barriers.
Is the slope of a road specified in percent and shown on
road profile plan as required herein.
Grading sanitary and storm sewers, water mains, pavements,
curbs and gutters, sidewalks, road signs, lights, trees, and other
appropriate improvements required to render land suitable for the
use proposed.
Land occupied or to be occupied by a building, or unit group
of buildings, and accessory buildings, together with such yards and
lot area as are required by this Chapter, and having its principal
frontage upon a street, or a place approved by the Commission.
A lot, or portion thereof, not greater than one hundred (100)
feet in width and situated at the intersection of two (2) or more
streets, having an angle of intersection of not more than one hundred
thirty-five degrees (135°).
The horizontal distance between the front and rear lot lines,
measured along the median between the two (2) side lot lines.
A lot which runs through a block from street to street and
which has two (2) non-intersecting sides abutting on two (2) or more
streets.
The boundaries of a lot.
The horizontal distance between the side lot lines, measured
at right angles to the lot depth at the building line.
The official plan of highways, primary and secondary thoroughfares,
parkways and other major streets, including collector streets, adopted
by the Planning Commission, approved by the Board of Aldermen, and
duly recorded in the Office of the City Recorder.
The map showing streets, highways, and parks and drainage,
both existing and proposed.
The date when a subdivision plan shall be considered submitted
to the Planning Commission, and is hereby defined to be the date of
the meetings of the Planning Commission at which all required surveys,
plans and data are submitted.
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 City Clerk of the City for matters pertaining to the
subdivision of land.
A map, plan or layout for a City, township, section or subdivision
indicating the location and boundaries of individual properties.
A map of a land subdivision prepared in form suitable for
filing of record with necessary affidavits, dedications, and acceptances,
and with complete bearing and dimensions of all lines defining lots
and blocks, streets and alleys, public areas and other dimensions
of land.
A map of a proposed land subdivision showing the character
and proposed layout of the tract in sufficient detail to indicate
the suitability of the proposed subdivision of land.
Any public or private right-of-way which affords the primary
means of access to abutting property.
A street which serves or is designed to serve as a trafficway
for a neighborhood or as feeder to a major street.
A street or a portion of street with only one (1) vehicular
traffic outlet. The closed end has a turnaround.
A street intended to serve primarily as an access to abutting
properties.
A street which serves or is designed to serve heavy flows
of traffic and which is used primarily as a route for traffic between
communities and/or other heavy traffic generating areas. Such streets
are freeways, expressways, and arterials.
A person, firm, corporation, partnership, or association
who shall lay out any subdivision or part thereof as defined herein,
either for himself/herself or others.
The division of a parcel of land into two (2) or more lots,
or other divisions of land; it includes resubdivision and, when appropriate
to the context, relates to the process of subdividing or to the land
or territory subdivided.
A yard extending across the full width of the lot, the depth
of which is the minimum horizontal distance between the front lot
line and a line parallel thereto on the lot.
A yard extending across the full width of the lot between
the nearest rear main building and the rear lot lines. The depth of
the required rear yard shall be measured horizontally from the nearest
part of the main building toward the nearest point of the rear lot
lines.
A yard between a main building and the side lot line, extending
from the front yard or front lot lines, where no front yard is required,
to the rear yard. The width of the required side yard shall be measured
horizontally from the nearest point of the side lot line toward the
nearest part of the main buildings.
[CC 1995 § 44.030]
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.
[CC 1995 § 44.040]
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.
[CC 1995 § 44.050]
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 Chapter
and so certified by the City Clerk.
[CC 1995 § 44.060]
To defray partially the costs of notification and administration
procedure, there shall be paid to the City Clerk at the time of submission
of the preliminary plat a fee in the following amount: twenty-five
dollars ($25.00), plus one dollar ($1.00) per lot for the first fifty
(50) lots, plus fifty cents ($0.50) per lot thereafter. No action
of the Planning Commission or Mayor and Board of Aldermen shall be
valid until the fee has been paid to the City Clerk. This fee will
be charged on all plats, regardless of the action taken, whether the
plat is approved or disapproved.
[CC 1995 § 44.070]
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.
[CC 1995 § 44.080]
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 of 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 City and indexed under the names of the owners of the lands
signing such statement and under the names of the subdivision.
[CC 1995 § 44.090]
No owner, or agent of the owner, of any land located within
the platting jurisdiction of the City, knowingly or with intent to
defraud, may transfer, sell, agree to sell, or negotiate to sell that
land by reference to or by other use of a plat of any purported subdivision
of the land before the plat has been approved by the Board of Aldermen
or Planning Commission and recorded in the office of the appropriate
County Recorder unless the owner or agent shall disclose in writing
that such plat has not been approved by such Board of Aldermen or
Planning Commission and the sale is contingent upon the approval of
such plat by such Board of Aldermen or Planning Commission. Any person
violating the provisions of this Section shall forfeit and pay to
the City a penalty not to exceed three hundred dollars ($300.00) for
each lot transferred or sold or agreed or negotiated to be sold; and
the description by metes and bounds in the instrument of transfer
or other document used in the process of selling or transferring shall
not exempt the transaction from this penalty. The City may enjoin
or vacate the transfer or sale or agreement by legal action, and may
recover the penalty in such action.
[CC 1995 § 44.100]
Land subject to flooding, land with excessive slope and land
deemed by the Planning Commission to be undesirable for development
shall not be platted for residential occupancy, nor for such other
uses as may involve danger to health, life, or property, or to aggravate
erosion or flood hazard. Such land shall be set aside for uses compatible
with existing conditions.
[CC 1995 § 44.110]
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 410.150, and with the rules and regulations, and concerning required improvements set forth in Section 410.160, in these regulations, and in every case shall pursue the following procedure:
1.
Not less than forty-five (45) days before preparing and submitting
the preliminary plat to the Planning Commission, the developer or
his/her engineer or surveyor shall consult with the representative
of the Planning Commission, while the plat is 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 preapplication
time period may be reduced by the representative at his/her discretion.
During preapplication 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. Preapplication
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.
The developer shall submit a preliminary plat of the proposed subdivision which shall conform with the requirements set forth in Section 410.120 at least two (2) weeks prior to the meeting of the Planning Commission at which action is desired.
3.
The preliminary plat shall be checked by the Planning 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 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.
Upon completion of all required improvements as stipulated by
the Planning Commission, the developer shall file with the Planning
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 or escrow agreement
therefore need only cover that portion of the plat for which final
approval is requested.
5.
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 the time period; otherwise said plat shall be deemed
to have been approved and the certificate of said Planning 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 grounds of refusal of any plat submitted or regulations
violated by the plat shall be stated upon the record of the Planning
Commission.
[CC 1995 § 44.120]
A.
The preliminary plat of the proposed subdivision, three (3) black
line or blue line prints or electronic PDF sets prepared by a qualified
registered professional engineer or surveyor, shall accompany an application
in writing to the Planning 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.
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:
1.
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;
2.
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;
3.
Section, range and township;
4.
Any corporation or ad hoc district lines, such as school or
sewer districts, etc.
C.
The preliminary plat shall clearly show the following features and
information:
1.
Name. 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.
Utilities —Existing And Proposed. Existing and proposed
sewers, water mains, culverts and other underground structures within
the tract and immediately adjacent thereto.
8.
Physical Characteristics. Topography; contours, normally with
intervals of two (2) feet, or as may be otherwise required by the
Planning Commission.
9.
Proposed Design —Street, Drainage, Etc.:
a.
The functional classification (major, minor, etc.) 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 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 setback 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.
[CC 1995 § 44.130]
A.
In addition to all of the standard requirements for a preliminary plat as indicated in Section 410.120 of this Chapter, the altered or additional requirements contained below will be required as part of the final plat.
1.
Seven (7) black line or blue line prints or electronic PDF sets
of the final or record plat of the subdivision, or of any part of
a larger subdivision, shall be submitted to the Planning Commission
by the developer together with a written application for approval
on forms provided by the Planning Commission. The final plat shall
be a print or prints on linen tracing cloth—Cronaflex, Mylar
or similar durable material—or submitted as an electronic PDF
set. 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.
True bearing and distances to nearest established street bounds,
patent or other established survey lies, 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 bearing, all easements and rights-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 bearing and angles to
minutes.
3.
The accurate location and material of all permanent reference
monuments.
4.
Lots shall be arranged in numerical order.
5.
The accurate outline of all property which is offered for dedication
for public use, and of all property that may be reserved by covenant
in the deeds for common use of the property owners in the subdivisions,
with the purpose indicated thereon. All lands dedicated to public
use shall be marked on each plat, "Dedicated to the Public," and shall
be accepted, in writing, by the Governing Body of the City by affixing
the signature of the chief elected official on the plat.
6.
Affidavit and certificate by a qualified 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 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.
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 have been
paid on all property dedicated to public use.
[CC 1995 § 44.140]
A.
The following shall be permitted as exceptions to this Chapter:
1.
In the case of a small subdivision [four (4) lots or less] of minor importance situated in a locality where conditions are well defined, the Planning Commission, on written request of the developer, may exempt the developer from complying with some of the requirements stipulated in Sections 410.110 and 410.130 pertaining to the preparation of the plats. A developer may not, however, be exempted from any design requirements specified in Section 410.150 of these regulations.
2.
Any proposed lot split shall be submitted to the Planning Commission
for review and if the Planning Commission, acting through its representative,
is satisfied that such proposed lot split is not contrary to applicable
regulation, it shall, within twenty (20) days after submission, approve
such lot split and, on presentation of a conveyance of said parcel,
shall stamp the same "Approved by the City Planning Commission, no
plat required" and have it signed by the City Engineer or other official
as may be designated by it. In so doing, the Planning 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.
3.
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 Commission may modify such requirement
to the extent deemed just and proper, so as to relieve such difficulty
or hardship; provided such relief may be granted without detriment
to the public interest and without impairing the intent an 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. Any modification thus granted shall
be spread upon the minutes of the Planning Commission with justifications
for the modification.
[CC 1995 § 44.150]
A.
The following standards shall be required of all subdivisions:
1.
In order to protect the health, safety and general welfare of
the people, the Planning 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 Commission
may approve the plat, provided the developer binds himself/herself
legally to make such improvements as, in the judgement of the Planning
Commission, will render the subdivision substantial, 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 Commission, sufficient
to cover the cost of such improvements as estimated by the officials
having jurisdiction.
2.
The subdivision layout shall conform to the official Major Street
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.
3.
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.
a.
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 Commission,
they are appropriate for the type of development contemplated.
b.
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.
c.
Half-Width Streets. Wherever 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.
d.
Block Width. Blocks shall have sufficient width to provide for
two (2) tiers of lots of appropriate depth, except in the case of
reversed frontages.
e.
Block Length. The length of blocks shall be such as may be appropriate,
in the opinion of the Planning 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.
f.
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.
Subdivisions 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.
4.
Street right-of-way requirements and utility easements shall
be as follows:
a.
Highways And Major Thoroughfares. Highways and major thoroughfares
as specified in the official Major Street Plan of the Comprehensive
Plan; not less than the easement width specified for a secondary thoroughfare.
b.
Collector streets: sixty (60) feet.
c.
Minor Streets, Dead-End Streets And Cul-De-Sac Streets. All
minor streets shall have a street easement width of fifty (50) feet.
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 Commission approves a T- or Y-shaped paved space in place
of the required turning circle. Turnarounds shall not be required
on dead end streets which are less than two hundred fifty (250) feet
in length and are planned to be extended in the future.
d.
Alleys. Alleys, where platted, shall have a minimum width of
twenty (20) feet.
e.
Utility Easements. Utility easements where required shall be
at least ten (10) feet wide [five (5) feet on each side of the lot
line] along rear, front, and side lot lines. Easements of adequate
width shall be provided for open drainage channels, where required.
Easements five (5) feet in width may be allowed for underground cable
installations.
5.
Minimum pavement widths, back to back of curb, required to be
installed at subdivider's expense, shall be as follows:
a.
Major thoroughfares and collector streets: thirty-six (36) feet.
In the case of a major thoroughfare or collector street requiring
pavements wider than forty-six (46) 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.
b.
Minor, dead-end and cul-de-sac streets: twenty-six (26) 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 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 radii of
twenty (20) feet.
c.
Alleys and service drives: eighteen (18) feet.
d.
Sidewalks. Sidewalks shall be installed on both sides of all
major streets, on one (1) side of collector streets, and may be required
by the Planning 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.
6.
The grades of streets shall not exceed the following, except
that where unusual or exceptional conditions exist the Planning Commission
may modify these requirements.
a.
Highways and major thoroughfares: four percent (4.0%).
b.
Collector streets: seven percent (7.0%).
c.
Minor streets, service drives, and alleys: twelve percent (12.0%).
d.
Pedestrianways or crosswalks: twelve percent (12.0%), unless
steps of an acceptable design are to be constructed.
e.
Minimum Grade. In no event shall the minimum grade of any street
or alley be less than five-tenths of one percent (5/10 of 1%).
f.
Radii Of Curvature. The radii of curvature on the center line
shall not be less than four hundred (400) feet of major thoroughfares,
two hundred fifty (250) feet for collector streets and one hundred
fifty (150) feet for minor streets.
g.
Corner Radii: Curbs at intersections shall have a minimum radius
of thirty-two (32) feet at the back of the curb.
7.
The size, shape and orientation of lots shall be appropriate
for the location and physical character of the proposed subdivision
and of the type of development contemplated in compliance with applicable
Zoning Ordinance or regulations.
a.
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.]
b.
Street Access. Every lot shall abut on a street, subject to the requirements of Section 410.150(A)(3) hereof.
c.
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.
d.
Double Frontage. Except as otherwise provided herein, double
frontage lots and reversed frontage lots shall be avoided.
e.
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.
f.
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.
g.
Minimum Lot Size. Where not otherwise determined by applicable
Zoning Ordinance or regulation, the minimum lot size for residential
purposes shall be seven thousand five hundred (7,500) square feet
with a minimum frontage of sixty-five (65) feet, a minimum side yard
of ten percent (10%) of the frontage on each side, a rear yard of
twenty-five (25) feet, except for accessory structures, and front
yard of twenty (20) feet.
[CC 1995 § 44.160]
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.
Before consideration of a final subdivision plat, the subdivider
must have submitted and obtained approval of improvement for all improvements
planned for the subdivision and have installed said improvements in
accordance with the approved improvements plans, or in lieu of installation
of said improvements, a satisfactory escrow agreement, lender's agreement
or land subdivision bond may be submitted insuring or guaranteeing
their construction in accordance with the approved plans.
2.
The escrow agreement, lender's agreement, or land subdivision
bond hereinbefore provided, shall:
a.
Be prepared on forms furnished by the Planning Commission, and
stored in the office of the Administrative Officer.
b.
Approved by the City Engineer and City Attorney.
c.
Be executed by the Planning Commission Chairman subject to the
approval of the Board of Aldermen.
d.
Guarantee the improvements set forth in the approved improvement
plans by providing for a deposit with a qualified escrow depository
of that sum of lawful money of the United States of America, or a
land subdivision bond or a lender's agreement in the amount which
the City Engineer shall reasonable estimate as the cost of said improvements.
e.
If there is an escrow sum it shall be held in a special account
by the escrow holder subject to the audit of the City Engineer and/or
Board of Aldermen of the City of Golden City.
f.
If there is a lender's agreement it shall be subject to the
audit of the City Engineer and/or the Board of Aldermen of the City
of Golden City, Missouri.
3.
The estimated sum shall be held by the escrow holder or the
lender as in the agreement provided until such time as the City Engineer
recommends a release authorized by the Administrative Officer. Authorization
shall be written and addressed to the escrow holder of the lender
authorizing release. The Administrative Officer may authorize release
for disbursement by the escrow holder or the lender for the payment
of labor and materials used in the construction and installation of
the improvements guaranteed, as the work progress and when approved
by the City Engineer. In no case shall the escrow holder or lender
release more than ninety percent (90%) of the estimated sum until
improvements and installations have been completed in a satisfactory
manner accordance with the Subdivision Regulations, and approved by
the City Engineer. The remaining ten percent (10%) shall be released
upon acceptance or final approval of said improvements by the Mayor
or Board of Aldermen. The estimated sum shall be held by the surety
as in the agreement provided, until such time as the Mayor or Board
of Aldermen shall by written authorization addressed to surety, released
in its entirety after the City Engineer certifies that all the improvements
have been constructed in accordance with the approved plans, meet
all the requirements of the City of Golden City Subdivision Regulations
and the streets and storm sewer structures located within the public
right-of-way have been accepted for maintenance by the City of Golden
City.
4.
The Administrative Officer shall release funds for any completed
segment of the work thirty (30) days after the request for an inspection
of the segment of the work has been made, provided no deficiencies
were reported during the thirty-day period.
5.
In the event that the improvements are not satisfactorily installed
within two (2) years after approval of the improvement plans, the
City of Golden City has right to remove said monies to complete the
guaranteed improvements, unless an extension time is granted by the
Planning Commission.
6.
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, in accordance with the standard street
specifications of the City of Golden City.
a.
Improvement Of Existing Streets. For any development fronting
on an existing road or street, it shall be the responsibility of the
developer to bring the road or street up to the City specification
to the center line of the road or street, plus an additional eight
(8) feet of width as per City specification. Curbs are to be installed
by the developer on the developer's side of the road or street only.
7.
Where a public water supply main is reasonably accessible, in
the judgement of the Planning 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 Missouri Inspection Bureau. The Planning Commission shall not
approve the final plat thereof until the Missouri State Board of Health
has issued a construction permit for the water distribution system
to service the area being platted.
8.
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.
9.
Where a public sanitary sewer main is reasonably accessible,
in the opinion of the Planning Commission, the subdivision shall be
provided with a complete sanitary sewer system connected with such
sewer main, including a lateral connection for each lot.
a.
Where a public sanitary sewer system is not reasonable accessible,
in the opinion of the Planning Commission, but where plans for the
installation of sanitary sewer 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 treatment facilities may be permitted, provided such disposal
facilities are installed and maintained in accordance with the regulations
and requirements of the governing body 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.
b.
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 the preceding Subsection, 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. The Planning 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 Missouri State Board of Health.
10.
Planting, Streetlighting.
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, but at least one (1) tree per lot, and shall be not less
than two (2) inches in diameter. Specimen shall be determined by the
Planning 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 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 Commission.
11.
Street Name Signs And Street Naming.
a.
Street name signs meeting the requirements of the City Engineer
shall be erected by the subdivider at all intersections.
b.
For purposes of street naming, the following suffixes shall
be applied.
c.
Whenever a new street is constructed along the approximate alignment
or extension of an existing street, its name shall be the same as
that of the existing one.
d.
Whenever a cul-de-sac street serves not more than three (3)
lots, the name of the intersecting street shall apply to the cul-de-sac.
e.
To avoid duplication and confusion, the proposed names of all
streets shall be approved by the Planning Commission prior to such
names being assigned or used.
12.
Easements for underground conduits for electric light or telephone
lines shall be provided along rear and side lot line. (From a civil
defense standpoint and of course, aesthetically, telephone and electric
power lines should be located underground.)
13.
Permanent and other monuments shall be placed in accordance
with the following requirements and under the supervision of the Planning
Commission representative or his/her designee.
a.
Street Points. Monuments shall be set at the intersection of
all streets and the beginning and end of all curves along street center
line.
b.
Curb Marks. Curbs shall be permanently marked at the beginning
and end of all curves and at the prolongation of all lot sidelines.
c.
Stakes. Stakes of a permanent nature shall be set at rear lot
corners; top to be set not more than two (2) inches above ground.
14.
Improvement 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 indicated.
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; the drainage area contributing to the flow in each
storm sewer shall be shown on a map and the hydraulic calculations
for the sewer shall be provided.
d.
Water Distribution Plan. A plan of the proposed water distribution
system showing pipe sizes and location of valves and fire hydrants.
[CC 1995 § 44.170]
A.
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 Commission
or its representative.
1.
Fees for inspection will be required to be deposited with the
Administrative Officer at the time of submission of the improvement
plans. These fees will be estimated by the developer's engineer upon
forms provided by the Administrative Officer and must meet the approval
of the City Engineer.
2.
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 Planning Commission, unless good
cause can be shown for the granting of an extension of time by authority
of the Planning Commission.
3.
Where the subdivision contains sewers, sewage treatment plants,
water supply systems, or other physical facilities that are necessary
or desirable for the welfare of the area or that are of common use
or benefit and which are not or cannot be satisfactorily maintained
by an existing public agency; provision shall be made which is acceptable
to the agency having jurisdiction over the location and maintenance,
and supervision of such facilities.
[CC 1995 § 44.180]
Where unusual or exceptional factors or conditions exist, the Planning Commission may modify any of the provisions of these regulations except those of Section 410.160(A)(1) through (5) on written application by the developer. The developer's application shall set forth the reasons for such required modification and shall set forth the reasons for such requested modification and shall be attached to all copies of the construction plans.
