[CC 1978 §416.010; Bill No. 97-10(Ch. 416), 6-16-1997]
These regulations shall hereafter be known, cited and referred to as "The Subdivision Regulations of the City of Chaffee, Missouri".
[CC 1978 §416.020; Bill No. 97-10(Ch. 416), 6-16-1997]
As used in this Chapter, the following definitions apply:
ADMINISTRATIVE OFFICER
The duly appointed City Administrator or his/her designated representative.
ALLEY
A secondary means of ingress and egress serving more than one (1) tract of land and used primarily for vehicular service.
AREA
The incorporated area of the City and any future annexations thereto, and any area over which the City exercises legal zoning regulatory power commonly referred to as extraterritorial zoning authority.
ARTERIAL STREET
See "STREET, ARTERIAL".
BENCH MARK
A definite point of known elevation and location and of more or less permanent character.
BLOCK
An area of land surrounded by public highways, streets, streams, railroad rights-of-way, parks or other similar areas or facilities.
BUILDING LINE
A line on a plat between which line and the street right-of-way no portion of the building may be erected, excluding landings, open balconies and roof overhangs, subject, however, to the further requirements of the Zoning Ordinance.
CITY
The City of Chaffee, Missouri.
COLLECTOR STREET
See "STREET, COLLECTOR".
COMMISSION
The Planning and Zoning Commission of the City.
COMMON LAND
That land set aside for open space or recreational use for the owners of the residential lots in a subdivision, which land is conveyed by the developer in fee simple absolute title by a warranty deed to trustees whose trust indenture shall provide that such common land be used for the sole benefit, use and enjoyment of the lot owners present and future, and shall further provide that no lot owner shall have the right to convey his/her interest in the common land except as an incident of the ownership of a regularly platted lot in the subdivision.
DEAD-END STREET
A street having only one (1) end open for vehicular traffic and the other permanently terminated by a turnaround for vehicles.
DEVELOPER
That person by whom a tract will be subdivided or improved pursuant to the requirements of this Chapter.
EASEMENT
A grant by a property owner to the public, a corporation, or a person of the use of land for a specific purpose, such as road maintenance and improvements, installation of sewers and utilities.
ENGINEER
A professional engineer registered in the State of Missouri.
ESCROW AGENT
A title company, bank, savings and loan association, trust company, attorney or any other person or agency approved by the City Council to act as escrow agent under the provisions of this Chapter.
FLOOD PLAIN
A geographic area susceptible to periodic inundation from overflow of natural waterways and determined as to extent by the City Council, and any further revisions thereto.
FRONTAGE
That edge of a lot bordering a street.
HIGH DENSITY
Those residential zoning districts in which the density is equal to or greater than one (1) dwelling unit per fifteen thousand (15,000) square feet.
HIGHWAY
See "STREET".
IMPROVEMENT
Street pavement, sidewalk grading, sidewalk pavement if included by developer, pedestrian way pavement, water mains, storm sewers, sanitary sewers, signs, monuments or other similar items.
IMPROVEMENT PLANS
The engineering drawings showing types of materials and construction details for the physical structures and facilities, excluding dwelling units to be installed in conjunction with the development of the subdivision.
LAND SURVEYOR
A land surveyor registered in the State of Missouri.
LOCAL STREET
See "STREET, LOCAL".
LOT
A platted parcel of land intended to be separately owned, developed or otherwise used as a unit.
LOT AREA
The total horizontal area within the boundaries of a lot exclusive of any area designated for street purposes.
LOT, CORNER
A lot abutting upon two (2) or more streets at their intersection.
LOT, DOUBLE FRONTAGE
A lot having frontage on two (2) non-intersecting streets, as distinguished from a corner lot.
LOW DENSITY
Those residential zoning districts in which the density is less than one (1) dwelling unit per fifteen thousand (15,000) square feet.
MASTER PLAN
A plan or any portion thereof for the coordinated development of the City, adopted by the Planning and Zoning Commission, pursuant to Chapter 89, RSMo.
MINOR SUBDIVISION
See "SUBDIVISION, MINOR".
NON-RESIDENTIAL SUBDIVISION
See "SUBDIVISION, NON-RESIDENTIAL".
PARKING BAY
A paved vehicle storage area directly adjacent to the multiple-family access street pavement.
PEDESTRIAN WAY
An easement or right-of-way dedicated to public use to facilitate pedestrian access to adjacent streets and properties.
RECORD PLAT
That subdivision plat containing the signature of the City Clerk which designates final approval by the City Council and is recorded in the office of the County Recorder of Deeds.
ROAD
See "STREET".
SLOPE
The rate of deviation of the ground surface from the horizontal surface, as expressed in percentages.
STREET
A general term denoting a public or private thoroughfare which affords the principal means of access to abutting property. The terms includes all facilities which normally occur within the right-of-way; it shall also include such other designations as highway, thoroughfare, parkway, throughway, road, pike, avenue, boulevard, lane, place, court, drive, but shall not include an alley or a pedestrian way.
STREET, ARTERIAL
A street so designated on the major street plan adopted by the City Council, or otherwise designated and utilized primarily for high vehicular speeds or for heavy volumes of traffic on a continuous route with intersections at grade.
STREET, COLLECTOR
Streets which function as secondary land-service streets in that they move traffic from the major streets, which distribute traffic regionally, to local streets which distribute the traffic to individual lots, parcels, and uses within the subdivision area or neighborhood. Collector streets also may serve individual lots, parcels, and uses as a secondary or additional function.
STREET, LOCAL
Streets which are exclusively land-service facilities for access to abutting properties. These serve the local neighborhood and may be in the form of a cul-de-sac or loop street; provided however, that any combination of loop and cul-de-sac streets may be utilized without the streets being designated as collector streets, provided that such an arrangement serves the same function and also that the maximum fronting lots do not exceed the total which would be allowed within the provisions of the street specifications. Loop streets are short independent streets which usually terminate along the same collector street of their origin. Cul-de-sac streets are short independent streets terminating in a circular turnaround.
STREET, MULTI-FAMILY ACCESS
A private thoroughfare which affords a means of access to parking areas and bays and to abutting buildings which are developed solely or principally as multi-family dwellings.
STREET, SERVICE OR FRONTAGE
A local street generally parallel to and adjacent to arterial streets and highways, which provides access to abutting properties and protection from through traffic.
SUBDIVISION
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.
SUBDIVISION, MINOR
The division of land into not more than four (4) lots shall be classified as a minor subdivision provided:
1. 
The proposed subdivision of land does not include an improvement within a street right-of-way, other than concrete sidewalks, grading, monuments and water mains.
2. 
The proposed subdivision of land does not include a provision for a public area or public facility.
3. 
The proposed subdivision of land does not adversely affect the development of the parcel proposed for subdivision as well as the adjoining property.
4. 
The proposed subdivision of land is not in conflict with any provision of the City's Zoning Ordinance or this Chapter.
SUBDIVISION, MULTIPLE-DWELLING UNIT
A tract of land, whether divided into separate lots or not, which is intended entirely for the construction of duplexes, multiple-family dwellings, row houses, and other arrangements of attached or connected building units.
SUBDIVISION, NON-RESIDENTIAL
Either or both of:
1. 
A division or redivision of a tract into more than one (1) lot, plat or site for commercial or industrial purposes, and
2. 
The dedication or establishment of a street, alley, pedestrian or public way in conjunction with or use in any such tract.
SUBDIVISION, SINGLE-FAMILY RESIDENTIAL
A subdivision of land intended for construction of detached single-family dwelling units.
SURETY COMPANY
An insurance company qualified and acting under the provisions of Chapter 379, RSMo., and which is approved by the City Council to act as surety under this Chapter.
TRACT
An area or parcel of land which the developers intend to subdivide or improve, or to cause to be subdivided or improved, pursuant to the requirements of this Chapter.
ZONING ORDINANCE
Chapters 400 through 410 of this Code, as amended from time to time, which controls and regulates zoning in the City and other areas zoned by the City pursuant to State Statutes.
[CC 1978 §416.030; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
By authority of the ordinances of the City Council, adopted pursuant to the powers and jurisdictions vested through Sections 89.010—89.140 and 89.410, RSMo., and other applicable laws, Statutes, ordinances and regulations of the State and the City, the City Council adopts these regulations to govern the subdivision of land, exercises the power and authority to review, approve and disapprove plats for subdivision land within the incorporated areas of the City and any areas subject to extraterritorial zoning regulation by the City which show lots, blocks or sites with or without new streets or highways. By the same authority the City Council exercises the power and authority to pass and approve the development of plat subdivision of land already approved by the City Council or the County Commission if such plats are entirely or partially undeveloped. Such a plat will be considered to be entirely or partially undeveloped if:
1. 
The plat has been recorded with the County Recorder of Deeds office prior to the annexation of the property, and by the City, and
2. 
Less than forty percent (40%) of the total platted lot area has been developed.
[CC 1978 §416.040; Bill No. 97-10(Ch. 416), 6-16-1997]
These subdivision regulations shall apply to all subdivisions of land located within the incorporated areas of the City or within any area subject to extraterritorial zoning regulation by the City.
[CC 1978 §416.050; Bill No. 97-10(Ch. 416), 6-16-1997]
The purposes of this Chapter is to control the division of land within the incorporated area of the City and within any area subject to extraterritorial zoning regulation by the City in order to promote the public health, safety, and general welfare of the area by regulating the division of land in order to lessen congestion in the streets and highways; to further the orderly development and appropriate use of land; to establish accurate records of land subdivisions; to protect land title; to implement the master plan of the City; to secure safety from fire and other dangers; to facilitate adequate and coordinated provision for transportation, water, sewerage, schools, parks, playgrounds, and other public requirements; to facilitate the further division of large tracts into smaller parcels of land; and, in general, to facilitate the orderly, coordinated, efficient and economic development of the City and the area.
[CC 1978 §416.060; Bill No. 97-10(Ch. 416), 6-16-1997]
If any part or provision of these regulations or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision or application directly involved in the controversy to which such judgment was rendered and shall not affect or impair the validity of the remainder of these regulations or the application thereof to other persons or circumstances. The City Council hereby declares that it would have enacted the remainder of these regulations even without any such part, provision, or application.
[CC 1978 §416.070; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
For the purpose of providing for or protecting the public health, safety and general welfare, the City Council may from time to time amend the provisions imposed by these subdivision regulations. Public hearings on all proposed amendments shall be held by the City Council in the manner prescribed by State Statute and City ordinance.
B. 
Approval of a preliminary plat shall exempt that subdivision from subsequent amendments to these subdivision regulations, providing the record plat is filed within the time specified by the City Council in its approval of the preliminary plat.
[CC 1978 §416.080; Bill No. 97-10(Ch. 416), 6-16-1997]
Every subdivision of land within the area shall be shown upon a plat and submitted first to the Commission for its recommendation for approval or disapproval, and then to the City Council for its approval or disapproval. All final record plats shall be submitted first to the Commission for its recommendation and then to the City Council for its consideration and approval or disapproval. All subdivision plats, whether sketch, preliminary, or final, shall also be subject to review by the Administrative Officer. No plat shall be recorded in the office of the Recorder of Deeds and no lots shall be sold from such plat unless and until such plat is approved as provided for in this Chapter.
[CC 1978 §416.090; Bill No. 97-10(Ch. 416), 6-16-1997]
Whenever any person may desire to vacate any subdivision or part thereof in which he/she shall be the legal owner of all of the lots or may desire to vacate any lot, such person may petition the City Council giving a distinct description of the property to be vacated and the names of the persons to be affected thereby, which petition shall be filed together with a filing fee in the sum of fifty dollars ($50.00). The City Council may act upon such petition under the same procedures as set forth in Section 405.700.
[CC 1978 §416.100; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
General. Where the City Council finds that extraordinary hardships or practical difficulties may result from strict compliance with these regulations, it may approve variances or exceptions to these subdivision regulations so that substantial justice may be done and the public interest secured, provided that such variance or exception shall not have the effect of nullifying the intent and purpose of these regulations; and further provided, the City Council shall not grant variances unless it shall make findings based upon the evidence presented to it in each specific case that:
1. 
The granting of the variance 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 variance is based are unique to the property for which the variance 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 variance will not in any manner vary the provisions of the Zoning Ordinance, master plan or major street plan.
B. 
Conditions. In granting variances and exceptions, the City Council may require such conditions as will, in its judgment, secure substantially the objectives or requirements of these regulations.
C. 
Procedures. A petition for any such variance shall be submitted in writing by the developer at the time when the preliminary plat is filed for the consideration of the Commission, or at any subsequent time prior to final approval of the record plat by the City Council. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner. Approval of the record plat by the City Council shall constitute approval of any variances incorporated therein.
[CC 1978 §416.110; Bill No. 97-10(Ch. 416), 6-16-1997]
The City Council may waive the requirement of submission of all other plans, except the record plat, when considering minor subdivisions.
[CC 1978 §416.120; Bill No. 97-10(Ch. 416), 6-16-1997]
In the case of any subdivision developed under any of the special procedures in the Zoning Ordinance which requires submission of site or development plans to the Commission or the City Council for review or approval, or preliminary development plan required by the Zoning Ordinance shall include all the information required herein on a sketch plan and may be used therefor. A final development plan required by the Zoning Ordinance shall comply with all requirements of this Chapter for a preliminary plat and may be used therefor.
[CC 1978 §416.130; Bill No. 97-10(Ch. 416), 6-16-1997]
Recording of a subdivision plat shall not be required in case of the sale or exchange of parcels of land between owners of adjoining properties for the purpose of adjustments in boundaries, provided that additional lots are not thereby created, and that the original lots are not reduced below the minimum size required by this Chapter or the Zoning Ordinance.
[CC 1978 §416.140; Bill No. 97-10(Ch. 416), 6-16-1997]
The Administrative Officer may adopt, amend, and publish rules and instructions within the intent of this Chapter for the administration of this Chapter to the end that the public be informed and that approval of plats be expedited.
[CC 1978 §416.150; Bill No. 97-10(Ch. 416), 6-16-1997]
Decisions of the Administrative Officer relating to any matter covered in these regulations may be appealed to the City Council by written petition stating the basis for such appeal and the specific relief sought.
[CC 1978 §416.160; Bill No. 97-10(Ch. 416), 6-16-1997]
Any person violating any provision of this Chapter, or any employee, assistant, agent or any other person participating or taking any part in, joining or aiding in a violation of any provision of this Chapter may be prosecuted as provided by law for the violation of ordinances of the City and upon conviction shall be punished by a fine not exceeding five hundred dollars ($500.00) for any one (1) offense or imprisonment for not more than three (3) months, or both such fine and imprisonment. Each day a violation continues after service of written notice to abate such violation shall constitute a separate offense. In addition to the penalties hereinabove authorized and established, the City Attorney shall take such other actions at law or in equity as may be required to halt, terminate, remove or otherwise eliminate any violations of this Chapter.
[CC 1978 §416.170; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
Prior to submitting a preliminary plat for the subdivision of land within the area, a developer may submit to the Commission a sketch plan for the tract which shall include the following information, all of which may be based on sources of information other than field survey data:
1. 
The location of the tract in relation to the City.
2. 
The approximate location of all existing structures within the tract which are proposed to be retained.
3. 
All existing streets, roads, wet and dry weather watercourses, and other significant physical features within the tract and within five hundred (500) feet thereof.
4. 
Approximate location of proposed streets and property lines.
5. 
A rough sketch of the proposed site plan.
6. 
A north arrow and graphic scale.
7. 
Direction of and approximate distance to nearest existing major street intersection.
[CC 1978 §416.180; Bill No. 97-10(Ch. 416), 6-16-1997]
If a sketch plan is submitted, the Commission shall review and evaluate the sketch plan as soon as practicable and shall report to the developer its opinion as to the merits and feasibility of the improvements contemplated by the sketch plan. In the event a developer elects not to submit a sketch plan, all information contained thereon shall be submitted on or with the preliminary plat.
[CC 1978 §416.190; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The developer shall prepare and submit first to the Commission and then to the City Council five (5) copies of a preliminary plat of the tract. Such preliminary plat shall be submitted after receipt of the Commission's report on the sketch plan, if a sketch plan was submitted. The preliminary plat shall be any scale from one (1) inch equals twenty (20) feet through one (1) inch equals two hundred (200) feet, so long as the scale is in an increment of ten (10) feet and shall contain the following information:
1. 
A key map showing the tract and its relation to the City.
2. 
A north arrow and graphic scale.
3. 
The name proposed for the tract or such part thereof as is proposed to be subdivided, date of submission to the Commission, and the following names and addresses:
a. 
The record owner or owners of the tract.
b. 
The party who prepared the plat.
c. 
The party for whom the plat was prepared.
d. 
The engineer and the land surveyor who will design improvements for and survey the tract or such part thereof as is proposed to be subdivided.
4. 
The approximate area of the tract stated in tenths of an acre.
5. 
Sufficient contour data to indicate the slope and drainage of the tract and the high and low points thereof. Contour data shall extend one hundred fifty (150) feet beyond the limits of the subdivision boundaries. U.S.G.S. data is acceptable.
6. 
The locations of existing and proposed property lines, streets, watercourses, sinkholes, areas within the tract subject to inundation by storm water, railroads, bridges, culverts, storm sewers, sanitary sewers, easements of record, existing buildings or other improvements that are to remain.
7. 
The zoning district, including delineation of a flood plain zoning district, if any, and the township, range, section and U.S. survey.
8. 
Approximate area in square feet of minimum and maximum size of lots, of less than one (1) acre in area, and in acres and tenths of acres if one (1) acre or more in area, into which the tract is proposed to be subdivided.
9. 
Any proposed alteration, adjustment or change in the elevation or topography of any area in a flood plain zoning district.
10. 
Proposed type of treatment or method of sewage disposal to include name or location of trunk and lateral line or qualified treatment system, where applicable.
11. 
If the developer intends to subdivide any portion of the parcel into a multiple-dwelling unit subdivision or a subdivision being developed under a special use procedure Section of the Zoning Ordinance, then the preliminary plat shall, in addition, include the following data:
a. 
Gross area of tract.
b. 
Area in street.
c. 
Net area of tract.
d. 
Maximum number of units allowed.
e. 
Maximum number of units proposed.
f. 
Parking ratio.
g. 
Distance between structures.
12. 
A certification by the party who prepared the plat that the plat is a correct representation of all existing and proposed land subdivisions.
[CC 1978 §416.200; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The Commission shall review the preliminary plat as shown as practicable and:
1. 
If the preliminary plat is satisfactory, the Secretary of the Commission shall forward it to the City Council together with the recommendation of the Commission for approval.
2. 
If the preliminary plat is unsatisfactory, the Commission shall give notice to the submitting party in writing, setting forth the conditions causing the disapproval, and the unsatisfactory conditions shall be remedied prior to further consideration by the Commission.
3. 
If the unsatisfactory conditions are not remedied within thirty (30) days of such notice, the Secretary of the Commission shall forward the preliminary plat to the City Council together with the recommendation of the Commission for:
a. 
Disapproval; or
b. 
Conditional approval based on correction of specific unsatisfactory conditions.
4. 
If no recommendation from the Commission is received by the City Council within forty-five (45) days of date of submission of preliminary plat to the Commission, and no adverse report has been given to the submitting party by the Commission, it shall be assumed to have been approved, and the City Council may proceed with their review of the preliminary plat in accordance with Section 410.210.
5. 
Whenever a preliminary plat includes a proposed establishment of common land, and the Commission recommends or the City Council finds that such land is not suitable for common land due to terrain, benefit to a small portion of the lot owners, difficulty of maintenance or any similar reason, the City Council may either refuse to approve such an establishment, or it may require the rearrangement of the lots in the proposed subdivision to include such land. In any case where the establishment of common land is permitted to be included in the subdivision of a tract, a trust indenture shall be recorded simultaneously with the record plat which shall provide for the proper and continuous maintenance and supervision of such common land by trustees to be selected and to act in accordance with the terms of such indenture and the common land shall be deeded to the trustees under such indenture by general warranty deed. Any alteration of the common land or improvement will require the submission of detailed improvement plans and will be considered a required improvement.
[CC 1978 §416.210; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The City Council shall review the preliminary plat as soon as practicable after receipt of the report of the Commission and:
1. 
If the plat is satisfactory, the City Clerk upon direction from the City Council shall thereupon affix a notation of approval, date of approval, the signature of the City Clerk and the Seal of the City on the plat denoting satisfactory compliance with the requirements of this Chapter. The plat shall be returned to the developer who may then proceed in accordance with Section 410.230.
2. 
If the preliminary plat is unsatisfactory, the City Council shall give notice to the submitting party in writing, setting forth the conditions causing the disapproval, and the unsatisfactory conditions shall be remedied prior to further consideration by the City Council.
3. 
The approval by the City Council of the preliminary plat shall be valid for a period of two (2) years from the date of approval, or such longer period, up to a maximum of five (5) years, as the City Council may determine to be advisable if after review by the City Council such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If no record plat of a subdivision or any part of the tract for which a preliminary plat has been approved is recorded within such two (2) year period, or such longer period as the City Council shall permit, a resubmission and review thereof by the Commission and the City Council may be required.
[CC 1978 §416.220; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
After approval of the preliminary plat by the City Council, the developer shall be permitted to divide the plat into two (2) or more sections in a manner to assure orderly development of the subdivision. In the event of such sectionalizing:
1. 
The performance bond or escrow agreement shall be in such amount as is commensurate with the section or sections of the plat for which improvements will be installed or guaranteed and for which a separate record plat will be filed.
2. 
Submission of bond or escrow agreement assuring improvements in the remaining sections may be deferred until such time as the developer proposes to submit a record plat of such deferred section or sections.
3. 
Dedication of streets, easements and public improvements must be made in each section for which a record plat is submitted, but may be deferred in the remaining sections until such times as a record plat is submitted for any such deferred section or sections.
4. 
A record plat may be submitted to the City Council for each section for which improvements have been installed or guaranteed and if approved by the City Council shall be filed with the County Recorder of Deeds.
5. 
Each such section shall contain at least ten percent (10%) of the total number of lots or at least eight (8) lots, whichever is greater, in the approved preliminary plat.
6. 
A record plat of the initial section must be submitted for approval within two (2) years of the date of approval of the preliminary plat, or resubmission and review of the preliminary plat by the Commission and the City Council may be required.
7. 
If a record plat is approved for a section or sections of the approved preliminary plat within two (2) years of the date of approval of the preliminary plat, approval of the remaining sections of such preliminary plat shall be valid for a period of five (5) years from the date of approval of the preliminary plat by the City Council.
[CC 1978 §416.230; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
After the preliminary plat is approved, three (3) copies of the improvement plans prepared by an engineer for the subdivision of all of the tract, or any section of the tract that is sectionalized by the developer, shall be submitted for review to the Administrative Officer. Improvement plans shall be prepared on an exhibit twenty-four (24) inches by thirty-six (36) inches and shall contain the following information:
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.
2. 
North arrow and graphic scale.
3. 
Title block showing name and address of developer and engineering firm, as well as the engineer's seal.
4. 
One (1) or more benchmarks, in or near the subdivision, to which the subdivision is referenced. The identity and elevation shall be based on sea level datum.
5. 
List of the standards and specifications followed, citing volume, section, page or other references.
6. 
Paving details conforming to City standard specifications.
7. 
Details of streets, existing and proposed sanitary sewers, drainage channels, swales, and storm sewers.
8. 
Plans and profiles of streets and sewers, scale not less than one (1) inch equals ten (10) feet vertical.
9. 
Existing and proposed survey monuments on street plans or on submitted copy of plans to be on proposed record plat.
10. 
Proposed locations of all water mains.
[CC 1978 §416.240; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The procedure for reviewing the improvement plans shall be as follows:
1. 
There shall be submitted the required number of paving and street grade plans together with drainage maps and runoff sheets for storm water. The plans shall be reviewed first by the Administrative Officer and then by the City Council. The proposed sanitary sewage facilities of the subdivision shall be reviewed first by the Administrative Officer and then by the City Council. Corrections or additions shall be made, if needed, and when the plans are satisfactory to those agencies reviewing the same, approval shall be given by the City Council.
2. 
Complete approval of the plans by all reviewing agencies and payment of inspection fees as outlined in Section 410.380 constitute authority to start construction or to post bond or escrow to cover the cost of improvements.
[CC 1978 §416.250; Bill No. 97-10(Ch. 416), 6-16-1997]
Approval by the City Council of the improvement plans shall be valid for a period of two (2) years from the date of such approval, or for such longer period, up to a maximum of five (5) years, as the City Council may determine to be advisable if after review by the City Council such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewer, parks, playgrounds, or other public requirements. If the construction of the improvements shall not have been completed within the two (2) year period or such longer period as the City Council may permit, a resubmission and review of the improvement plans by the Administrative Officer and the City Council may be required.
[CC 1978 §416.260; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
After the improvement plans have been approved and all inspection fees paid, but before approval of the record plat and before any lots are sold, the developer shall either:
1. 
Complete the improvements in accordance with the approved improvement plans under the observation and inspection of the Administrative Officer, or
2. 
Post a land subdivision bond or enter into an escrow agreement in accordance with the provisions hereafter set forth. The land subdivision bond or escrow agreement shall be prepared and executed on forms furnished by the City and shall be submitted to the City Council for approval or disapproval. Such forms shall be reviewed by the Administrative Officer prior to being sent to the City Council.
[CC 1978 §416.270; Bill No. 97-10(Ch. 416), 6-16-1997]
A land subdivision bond shall be valid only if issued by a surety company or a title insurance company and shall insure or guarantee, to the extent of the amount specified by the Administrative Officer in his/her estimate of the cost thereof, the construction and completion of the improvements shown by the approved improvement plans.
[CC 1978 §416.280; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
An escrow agreement shall provide that there shall be deposited with the escrow agent to be held in a special escrow account by the escrow agent, subject to audit by the City:
1. 
A cash amount which shall be not less than the amount specified by the Administrative Officer in his/her estimate of the cost of the improvements as reflected by the approved improvement plans; or
2. 
An irrevocable letter of credit or commitment from a lending institution approved by the City Council to the escrow agent guaranteeing to such escrow agent the availability, from time to time upon demand, of a sum which shall be not less than the amount specified by the Administrative Officer in his/her estimate of the cost of the improvements as reflected by the approved improvement plans; or
3. 
Certificates of deposit, treasury bills or other readily negotiable instruments, the type of which has been approved by the City Council, endorsed to the escrow agent and the cash value of which shall be in an amount not less than the amount specified by the Administrative Officer in his/her estimate of the cost of the improvements as reflected by the approved improvement plans.
B. 
The escrow agent may be an officer or employee of a lending institution issuing the commitment referred to in Subsection (A)(2) above, providing adequate provision is made to assure his/her legal obligation to the City.
[CC 1978 §416.290; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The bond shall remain in effect or the escrowed sum shall be held in the escrow account by the escrow agent, as the case may be, until such time as the City Council shall, by written authorization to the surety or escrow agent, release the surety from the obligation of the bond or the escrow agent from his/her obligation to retain the escrowed sum in the escrow account, which release may be partial and may occur from time to time as improvements are completed and approved, provided however:
1. 
The City Council shall release the surety or escrow agent from all or any part of its obligation only upon receipt of the requisite written notification from the Administrative Officer; and
2. 
In no case shall the City Council authorize the release of more than ninety-five percent (95%) of the amount held as the bond or escrow sum until such improvements have been completed in a satisfactory manner, approved by the Administrative Officer and accepted or approved by the City Council.
[CC 1978 §416.300; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The term of the land subdivision bond or the escrow agreement shall not exceed two (2) years in duration subject to the following:
1. 
If, at the end of the two (2) year period, all the improvements reflected by the approved improvement plans have not been completed, the City Council may grant an extension of the term of the land subdivision bond or the escrow agreement for a period not to exceed one (1) additional year at each extension if after review by the City Council such longer period is deemed to be in the public interest. If such improvements have not been completed at the end of the two (2) year period or the extended period authorized by the City Council, the City Council may:
a. 
Require the surety to perform on the bond and pay to the City such amount as shall be equal to the lesser of the amount required to complete the improvements or the amount of the bond not theretofore released; or
b. 
Require the escrow agent or remit to the City in cash or negotiable instruments constituting the escrow sum, as the case may be, the balance in the escrow account required to complete the improvements and the balance, if any, in the escrow account which exceeds such amount shall be returned to the developer; or
c. 
Require the developer to submit a new land subdivision bond or escrow agreement which has been recalculated in order to allow for any inflation in the cost of constructing the approved improvements.
2. 
If the surety fails to perform on the bond or the escrow agent fails to remit the amount required within thirty (30) days after written request, the City Attorney is authorized to take immediate action to require performance by the surety under the bond or to secure the payment by the escrow agent of the amount required.
[CC 1978 §416.310; Bill No. 97-10(Ch. 416), 6-16-1997]
To be eligible all escrow agents and sureties shall be approved by the City Council. All escrow agents and sureties shall be subject to spot audits by the City. If the escrow agent or surety fails to comply with any of the provisions of the escrow agreement or the land subdivision bond, the escrow agent or surety shall not thereafter be allowed to act as escrow agent or surety for any subdivision improvement in the City or the area for a period of two (2) years.
[CC 1978 §416.320; Bill No. 97-10(Ch. 416), 6-16-1997]
The record plat which shall be on tracing cloth, drafting film, or the equivalent, together with copies of any deed restrictions which are required by ordinance, where such are too lengthy to be shown on the plat, and accompanied by tender of appropriate fees as outlined in Sections 410.350, 410.360 and 410.370, shall be submitted first to the Commission for its recommendation and then to the City Council for final approval. Upon approval of the record plat by the City Council, the City Clerk, at the Council's direction, shall sign the plat with the date of such approval and shall affix the Seal of the City. Approval of the record plat by the City Council shall constitute approval of any variances from these regulations incorporated therein.
[CC 1978 §416.330; Bill No. 97-10(Ch. 416), 6-16-1997]
The record plat shall be filed with the County Recorder of Deeds by the developer within sixty (60) days after approval by the City Council. If any record plat is not filed within this period, the approval shall expire.
[CC 1978 §416.340; Bill No. 97-10(Ch. 416), 6-16-1997; Bill No. 2007-03(416.340P), 3-19-2007]
A. 
The record plat shall be prepared by a registered land surveyor at any scale from one (1) inch equals twenty (20) feet to one (1) inch equals one hundred (100) feet in any increment of ten (10) feet from an accurate survey on one (1) or more sheets whose maximum dimensions are twenty-four (24) inches by twenty-four (24) inches, or whatever the County Recorder will accept. In certain unusual instances where the subdivided area is of unusual size or shape, the Administrative Officer may permit a variation in the scale or size of the record plat. If more than one (1) sheet is required, a key map on Sheet No. 1 showing the entire subdivision at reduced scale shall be provided. The record plat shall show and be accompanied by the following information:
1. 
North arrow, graphic scale, and name of owner or owners.
2. 
The boundary lines within and the boundary lines of the subdivision with accurate distances and bearings; also in section, U.S. survey and congressional, township and range lines; and the boundary lines of any legally established districts within or adjacent to or abutting on the subdivision.
3. 
The lines of all proposed streets and alleys with their widths and names.
4. 
An accurate delineation of any property offered for dedication to public use.
5. 
The line of departure of one street from another.
6. 
The boundary lines of all adjoining lands where the boundary intersects or touches the subdivision boundary and the right-of-way lines of adjacent streets and alleys with their widths and names.
7. 
All lot lines and an identification system for all lots and blocks.
8. 
Building lines and easements for rights-of-way provided for public use, service or utilities, with figures showing their dimensions, and listing uses that are being provided.
9. 
All dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the subdivision, blocks, lots, streets, alleys, easements, building lines, and of any other areas for public or private use. The linear dimensions are to be expressed in feet and decimals of a foot.
10. 
All survey monuments, together with their descriptions.
11. 
Approximate area in square feet of minimum and maximum size of lots, if less than one (1) acre in area, and in acres and tenths of acres if one (1) acre or more in area, into which the tract is proposed to be subdivided.
12. 
Name of subdivision and description of property subdivided, showing its location and area. If the subdivision is developed under special procedures of the Zoning Ordinance, the plat shall specify the appropriate development procedure.
13. 
Certification by a registered land surveyor to the effect that the plat represents a survey made by him/her, and that the locations of all required survey monuments, installed or to be installed, are correctly shown thereon. The month and year during which the survey was made shall also be shown.
14. 
Private restrictions and trusteeships where required by ordinance and their periods of existence. Should such restrictions and trusteeships be of such length as to make the lettering the same on plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.
15. 
Language dedicating all streets to public use.
16. 
Show or have attached the State plane coordinates tied to the City's geographic information system (GIS) and additionally submit the same in AutoCad format on a three and one-half (3½) inch floppy disk or CD or other then common technologically electronic format as may be reasonably required by the City.
[CC 1978 §416.350; Bill No. 97-10(Ch. 416), 6-16-1997]
There shall be a subdivision permit fee calculated on the basis of twenty-five dollars ($25.00) per lot and subject to a one hundred dollar ($100.00) minimum accompanying the submission of a proposed record plat for each subdivision or section thereof, except multiple-dwelling unit subdivisions and non-residential subdivisions.
[CC 1978 §416.360; Bill No. 97-10(Ch. 416), 6-16-1997]
There shall be a subdivision permit fee calculated on the basis of twenty-five dollars ($25.00) per dwelling unit and subject to a one hundred dollar ($100.00) minimum accompanying the submission of a proposed record plat for each multiple-dwelling unit subdivision or section thereof.
[CC 1978 §416.370; Bill No. 97-10(Ch. 416), 6-16-1997]
There shall be a subdivision permit fee accompanying the submission of a proposed record plat for each non-residential subdivision or section thereof, calculated on the basis of twenty-five dollars ($25.00) per acre and subject to a one hundred dollar ($100.00) minimum.
[CC 1978 §416.380; Bill No. 97-10(Ch. 416), 6-16-1997]
The City shall also collect inspection fees at the rate of twenty dollars ($20.00) per hour, based upon the Administrative Officer's estimate of time required to inspect storm sewers and other drainage structures, and the streets, public or private, including paving, grading, and if included by the developer, sidewalks. The City shall be entitled to full compensation for the time consumed in making such inspections. If the estimated fee is inadequate, the necessary additional fees shall be collected by the City after the inspections are completed; and if the estimated fee is in excess of the amount actually expended, the balance shall be refunded by the City. Claims for such refunds shall be made to the City in writing and shall be paid when audited and approved by the Administrative Officer.
[CC 1978 §416.390; Bill No. 97-10(Ch. 416), 6-16-1997]
After the sanitary sewers and storm sewers have been constructed and installed, but before the Administrative Officer recommends final approval or acceptance, the developer shall submit five (5) copies of as-built drawings of such sanitary sewers and storm sewers.
[CC 1978 §416.400; Bill No. 97-10(Ch. 416), 6-16-1997]
Before the developer's obligation to the City is terminated, all required improvements shall be constructed under the observation and inspection of the Administrative Officer and accepted for maintenance and given final approval by the City Council.
[CC 1978 §416.410; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The size, shape, and orientation of lots shall be designed to provide desirable building sites logically related to topography, natural features, streets, and adjacent land uses. The following minimum standards are set forth as guides to these goals:
1. 
Each proposed lot containing an area of less than three (3) acres shall front upon a street accepted by the City or improved to the standards and specifications of the City.
2. 
Lots with double frontage should be avoided, except where necessary to provide separation of the subdivision from traffic arteries, or as otherwise required by topography or similar conditions. In approving double fronting lots, the Council may require the developer to create deed restrictions to limit access to one street or the other.
3. 
Where additional widening strips are dedicated on existing streets, calculations of the area of a lot shall not include widening strips in determining the gross area of the lot.
4. 
The lot area shall meet the requirements of the Zoning Ordinance.
5. 
Residential lots shall confirm to the following minimum requirements:
a. 
All lots shall contain at least seven thousand (7,000) square feet all lots containing an area of seven thousand (7,000) square feet, but less than ten thousand (10,000) square feet, shall have a minimum width at the required building line of sixty (60) feet.
b. 
All lots containing an area of ten thousand (10,000) square feet, but less than twenty thousand (20,000) square feet, shall have a minimum width at the required building line of eighty (80) feet.
c. 
All lots containing an area of twenty thousand (20,000) square feet, but less than two (2) acres, shall have a minimum width at the required building line of one hundred (100) feet.
d. 
All lots containing an area of two (2) acres or more shall have a minimum width at the required building line of one hundred fifty (150) feet.
6. 
Minimum footage widths shall be determined at the normal building line.
7. 
The minimum width required for a lot fronting on a circular turnaround may be measured along a line parallel to the street right-of-way, at a distance from the street right-of-way line equal to the depth of the required front yard plus ten (10) feet.
8. 
The minimum width at the right-of-way line for lots fronting on a circular turnaround shall be not less than thirty-six (36) feet.
9. 
Side lot lines shall be at right angles to straight streets and radial to curved streets, except when such radial lot lines detract from the desirability of the lot.
10. 
Corner lots for residential use shall have adequate width to permit appropriate building lines from both streets.
[CC 1978 §416.420; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
A multiple-dwelling unit subdivision may consist of only one (1) parcel of land or may include separate lots for one (1) or more multi-family buildings or may include separate lots for each dwelling unit. The orientation of structures and lots shall be designed to provide desirable building sites logically related to topography, streets, parking areas, common land (if any), other structures, adjacent land uses and:
1. 
If divided into lots, such lots shall not be deemed "lots" for the purpose of determining minimum lot area as provided in the Zoning Ordinance, providing however, that the total number of dwelling units does not exceed the maximum density requirements of the zoning district or of any special use ordinance enacted pertaining to the tract encompassed within the subdivision.
2. 
Any such lots need not front or abut directly on a street, providing that suitable access and easements are provided for both vehicular and pedestrian traffic.
3. 
In the event the plan proposes the construction of dwelling units or freestanding walls either joined together or having a common wall but on separate lots, such group of dwelling units or walls or both shall be deemed one (1) structure for the purpose of determining the side, front, and rear yard limitations of the Zoning Ordinance.
4. 
Notwithstanding any other provisions of this Chapter, roadways primarily intended to service parking areas as determined by the City shall not be considered streets for the purpose of Section 416.520.
[CC 1978 §416.430; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
Principles. In addition to the standards of this Chapter which are appropriate to the planning of all subdivisions, the non-residential developer shall demonstrate to the satisfaction of the Commission and the City Council that the proposed non-residential subdivision is specifically adapted to the uses anticipated. Unless otherwise set forth below, the standards and procedures established elsewhere in this Chapter as applicable to all subdivisions shall apply to non-residential subdivisions as well.
B. 
Standards. Anything to the contrary appearing in this Chapter notwithstanding, the following standards and procedures shall apply to non-residential subdivisions:
1. 
Where the recorded covenant of a non-residential subdivision requires off-street parking and off-street loading, a minimum road frontage of fifty (50) feet shall be required for non-residential lots of any size.
2. 
There shall be no restrictions as to the maximum block lengths in a non-residential subdivision.
3. 
The Commission may recommend or the City Council may require pedestrian ways, sidewalks and fencing in a non-residential subdivision to provide access to parks, schools, shopping areas, or similar facilities, or as otherwise necessary to insure the public safety.
4. 
The minimum radius of thirty-two (32) feet at the back of the curb shall be required at all street intersections in a non-residential subdivision.
5. 
Sidewalks shall not be required in a non-residential subdivision developed in an "M-1" or "M-2" Industrial Zoning District, unless required in Subsection (B)(3) above.
6. 
All streets in a non-residential subdivision shall be designed to meet at least the minimum requirements of pavement width and right-of-way width as set forth in Section 410.450 and Appendix A of this Chapter. Collector streets in a non-residential subdivision may be built in two (2) stages of two (2) lanes in each stage.
7. 
The Commission may recommend or the City Council may approve dead-end streets of more than seven hundred (700) feet in a non-residential subdivision, but all such dead-end streets shall have a turnaround with a minimum diameter at the back of the curb of at least eighty-four (84) feet. Islands shall not be required in turnarounds in a non-residential subdivision.
8. 
There shall be no requirements for a non-residential subdivision to provide for rights-of-way, including approach rights-of-way and slope easements, for construction of underpass or overpass where a street in a non-residential subdivision crosses railroad tracks, except in the case of arterial and collector streets as defined elsewhere in this Chapter. In such cases, the construction of an underpass or overpass, the installation of electric warning signals, or other precautionary measures may be required if deemed by the Commission or the City Council to be necessary for the public policy.
9. 
Alleys may be recommended by the Commission or required by the City Council in non-residential subdivisions only where other provisions have not been made for service access, such as off-street loading, unloading, and parking, which provisions are adequate for the uses proposed within the subdivision.
10. 
Survey monuments shall not be required in non-residential subdivisions except as set forth below.
a. 
A permanent survey marker, as defined elsewhere in this Chapter, shall be placed on at least two (2) corners of each intersecting street in a non-residential subdivision and at each corner of the subdivision outboundary, and such survey markers shall be placed by a land surveyor. Additional survey monuments shall not be required in the resubdivision of a lot of a recorded non-residential subdivision.
b. 
Such permanent survey monuments may be placed after all street and related utilities have been installed in the portion of the non-residential subdivision being improved.
11. 
The provisions of Section 410.590, as it pertains to the underground installation of telephone and electric utilities, shall not be applicable to non-residential subdivisions.
12. 
Every reasonable effort shall be made to protect adjacent residential areas from non-residential subdivisions and every reasonable effort shall be made to protect non-residential subdivisions from residential subdivisions.
C. 
Procedures. All procedures set forth in this Chapter shall be adhered to except the following may also be required or done:
1. 
The surface conditions of the property, results of any tests made to ascertain subsurface rock, soil, and water table, and spot elevations and slope ratios sufficient to prepare a grading plan may be required by the City Council where such conditions affect rights-of-way, easements, or other public areas within the non-residential subdivision.
2. 
The non-residential developer may submit improvement plans after the preliminary plat is approved on part of the non-residential subdivision only, and the Commission and the City Council shall review such partial improvement plans submitted as set forth in Section 410.230, as though they were being submitted in their entirety for the complete subdivision, so that the non-residential developer may proceed with the construction and installation of the necessary improvements to a specific industrial site. The land subdivision bond or the escrow agreements guarantying the installation of such improvements as set forth in this Chapter shall cover only that portion of the subdivision improvements required to serve the specific industrial site, and the record plat for such an industrial site shall be approved by the City Council in accordance with the terms set forth in Section 410.320, as though the improvement plans submitted covered the entire installation of the applicable improvements.
3. 
The location of proposed property lines may be changed by the non-residential developer from time to time to accommodate the sale of specific industrial building sites within the subdivision without such change requiring a review and/or reapproval by the Commission and the City Council of the plat of the subject non-residential subdivision, providing such relocation of property lines does not require the relocation of any utility easements or street rights-of-way. The addition to, or the eliminating from, the preliminary plat of any of the aforesaid items may similarly be made by the non-residential developer for the purpose stated without the approval and/or the review of the Commission.
[CC 1978 §416.440; Bill No. 97-10(Ch. 416), 6-16-1997]
Block lengths shall not exceed one thousand five hundred (1,500) feet, except as the City Council deems necessary to secure the efficient use of land or desired features of street layout. The City Council may require pedestrian ways to provide access to parks, schools, shopping areas, or similar facilities, or where otherwise indicated to insure the public safety. In the event that a pedestrian way is required, not less than a ten (10) foot right-of-way shall be set aside providing for a five (5) foot wide and four (4) inch thick Portland cement pavement or other hard surface approved by the City Council.
[CC 1978 §416.450; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to existing and proposed streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. The following standards shall apply:
1. 
Arrangement of streets shall reasonably conform as nearly as possible to the major street plan, and the developer shall make provision for the extension of arterial, collector and local streets. Except for dead-end streets, streets normally shall connect with streets already established, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts.
2. 
Local street intersection jogs or discontinuities with centerline offsets of less than one hundred (100) feet shall be avoided.
3. 
Reserved strips of land which control or limit access at the terminus of streets are prohibited.
4. 
A tangent of at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets.
5. 
A subdivision entrance street shall intersect the arterial or collector street with an interior angle between seventy degrees (70°) and ninety degrees (90°) extending a minimum distance of one hundred (100) feet.
6. 
A minimum radius of twenty (20) feet at street right-of-way intersection and a minimum radius of thirty-two (32) feet at the back of the curb shall be required. Greater radii may be required at the intersection and at the back of the curb of a street with an arterial street. The City Council may permit comparable cutoffs or chords in lieu of rounded corners.
7. 
All streets intersecting on arterial or collector streets shall be directly opposite existing or other proposed streets or shall be a minimum of three hundred (300) feet distant, as measured between street centerlines.
8. 
Streets shall be constructed to standard specifications of the City as established by the City Council.
9. 
All stub streets in excess of two hundred fifty (250) feet in length shall be provided with a temporary turnaround.
10. 
All streets shall be designed to meet the minimum requirements set forth in Appendix A to this Chapter, which is designed to provide the maximum allowable flexibility in street construction standards, while at the same time insuring the protection of the public interest. The widths of right-of-way and pavement are allowed to vary as functions of the type of street and the corresponding intensity of use warrant. Street classifications may be indicated on the master plan, or major street plan; otherwise, it shall be determined by the City Council.
11. 
Any subdivision platted along an existing street shall provide additional right-of-way, as necessary, not to exceed twenty (20) feet on each side, to meet the width requirements herein set forth. When the subdivision is located on only one (1) side of an existing street or road, one-half (½) of the required right-of-way width shall be provided, measured from the centerline of the right-of-way as originally established.
12. 
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 so that the ultimate right-of-way conforms to the minimum standards set forth in this Chapter. This Section applies only to presently existing half streets existing at the date of this Chapter. There will be no half-width streets platted or accepted from the date of this Chapter forward.
13. 
A subdivision plat involving new or existing streets crossing railroad tracks shall provide adequate rights-of-way, including approach rights-of-way and slope easements for construction of an underpass or overpass, unless otherwise specified by the City Council.
14. 
A street on which residential lots front and which parallels but is not adjacent to a railroad right-of-way shall be at a distance from the railroad right-of-way sufficient to provide lots with a minimum depth of one hundred sixty (160) feet.
15. 
The City Council may require a street to be dedicated to public use in order to provide proper traffic circulation.
16. 
All streets in subdivisions platted after June 20, 1997, shall be dedicated to public use.
[CC 1978 §416.460; Bill No. 97-10(Ch. 416), 6-16-1997]
Proposed streets which are continuations of, or in general alignment with, existing named streets shall bear the names of such existing streets. The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing or platted street. All the names of streets proposed by the subdivider shall be approved by the City Council prior to submitting the proposed record plat for review.
[CC 1978 §416.470; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
Alleys may be provided in a residential district and if provided shall be at least twenty (20) feet wide and shall be constructed according to standards of the City; also:
1. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be designated to permit safe vehicular movement.
2. 
A dead-end alley shall have an adequate turnaround facility at its termination.
[CC 1978 §416.480; Bill No. 97-10(Ch. 416), 6-16-1997]
A. 
All proposed subdivisions shall have easements as determined by the City Council to be adequate for the installation and maintenance of utility facilities; and:
1. 
Storm water easements and drainage rights-of-way may be required if necessary for proper drainage within and through a subdivision.
2. 
Where a cut or fill for a street extends beyond the limits of the right-of-way, the developer shall provide a slope easement as determined by the Administrative Officer to be of sufficient area and limits to permit the construction and maintenance of the slope.
3. 
Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City Council to be adequate in area to contain facilities to take care of flooding or erosion along such stream or surface drainage course.
[CC 1978 §416.490; Bill No. 97-10, 6-16-1997]
Survey monuments shall be placed, by a land surveyor, at all street corners, and so located to angle points, points of tangency of curves on one (1) side of the street, and at all boundary corners. Should conditions prohibit the placing of any monuments at the above locations, offsetting of the permanent marker is permitted; provided however, that exact off-street courses and distances are shown on the record plat. Monuments shall be of Portland cement concrete not less than two (2) feet long, not less than four (4) inches square or five (5) inches in diameter.
[CC 1978 §416.500; Bill No. 97-10(Ch. 416), 6-16-1997]
All streets shall be graded and the roadway improved by surfacing. Roadway surfacing shall be in accordance with standards and specifications of the City as established by the City Council. All grading and surfacing shall be done under observation and inspection of the Administrative Officer and shall be subject to his/her approval. The treatment of the intersection of any new street with a State highway shall be subject to approval by the district engineer of the State Highway Department.
[CC 1978 §416.510; Bill No. 97-10(Ch. 416), 6-16-1997]
At such time as a subdivision is proposed adjacent to a street that is accepted and maintained by the City, that portion of such street adjacent to the proposed subdivision shall be improved to handle the increased traffic due to such subdivision, and the additional right-of-way and the cost of improvement of half of the right-of-way adjacent to the proposed subdivision shall be included in the overall subdivision improvements. The improvements shall be made to current City specifications and standards and shall comply with the major street plan of the City.
[CC 1978 §416.520; Bill No. 97-10(Ch. 416), 6-16-1997]
At the time street improvements are installed, the right-of-way adjacent to the surfaced portion of the street shall be graded to allow for future construction of sidewalks on both sides of all streets. Such grading shall conform to City specifications and shall be required improvements unless a specific variance is granted. A variance from the requirement for sidewalk grading may be recommended by the Commission or granted by the City Council where sidewalks are not deemed necessary for public safety, or where topographical or other conditions would make their future installation and use impractical.
[CC 1978 §416.530; Bill No. 97-10(Ch.416), 6-16-1997]
A. 
Installation of sidewalks shall be optional with the developer, but if included in the improvement plans, shall be constructed in accordance with specifications of the City and Section 71.365, RSMo. In the absence of applicable specifications, the minimum requirements for any sidewalks included in the improvement plans shall be as follows:
1. 
Residential sidewalks shall be of concrete, four (4) feet wide and four (4) inches thick, except in driveways where a six (6) inch thickness shall be required.
2. 
Non-residential sidewalks shall be of concrete, six (6) feet wide with tree wells, and four (4) inches thick, except at driveways where a seven (7) inch thickness shall be required.
[CC 1978 §416.540; Bill No. 97-10(Ch. 416), 6-16-1997]
All subdivisions shall have an approved water system that provides adequate potable water in each lot. All water systems shall be designed and constructed in accordance with applicable City ordinances and specifications, and regulations of the Department of Natural Resources. Water systems shall also be designed to provide adequate fire control flow within the subdivision.
[CC 1978 §416.550; Bill No. 97-10(Ch. 416), 6-16-1997]
Storm drainage improvements consisting of storm sewers or open channels shall adequately drain the areas being developed. The design of drainage improvements shall be coordinated to the extent possible with present and probable future improvements so as to form part of an integrated system. Adequate provisions shall be made for the disposal of storm water, in accordance with the specifications and standards of the City, and subject to the inspection and approval of the Administrative Officer.
[CC 1978 §416.560; Bill No. 97-10(Ch. 416), 6-16-1997]
Where an approved public or privately owned sanitary sewer system is reasonably accessible that meets the requirements of the City and the Missouri Clean Water Commission, the developer shall connect with such sanitary sewer and provide adequate sewer lines to each lot. Sewer connections and subdivision sewer systems shall comply with the regulations of the Missouri Clean Water Commission and the City, and shall be constructed under the observation and inspection of the Administrative Officer, and shall be approved by the City Council.
[CC 1978 §416.570; Bill No. 97-10(Ch. 416), 6-16-1997]
Where an approved public or privately owned sanitary sewer is not reasonably accessible, but where plans for installation of sanitary sewers in the vicinity of the subdivision have been prepared and approved, the developer shall install sewers in conformity with such plans, although a connection to an existing main may not be immediately practicable. In such cases, and until a connection is made with an approved public or privately owned sewer system, the use of a sewage treatment facility will be permitted, provided such disposal facilities are constructed in accordance with the regulations and requirements of the Missouri Clean Water Commission and the Zoning Ordinance, and constructed under the observation and inspection of the Administrative Officer.
[CC 1978 §416.580; Bill No. 97-10(Ch. 416), 6-16-1997]
Where no sewers are accessible and no plans for same have been prepared, the developer shall install sewer lines and a disposal system in accordance with the requirements of the preceding Section. If the subdivided lots have a minimum width of one hundred (100) feet and contain a minimum area of twenty thousand (20,000) square feet or more, he/she may instead install an individual sewage disposal system for each lot, but each such individual sewage disposal system shall comply with the regulations and requirements of the Missouri clean Water Commission and be constructed under the observation and inspection of the Administrative Officer and approved by the City Council.
[CC 1978 §416.590; Bill No. 97-10(Ch. 416), 6-16-1997]
All electric and telephone distribution lines shall be installed underground, except those overhead distribution feeder lines necessary to serve the subdivision and in locations as approved by the City Council. Cable switching enclosures, pad-mounted transformers, and service pedestals may also be installed above ground and may be installed as a part of the street lighting standards where approved by the City Council.
[CC 1978 §416.600; Bill No. 97-10(Ch. 416), 6-16-1997]
If structures or plantings are proposed at the subdivision entrance, it shall be done in such a manner as not to obscure the vision of oncoming traffic. The City Council may require the clearing of underbrush, and may require the sodding or seeding in common land where the common land has been altered.