[R.O. 2008 §410.010; Ord. No. 5870 §1, 6-16-1965]
A.
No land
may be subdivided without complying with the provisions of this Chapter.
B.
No lot,
tract, or parcel of land within any such subdivision may be offered
for sale nor may any sale, contract for sale, or option be given until
such subdivision plans have been properly reviewed by the Louisiana
Planning and Zoning Commission and officially approved by the City
of Louisiana.
C.
No improvements,
such as sidewalks, water supply, stormwater drainage, sewerage facilities,
gas service, electric service or lighting, or grading, paving, or
surfacing of any street, may be made within any such subdivision by
any owner or owners or his/her or their agent, or by any public service
corporation at the request of such owner or owners or by his/her or
their agent until the plats for the subdivision and also the plans
for the improvement have been properly reviewed by the Planning and
Zoning Commission and officially approved by the City Council of Louisiana.
D.
Where
a tract of land is proposed to be subdivided in several stages over
a period of years, and the subdivider requests approval in parts,
he/she shall, at the time of submission of the first (1st) part, submit
a detailed plan of the entire tract to be eventually developed, with
appropriate sectioning to demonstrate to the Planning and Zoning Commission
that the total design as proposed for the entire subdivision is feasible.
The Planning and Zoning Commission may give preliminary approval to
the overall plan and final approval on the parts as submitted from
time to time.
E.
The provisions
of this Chapter shall be held to be the minimum requirements necessary
in the subdivision of land.
[R.O. 2008 §410.020; Ord. No. 5870 §2, 6-16-1965]
As used in these regulations, the following words shall have
the meanings and references given, unless the context clearly indicates
otherwise:
The officer designated and authorized by the City Council
to enforce the subdivision regulations.
A permanent public service-way or right-of-way, dedicated
to public use, other than a street, place, road, crosswalk, or easement,
designed to provide a secondary means of access for the special accommodation
of abutting property.
A unit of property entirely surrounded by public highways,
streets, railroad rights-of-way, waterways, or other barriers, or
combination thereof.
The line nearest the front, side or rear of and across a
lot establishing the minimum yard to be provided between the principal
building or structure and the lot line.
The City of Louisiana, Missouri.
The City Clerk of the City of Louisiana, Missouri.
The Louisiana Planning and Zoning Commission.
The complete plan, or any of its parts, for the development
of the City, prepared by the Commission and adopted by the Council,
in accordance with the authority conferred by Chapter 89, RSMo., 1954,
as amended, 1961, 1963.
The City Council of the City of Louisiana, Missouri.
The County of Pike, Missouri.
A strip of land dedicated to public use, which is reserved
across a block to provide pedestrian access to adjacent areas.
(Court or dead-end street). A short street having one (1)
end open to traffic and being permanently terminated by a vehicle
turnaround.
The lands required for the installation of stormwater sewers
or drainage ditches, or required along a natural stream or watercourse
for preserving the channel and providing for the flow of water therein
to safeguard the public against flood damage.
A grant by the property owner of the use of a strip of land
by the public or a person for specified purposes.
The final map of all or a portion of the subdivision which
is presented to the Commission for final approval in accordance with
these regulations, and which, if approved, shall be filed with the
proper County recording officer.
Any area whose average cross slope is sixteen percent (16%)
or greater.
The corporate area of the City of Louisiana, Missouri.
A portion of a subdivision, or other parcel of land intended
as a unit for transfer of ownership or development.
Any security which may be accepted in lieu of a requirement
that certain improvements be made before the Commission or other approving
body approves a final plat; including performance bonds, escrow agreements,
and other similar collateral or surety agreements.
A corporation, firm, partnership, association, organization,
or other group acting as a unit, as well as a natural person.
An open, unoccupied, officially designated space, other than
a street or alley, permanently reserved as the principal means of
access to abutting property.
The drawings and documents described in Section 410.040 indicating the proposed layout of the subdivision which is submitted to the Planning and Zoning Commission for consideration and tentative approval.
A right-of-way, other than an alley, dedicated or otherwise
legally established to the public use, usually affording the principal
means of access to abutting property. A street may be designated as
a highway, thoroughfare, parkway, boulevard, road, avenue, lane, drive,
or other appropriate name. For the purpose of this report, streets
shall be classified as follows:
Arterial and primary streets: Those designated
for large volumes of traffic movement. Certain arterial streets may
be classified as limited access highways to which entrances and exits
are provided only at controlled intersections and access is denied
to abutting property.
Secondary streets: Important streets planned
to facilitate the collection of traffic from neighborhood streets
and to provide access to abutting properties.
Any person responsibly engaged in developing or improving
a tract of land which complies with the definition of a subdivision
as defined in this report.
The division of any parcel of land shown as a unit, as part
of a unit, or as contiguous units on the last preceding transfer of
ownership thereof, into two (2) or more parcels, sites or lots, any
one (1) of which is less than five (5) acres in area, for the purpose,
whether immediate or future, of transfer of ownership, provided however,
that the division or partition of land into parcels of more than five
(5) acres not involving any new streets or easements of access, and
the sale or exchange of parcels between adjoining lot owners, where
such sale or exchange does not create additional building sites, shall
not be considered a subdivision; or the improvement of one (1) or
more parcels of land for residential, commercial, or industrial structures
or groups of structures involving the subdivision and allocation of
land as streets or other open spaces for common use by the owners,
occupants, or lease holders or as easements for the extension and
maintenance of public sewer, water, storm drainage, or other public
utilities and facilities; provided however, that where no new streets
or roads are involved, divisions of land for agricultural purposes
where the resulting parcels are more than three (3) acres or larger
in size, divisions of property by testamentary or intestate provisions,
or divisions of property upon court order shall not be considered
subdivisions, when appropriate to the context, relates to the process
of subdividing or to the land or territory subdivided.
The part of the Comprehensive Plan, now or hereafter adopted,
which includes a major street and highway plan and sets forth the
location, alignment, dimensions, identification and classification
of existing and proposed streets, highways, and other thoroughfares.
A space of the same lot with a building, which is open, unoccupied,
and unobstructed by structures, except as provided in the Zoning Code.
The part of the Comprehensive Plan, now or hereafter adopted, which includes an ordinance and zone map which divides the area within the City into districts with regulations and requirements and procedures for the establishment of land use controls, (See Chapter 405 of this Code).
[R.O. 2008 §410.030; Ord. No. 5870 §3, 6-16-1965]
A.
Preliminary Considerations. In order to make the most of
opportunities related to the subdivision and to conserve time, effort,
and expense, the owner or subdivider shall consult with the Planning
and Zoning Commission, the City Engineer, and other public officials
prior to the preparation of the preliminary plat for the subdivision.
The Comprehensive Plan of the City shall be reviewed to determine
how the preliminary plat will fit into the Comprehensive Plan. Requirements
for major and minor streets; school and recreation sites; community
facilities; shopping centers; sanitation, water supply and drainage;
and the relationship to other developments, existing and proposed,
in the vicinity must be determined in advance of the preparation of
the preliminary plat.
B.
Filing Of Preliminary Plats. A subdivider desiring approval of a plat of a subdivision shall submit a written application therefor to the Planning and Zoning Commission. Such application shall be accompanied by the information, requirements, and plans set forth in Section 410.040, all in accordance with the requirements set forth herein.
1.
Three
(3) copies of the completed application for subdivision approval form
together with at least six (6) prints of each drawing submitted as
a part of the preliminary plat shall be submitted to the City Clerk.
After time of filing, a fee of one hundred dollars ($100.00) shall
be paid to the City Clerk to cover the costs of publishing notices,
notifying the persons concerned with the pending hearing on said subdivision.
Engineering expense incurred by City shall be paid by the applicant
in addition to said fee. The City Clerk shall immediately notify the
Secretary of the Planning and Zoning Commission upon receipt of the
application and preliminary plat.
2.
If the
preliminary plat is approved by the Planning and Zoning Commission,
the applicant shall be authorized to proceed with the preparation
of the final plat. The City Clerk shall attach to a copy of the preliminary
plat a certified copy of the resolution approving or disapproving
the preliminary plat; in case of disapproval, giving reasons and specifying
aspects of non-conformance with existing ordinances. A copy of the
resolution shall be filed in the City Clerk's office and shall be
signed by the Chairman or Vice Chairman of the Planning and Zoning
Commission.
3.
Preliminary
approval shall confer upon the applicant the following rights for
a one (1) year period from the date of approval.
a.
The
general terms and conditions under which the preliminary approval
was granted will not be changed.
b.
The
said applicant shall submit on or before the expiration date the whole
or part or parts of said plat for final approval. In the case of a
subdivision being developed in stages, the applicant may elect to
have final approval delayed after approval for the remaining portions
of the plat, after submission of the original part.
C.
Approval Of Final Plats.
1.
The final plat shall be submitted to the City Clerk for transmittal to the Planning and Zoning Commission for final approval. The submission shall include the plans and specifications for the required improvements as set forth in Section 410.060. All documents shall bear the approving signature of the City Engineer and the transmittal to Council shall include a letter from the City Engineer describing such approval and setting forth an estimate to cover the cost of the proposed improvements for performance guarantee purposes.
2.
Upon
review by the Planning and Zoning Commission and the City Engineer,
the final plat shall be returned to the City Clerk for submission
to the City Council with all recommendations from the Planning and
Zoning Commission attached. If the final plat is approved by the Planning
and Zoning Commission, the original tracing shall bear the signature
of the Chairman or Vice Chairman of the Planning and Zoning Commission.
3.
The City Clerk shall attach to a copy of the final plat a certified copy of the City Council's ordinance approving or disapproving the final plat, in the case of disapproval giving reasons and specifying aspects of non-conformance with existing ordinances. The approved copy of the final plat shall be filed in the office of the City Clerk. The approval of the final plat by the City Council shall be indicated on the document to be filed for record by the affixing of the signatures of the Mayor and the City Clerk. The approved final plat shall be then returned to the City Clerk to be held until such time as the subdivider has posted the performance guarantee as set forth in Section 410.040(D).
[R.O. 2008 §410.040; Ord. No. 5870 §4, 6-16-1965]
A.
Preliminary Plat. A preliminary plat shall be provided
by the subdivider and consist of the following:
1.
Location
map (which may be prepared by indicating the following data on available
maps) showing:
a.
Boundary
line of the proposed subdivision indicated by a solid heavy line and
the total approximate acreage involved.
b.
Subdivision
name and location, specifying U.S. Survey and Township lines, County,
and State.
c.
Any
and all thoroughfares related to the subdivision.
d.
Title,
scale, north arrow, and date.
2.
Preliminary
plat showing:
a.
Proposed
name of the subdivision and location.
b.
Names
and addresses of the owner, subdivider, and the City planner, land
planning consultant, engineer or registered land surveyor who prepared
the plat.
c.
Streets
and rights-of-way on and adjoining the site of the proposed subdivision;
showing the names and including roadway widths; approximate gradients;
types and width of pavement, curbs, sidewalks, crosswalks, planting
strips and other pertinent data.
d.
Layouts
of lots, showing approximate dimensions and numbers.
e.
Parcels
of land proposed to be dedicated or reserved for schools, parks, playgrounds,
or other public, semi-public, or community purposes.
f.
Easements,
existing and proposed, showing locations, widths, and purposes.
g.
Building
setback or front yard lines and dimensions.
h.
Location
and size of nearest water main, sewer outlet, and other pertinent
utilities.
i.
Location,
type, and approximate size of utilities to be installed.
j.
Tract
boundary lines showing dimensions, bearings, angles, and references
to known land lines.
k.
Contours
at vertical intervals of five (5) feet if the general slope is sixteen
percent (16%) or greater.
l.
It
is desirable that all tree masses which are to remain be indicated
and all individual trees having a caliper of twelve (12) inches or
greater. Key plan, legend and notes.
m.
Location
of existing structures.
n.
A
preliminary outline of the deed restrictions and covenants that would
be placed upon the subdivision.
o.
Landscaping
plans and proposed limits on the location and intensity of signs,
advertising, and off-street parking should be included in the case
of a proposed subdivision for industrial or commercial use.
p.
Scale,*
north arrow, and date.
*The preliminary plat of the subdivision shall be drawn to a
scale of fifty (50) feet to one (1) inch, or one hundred (100) feet
to one (1) inch; provided however, that if the resulting drawing would
be over thirty-six (36) inches in the shortest dimension, a scale
as recommended by the Commission may be used.
B.
Final Plat. The final plat shall be provided by the subdivider
and meet the following specifications:
1.
The
final plat shall include all parts of the preliminary plat which are
in that area being submitted for final approval unless such parts
are of a general nature and greater detail is required by this Section.
2.
The
original drawing of the final plat should be drawn on new linen tracing
cloth with waterproof black India ink to a scale of fifty (50) feet
to one (1) inch, provided that, if the resulting drawing would be
greater than thirty-six (36) inches in the shortest dimension, a scale
of up to one hundred (100) feet to one (1) inch may be used. Four
(4) black or blue line prints should be submitted with the original
plat; or, in order to conform to modern drafting and reproduction
methods, four (4) black or blue line prints and a reproducible cloth
or film positive of the final plat should be submitted. Prints filed
with the City should include one (1) cloth print made after recording
the final plat and bearing the official stamp attesting the fact of
the recording and a reproducible cloth print of the final plat as
approved.
3.
All
elevations should be referenced to the established datum and the said
reference should be clearly stated on any plans or drawings showing
such datum, providing bench marks are located within a reasonable
distance.
4.
All
dimensions should be shown in feet and decimals of a foot.
5.
The
title should be suitably placed in the lower right corner and a suitable
border line should be placed on all tracings with a margin of not
less than one-half (½) on all sides.
6.
The
following basic information should be shown; all surveys for a final
plat should be made under the active and personal direction of a registered
land surveyor of Missouri.
a.
Accurate
boundary lines, with dimensions and bearings or angles which provide
a survey of the tract, closing with an error of closure of not more
than one (1) foot in five thousand (5,000) feet. Coordinates should
be established for all property corners.
b.
Accurate
distances and directions to the nearest established street corner
or official monuments. Reference corners should be accurately described
on the final plat.
c.
Accurate
locations of all existing and recorded streets intersecting the boundaries
of the tract, shown by heavy solid lines.
d.
Accurate
metes and bounds description of the boundary and the included area
to the nearest one hundredth (.01) of an acre.
e.
Right-of-way
line of streets, easements, and other rights-of-way, and property
lines of lots and other tracts, with accurate dimensions, bearings,
and curve data, including radii, arcs and chords, points of tangency,
and central angles.
f.
Name
and right-of-way width for each street or other right-of-way.
g.
Location,
dimensions, and purposes of any easement shown by light dashed lines.
h.
Number
to identify each lot or site.
i.
Purpose
for which sites, other than residential lots, are dedicated or reserved.
j.
Building
setback or front yard lines and dimensions.
k.
Location,
type, material, and size of all monuments and lot markers.
l.
Names
of owners and mortgagees accepting said plat, with owner or owners
personally signing all plans or drawings.
m.
Names
of record owners of adjoining unplatted land, shown by medium dashed
and two (2) dotted lines.
n.
Reference
to recorded subdivision plats of adjoining platted land by record
name, date and number, shown by medium dashed and two (2) dotted lines.
o.
Restrictions
of all types which will run with the land and become covenants in
the deeds for lots. Restriction lines should be shown by medium dashed
lines.
p.
Title,
north arrow, scale, and date.
q.
Certification
by registered surveyor or registered professional engineer with registration
number and seal affixed to all documents of the final plat.
r.
Certification
by the registered surveyor or registered professional engineer stating
that all lots conform to the requirements of the zoning district in
which it is located.
s.
Certificate
of dedication of all public areas.
t.
Certificate
that all taxes due have been paid.
u.
Certificate
for approval by the City Council.
C.
Improvement Plans And Specifications. The final plat submission to City Council shall be accompanied by the plans and specifications for the improvements required under Section 410.060. The plans and profiles of all streets, storm and sanitary sewers, water lines and drainage structures together with their drainage area shall be prepared on standard plan and profile sheets and shall bear the seal and signature of the registered professional engineer responsible for their preparation. A cross-section of the proposed streets shall be included showing the widths of roadways, location and width of sidewalks and the location of underground utilities. The plans shall show the lines of all proposed sidewalks and the location of all proposed street lights. The plans, cross-sections, and specifications for the proposed improvements should be submitted to and approved by the City Engineer prior to submission to the City Council with the final plat. Four (4) black or blue line prints of the approved documents shall be included with the final plat submission. After the completion of the construction of the improvements, a set of reproducible prints showing the as-built details and changes, if any, shall be filed with the City Engineer.
D.
Performance Guarantee. A performance guarantee shall be
required from the subdivider in the amount of the estimate approved
by the City Engineer for the cost of the proposed improvements. The
performance guarantee shall run to the City of Louisiana and be with
good and sufficient surety satisfactory to the Council and as approved
by the City Attorney, conditioned upon the installation of the required
improvements within two (2) years after the approval of the final
plat. Filing of the actual bond or other security shall not be required
until after the final plat approval, but sufficient information concerning
the form of guarantee to be used shall be submitted with the final
plat documents to permit Council approval at that time.
E.
Transfer Of Title Of The Subdivision. In the event a developer who has posted an escrow, or letter of credit, or bond with the City, in accordance with Subsection (D) of this Section transfers title of the subdivision property prior to full release of the escrow, letter of credit, or bond, the City shall accept a replacement escrow or letter of credit from the successor developer in the form allowed in Subsection (D) of this Section and in the amount of the escrow or letter of credit held by the City, at the time of the property transfer, and upon receipt of the replacement escrow or letter of credit, the City shall release the original escrow or letter of credit in full and release the prior developer from all further obligations with respect to the subdivision improvements if the successor developer assumes all of the outstanding obligations of the previous developer. The City, may accept a surety bond from the successor developer in the form allowed in Subsection (D) of this Section and in the amount of the bond held by the City, at the time of the property transfer, and upon receipt of the replacement bond, the City, shall release the original bond in full, and release the prior developer from all further obligations with respect to the subdivision improvements.
F.
Release Of Bond, Letter Of Credit Or Escrow. Any escrow
or bond amount held by the City to secure actual construction and
installation on each component of the improvements or utilities shall
be released within thirty (30) days of completion of each category
of improvement or utility work to be installed, minus a maximum retention
of five percent (5%) which shall be released upon completion of all
improvements and utility work. The City, shall inspect each category
of improvement or utility work within twenty (20) business days after
a request for such inspection. Any such category of improvement or
utility work shall be deemed to be completed upon certification by
the City that the project is complete in accordance with the ordinance
of the City including the filing of all documentation and certifications
required by the City in complete and acceptable form. The release
shall be deemed effective when the escrow funds or bond amount are
duly posted with the United States Postal Service or other agreed-upon
delivery service or when the escrow funds or bond amount are hand
delivered to an authorized person or place as specified by the owner
or developer.
[R.O. 2008 §410.050; Ord. No. 5870 §5, 6-16-1965]
A.
Conformance To Standards. The subdivider shall conform to
the following principles and standards of land subdivision in the
design of each subdivision or portion thereof.
B.
General. The subdivision plan shall conform to design standards
that will encourage good development patterns and particularly to
the principles and standards which are generally exhibited in the
Comprehensive Plan. The streets, drainage rights-of-way, school sites,
public parks, playgrounds, and other public facilities shown on the
officially adopted Comprehensive Plan or Official Map shall be considered
in the approval of subdivision plats.
C.
Streets.
1.
The
street and alley layout shall provide access to all lots and parcels
of land within the subdivision. Street jogs of less than one hundred
twenty-five (125) feet shall be avoided. Cul-de-sacs shall not exceed
five hundred (500) feet in length, unless necessitated by site topography.
2.
Neighborhood
streets shall be designed so as to discourage through traffic.
3.
Proposed
streets shall be adjusted to the contour of the land so as to produce
usable lots and streets of reasonable gradient.
4.
Certain
proposed streets, where appropriate, shall be extended to the boundary
of the tract to be subdivided so as to provide for normal circulation
of traffic within the vicinity.
5.
Wherever
there exists a dedicated or platted portion of a street or alley adjacent
to the proposed subdivision, the remainder of the street or alley
shall be platted to the prescribed width within the proposed subdivision.
6.
Reserve
strips controlling access to streets shall be prohibited except where
their control is definitely placed in the City Council under conditions
approved by the Planning and Zoning Commission.
7.
Arterial,
primary and secondary street rights-of-way shall be a minimum of sixty
(60) feet wide and residential street rights-of-way shall be at least
fifty (50) feet wide.
8.
The
minimum right-of-way of neighborhood streets, including marginal access
streets and cul-de-sacs, shall be fifty (50) feet. All cul-de-sacs
shall terminate in a circular right-of-way with a minimum diameter
of one hundred (100) feet under normal conditions, or other arrangement
for the turning of all vehicles conveniently within the right-of-way.
9.
In hillside
areas where the general slope is sixteen percent (16%) or greater
and where a minimum pavement width of twenty (20) feet is permitted,
the Planning and Zoning Commission may require the subdivider to provide
group parking bays providing one (1) off-street parking space not
less than nine (9) feet wide and twenty (20) feet deep for each lot
within each block frontage.
10.
Any
proposed subdivisions that adjoin or include existing streets that
do not conform to the required widths shall dedicate additional width
along either or both sides of said street.
11.
Streets
shall be laid out so as to intersect as nearly at right angles as
possible.
12.
If
the smaller angle of intersection of two (2) streets is less than
sixty degrees (60°), the radius of the arc of the intersection
of the curb lines shall be as deemed advisable by the Planning and
Zoning Commission.
13.
At
the intersection of other streets the curb line corners shall be rounded
by arcs with radii of not less than twenty (20) feet, or chords of
such arcs.
14.
At
intersections of streets and alleys, the curb line corners shall be
rounded by arcs with radii of not less than five (5) feet, or chords
of such arcs.
15.
Intersection
of more than two (2) streets at one (1) point shall be avoided.
16.
Where
parkways or special types of streets are involved, the Planning and
Zoning Commission may apply special standards to be followed in the
design of such parkways or streets.
17.
Whenever
the subdivision contains or is adjacent to a railroad right-of-way
or a highway designated as a "limited access highway" by the appropriate
highway authorities, provision shall be made for a marginal access
street, or a parallel street at a distance acceptable for the appropriate
use of the land between the highway or railroad and such streets.
18.
Horizontal
visibility on curved streets and vertical visibility on all streets
shall be maintained along the centerlines as follows:
19.
Horizontal
curvature measured along the centerline shall have a minimum radius
as follows:
a.
Arterial
and primary streets: Five hundred (500) feet.
b.
Secondary
streets and parkways: Three hundred (300) feet.
c.
Neighborhood
streets: One hundred fifty (150) feet.
|
|
For hillside areas:
| |
|
a.
|
Arterial and primary streets: Three hundred (300) feet.
| |
|
b.
|
Secondary streets and parkways: One hundred fifty (150) feet.
| |
|
c.
|
Neighborhood streets: Seventy-five (75) feet.
| |
20.
All
changes in grade shall be connected by vertical curves of sufficient
radii to provide smooth transitions and required sight distances.
21.
Between
reversed curves on arterial and primary streets there shall be a tangent
of not less than one hundred (100) feet and on secondary and neighborhood
streets such tangent shall be not less than forty (40) feet. For hillside
areas: between reversed curves on arterial and primary streets there
shall be a tangent of not less than fifty (50) feet, and on secondary
and neighborhood streets such tangents shall not be less than twenty
(20) feet.
22.
Maximum
grades for streets shall be as follows:
a.
Arterial
and primary streets, not greater than six percent (6%) or as approved
by the City Engineer and the Planning and Zoning Commission.
b.
Other
streets and alleys, not greater than ten percent (10%) or as approved
by the City Engineer and the Planning and Zoning Commission. For hillside
areas: residential streets not greater than fifteen percent (15%).
23.
The
minimum grade of any street gutter shall not be less than seventy-five
hundredths of one percent (0.75%).
24.
No
street shall have a name which will duplicate or so nearly duplicate
as to be confused with the name of an existing street; unless the
proposed street is an extension of or in alignment with an existing
street, in which case the duplication shall be mandatory.
25.
Alleys
shall be discouraged in residential areas but shall be included in
commercial and industrial areas where needed for loading and unloading
or access purposes; and, where platted, shall be at least twenty (20)
feet in width.
26.
Dead-end
alleys shall be avoided where possible, but if unavoidable, shall
be provided with adequate turnaround facilities at the dead-end, as
determined by the Planning and Zoning Commission.
D.
Blocks.
1.
Blocks
shall not normally exceed one thousand (1,000) feet in length, unless
unusual circumstances justify greater length.
2.
Blocks
shall be of sufficient width to permit two (2) tiers of lots of appropriate
depth, except where an interior street parallels a limited access
highway, arterial street, or railroad right-of-way.
3.
No other
specific rule is made concerning the shape of blocks, but blocks shall
fit easily into the over-all plan of the subdivision and their design
must evidence consideration of lot planning, traffic flow, and public
areas.
4.
Within
blocks of over seven hundred (700) feet in length, the Planning and
Zoning Commission may require, at or near the middle of the block,
a public walk connecting adjacent streets or other public areas, shopping
centers, etc. Width of right-of-way for such walks should be at least
ten (10) feet and should be intended for the use of pedestrians only.
For hillside areas this requirement may be modified to meet topographical
conditions.
E.
Lots.
1.
All
lots shall abut on a street or place.
2.
Side
lines of lots shall be at approximately right angles to straight streets
and on radial lines on curved streets. Some variation from this rule
is permissible, but pointed or very irregular lots shall be avoided.
For hillside areas, side lines of lots shall be located as to provide
the most suitable building site.
3.
Double
frontage lots shall not be platted, except that where desired along
arterial streets, lots may face on an interior street and back on
such thoroughfare. In that event, a planting strip, or a planting
screen, at least twenty (20) feet in width, shall be provided along
the rear of the lot. For hillside areas, double frontage lots may
be permitted when indicated by the character of the topography.
4.
Minimum
lot areas, widths, and building setback lines shall be as provided
in the Zoning Code for the district in which the subdivision is located
within the incorporated area of the City, except that where a water
main supply system or a sanitary sewer system is not available the
lot area necessary to install a private water supply or sewage disposal
system on the lot in accordance with the Missouri Clean Water Commission,
Division of Health, shall become the minimum lot area.
5.
Lot
sizes shall conform to the Zoning Code.
F.
Easements.
1.
Where
alleys are not provided, easements for utilities shall be provided.
Such easements shall have a minimum width of fifteen (15) feet, and
where located along interior lot lines, one-half (½) the width
shall be taken from each lot. Before determining the location of easements
the plan shall be discussed with the local utility companies to assure
the proper placing for the installation of services. For hillside
areas: where a cut or fill slope extends beyond the right-of-way of
a street, a slope easement shall be provided of sufficient width to
permit necessary maintenance of the slope.
2.
Whenever
a subdivision is traversed by a watercourse, drainage way, channel,
or stream, there shall be provided a drainage right-of-way which shall
be for the purpose of widening, improving, or protecting the stream
at the subdivision's expense. The width of the drainage right-of-way
shall be adequate for any necessary channel relocations and straightenings
and shall be reviewed by the City Engineer and shall relate as closely
as possible to the requirements of the Comprehensive Plan. Parallel
streets or parkways may be required in connection therewith.
G.
Public Use Areas. Where sites for parks, schools, playgrounds,
or other public use areas as shown in the Comprehensive Plan are located
within the subdivision area, the City Council shall require that such
areas be so designated on the final plat. Within one (1) year after
the approval of the final plat, the authority having jurisdiction
shall acquire the designated land or commence proceedings to acquire
it by condemnation, otherwise the owner may make any other permitted
use of the site, as permitted by the zoning district within which
it lies.
H.
Topography, Natural Vegetation And Flooding.
1.
In the
subdividing of any land within the jurisdiction, due regard shall
be shown for all natural features, such as tree growth, watercourses,
or other similar elements, which, if preserved, would add attractiveness
to the proposed development.
2.
The
natural topography shall be retained whenever possible in order to
reduce excessive runoff onto adjoining property and to avoid extensive
regrading of the site.
3.
Consideration
shall be given to varying the setback line required in the zoning
district where the subdivision is proposed in order to retain, wherever
possible, existing topography, rock formations, and large trees.
4.
Where
there is a question as to the suitability of a lot or lots for their
intended use due to factors such as rock formations, flood conditions,
or similar circumstances, the Commission shall consider withholding
approval of such lots.
[R.O. 2008 §410.060; Ord. No. 5870 §6, 6-16-1965]
A.
General. Utility and street improvements shall be provided
by the subdivider in each new subdivision in accordance with the standards
and requirements described in the following Sections.
B.
Streets. Streets shall be completed in accordance with
the plans, profiles, specifications, and cross-sections prepared for
the subdivider by a registered professional engineer and approved
by the City Engineer.
1.
Surface
of arterial and primary streets will be a minimum surface width of
forty (40) feet and secondary streets a surface width of twenty-seven
(27) feet.
2.
Curb and gutter shall not be permitted to be installed along the edges of surfaced streets of less than twenty-seven (27) feet in width. In all cases, the surfaced street widths given in Section 410.050(C)(7) may include curb and gutter.
3.
The
streets shall be graded, surfaced, and improved to the dimensions
required by the cross-sections and work shall be performed in the
manner prescribed in the current edition of Missouri State Highways
and Transportation Department specifications. Streets shall be surfaced
to a minimum width of twenty-seven (27) feet back-to-back curbs. Alleys
shall be surfaced to a minimum width of sixteen (16) feet. Cul-de-sac
turnarounds shall be paved to within five (5) feet of the right-of-way.
Grading for street improvements shall not create soil slopes exceeding
a vertical rise of one (1) foot for each two (2) feet of horizontal
distance unless retaining walls are to be provided.
4.
The
street surface shall be of Portland cement concrete or flexible pavement
and shall be constructed in accordance with design characteristics
at least equal to those given below, and specifications approved by
the City Engineer.
|
Minimum Design Characteristics of Street Pavement
| |||
|---|---|---|---|
|
Type of Street
| |||
|
Kind of Pavement
|
Primary
|
Secondary
|
Neighborhood
|
|
CONCRETE
| |||
|
Balanced Design Thickness*
|
8"-5½"-8"
|
7½"-5"-7½"
|
6½"-4"-6½"
|
|
Uniform Design Thickness
|
6½"
|
6"
|
5"
|
|
FLEXIBLE**
| |||
|
Asphaltic Surface Course
|
3"
|
2"
|
2"
|
|
Base: Bituminous Coated Aggregate, or Water bound Macadam
|
3"
5"
|
3"
5"
|
2"
4"
|
|
Subbase: Compacted Aggregate crushed stone or as approved by
the City Engineer
|
7"
|
6"
|
5"
|
|
14"
|
13"
|
11"
| |
|
* Intersections to be of uniform design, using edge thickness.
** For intersections and parking strips on residential streets,
use secondary street design characteristics.
| |||
5.
Prior
to the construction of street or alley pavements, adequate surface
and subsurface, if required, drainage facilities shall be installed
by the subdivider. Pipe used for drainage purposes shall be of bituminous
coated corrugated metal, reinforced concrete, or extra strength vitrified
clay of an approved design, size, and strength to meet the requirements
of the specific conditions which may be encountered. Minimum diameters
of pipe to be used shall be as follows:
|
|
Roadway cross drains
|
15 inches
|
|
|
Entrance culverts
|
12 inches
|
|
|
Perforated underdrains
|
6 inches
|
6.
All
construction shall be completed in accordance with the specific conditions
in the agreement for improvements and the accepted plans and specifications
and in a manner acceptable to the authorities having jurisdiction.
When changes from the accepted plans and specifications become necessary
during construction, written approval from the authorities having
jurisdiction shall be secured prior to the execution of such changes.
7.
Adequate
provision for the maintenance of all street improvements shall be
made by dedication to and acceptance for maintenance by the local
authorities having jurisdiction or by any suitable means.
C.
Curbs And Gutters.
1.
Curbs
and gutters shall be constructed in conjunction with the street pavements
on all streets where parking is to be permitted and should be of Portland
cement concrete at least eighteen (18) inches wide and not less than
six (6) inches thick where the curb abuts the street pavement.
2.
Curb
construction for concrete pavements may be integral, and roll-type
curbs may be permitted where the distance between the back of the
curb and the nearest sidewalk is at least three (3) feet on residential
and feeder streets.
3.
All
plans for the installation of the curb and gutter shall be approved
by the City Engineer and the Planning and Zoning Commission.
D.
Sidewalks.
1.
Crosswalks
within the blocks shall be improved with a four (4) foot walk of either
Portland cement concrete four (4) inches thick or asphaltic concrete
two (2) inches thick on a four (4) inch compacted aggregate base.
The base should be extended beyond the sidewalk on either side to
a distance equal to depth of base.
2.
If for
any reason sidewalks are not provided, the street grade shall be completed
so that additional grading will not be necessary for any future provision
of sidewalks.
E.
Sewage Disposal And Water Supply.
1.
The
subdivider shall provide for the disposal of sewage in the subdivision
by a public collection system. In all cases, the subdivider shall
construct a sanitary sewer system which shall connect to the public
sewerage system of the City and provide a connection to each lot.
2.
The subdivider shall provide the subdivision with a source of water for domestic use by a complete water main supply system which shall be connected to the water facility system serving the City, which system provided by the subdivider shall comply with the requirements of Chapter 705 of this Code. Fire hydrants should be spaced a minimum of six hundred (600) feet apart. All water mains should be a minimum of six (6) inches in size.
3.
Plans
and specifications for public and local sewage disposal and water
supply systems shall be prepared for the subdivider by a registered
professional engineer in accordance with the requirements of the Missouri
Clean Water Commission and the Water Committee. Private sewage disposal
systems shall be installed in accordance with the regulations of the
local health authorities and the Missouri Clean Water Commission.
4.
The
subdivider shall furnish the City a complete set of plans and profiles
as approved by the various authorities.
F.
Storm Drainage.
1.
Adequate
surface and subsurface drainageways for the removal of stormwater
shall be provided by the subdivider. The extent to which storm drainage
facilities shall be required shall be based upon an analysis of need
prepared for the subdivider by a registered professional engineer.
The analysis shall be based upon the rational method of computing
stormwater runoff using the one (1) hour rainfall to be expected at
a five (5) year frequency. Times of concentration, soil infiltration
rates, and other variable factors to be used in the analysis shall
be discussed with and approved by the City Engineer during the preliminary
consideration of the subdivision.
2.
A stormwater
sewer system, which shall be separate and independent of the sanitary
sewer system, with surface inlets shall be provided by the subdivider
in all cases where curb and gutter is to be installed and whenever
the available evidence indicates that such a system is necessary due
to the inadequacy of the natural surface drainage.
3.
Distance from streams or main drainage channels. Any person
proposing to locate a structure or use within one hundred (100) feet
of any stream or main drainage channel shall include a statement by
a competent engineer, based on a study of the watershed area and the
probable runoff, that the structure or use in the location proposed
will leave adequate space for the flow of floodwater, provided however,
that no building shall be permitted within fifty (50) feet of the
top of the bank of any stream or main drainage channel.
4.
The
subdivider shall furnish the City a complete set of plans and profiles
as approved by the various authorities.
G.
Public Utilities.
1.
All
utility lines for telephone and electric service when carried on overhead
poles shall be provided for with rear and side lot line easements.
2.
Where
telephone and/or electric service lines are to be placed underground
throughout the subdivision, the conduit or cables shall be located
within easements or public rights-of-way in separate trenches, in
a manner which will not conflict with other underground services.
Furthermore, all transformers and terminal boxes shall be located
so as not to be unsightly or hazardous to the public.
3.
All
excavations for public utilities made under paved areas shall be properly
backfilled with approved granular materials thoroughly compacted in
place.
H.
Street Lighting.
I.
Street Signs.
1.
Appropriate
street signs of aluminum extrusions with reflectorized lettering mounted
on aluminum posts and as specified by the City shall be installed
by the subdivider at all street intersections on diagonally opposite
corners so that they will be on the far right-hand side of the intersection
for traffic on the more important streets. Signs indicating both streets
shall be erected at each location mounted as close to the corner as
practical, facing traffic on the cross street, with the nearest portion
of each sign not less than one (1) foot nor more than ten (10) feet
back from the curb line.
2.
Before
the final plat is approved, the subdivider shall submit to the Planning
and Zoning Commission a statement from the local postmaster approving
the names of the proposed streets and of the proposed systems of postal
addresses along such streets.
J.
Landscape Development.
1.
All
paved or otherwise unimproved areas within the public rights-of-way,
or public use areas, shall be graded and seeded in an approved manner.
2.
Trees,
if planted, should be of a species suitable for local soil and climatic
conditions, adapted to street use. At street corners, the trees shall
be located at a minimum of twenty-five (25) feet from the intersection
of the street right-of-way lines, otherwise they shall be located
so as not to interfere with utilities or sidewalks and placed forty
(40) to fifty (50) feet apart. The trees shall not be placed in the
grass area between the curb and sidewalk.
3.
In informal
types of street patterns, informal planting of street trees in accordance
with an approved landscape development plan may be permitted.
4.
All
residential lots shall have an appropriate cover of undisturbed existing
vegetation, seeding, fresh cut sod, plugs, or spot sod.
K.
Monuments And Markers.
1.
Permanent
monuments shall be set:
3.
Monuments
shall be of concrete with minimum dimensions of four (4) inches by
four (4) inches and thirty-six (36) inches in length and should be
marked at the top with either a copper or steel dowel should be flush
with the top surface at the center of the monument. Markers shall
consist of galvanized steel or wrought iron pipe or steel bars at
least eighteen (18) inches in length and three-quarters (¾)
of an inch in outside diameter.
4.
Monuments
and markers shall be provided by the subdivider and so placed that
the center point should coincide with the intersection of lines to
be marked and the top level with the surface of the surrounding ground
after final grading.
L.
Privately Developed Facilities. Where the subdivision is
to contain sewers, sewage treatment facilities, water supply system,
park areas, or other physical facilities which will not be maintained
by existing public agencies, provision shall be made by trust agreement,
which is a part of the deed restrictions and which is acceptable to
the proper public agencies for jurisdiction over the continuous maintenance,
supervision, operation and reconstruction of such facilities by the
lot owners in the subdivision. Other restrictions not inconsistent
or in conflict with the provisions of this report or ordinances of
the City may also be included.
[R.O. 2008 §410.070; Ord. No. 5870 §7, 6-16-1965]
All public improvements proposed to be made under the provisions
of this report shall be inspected during the course of construction
by the City Engineer or a duly designated representative. All fees
and costs connected with such inspections and reviewing the plans
and specifications for such improvements shall be paid for by the
subdivider. The subdivider shall also pay to the City the cost of
processing the subdivision application and for inspection of improvements
during construction.
[R.O. 2008 §410.080; Ord. No. 5870 §8, 6-16-1965]
A.
Unnecessary Hardship. When a subdivider can show that a
provision of this report would cause unnecessary hardship if strictly
adhered to, and when, in the opinion of the Planning and Zoning Commission,
because of topographical or other conditions peculiar to the site,
a departure may be made without destroying the intent of such provision,
the Planning and Zoning Commission may recommend a variance or modification
to the City Council. The subdivider shall apply in writing for such
variance or modification. Any variance thus recommended shall be entered
in writing in the minutes of the Planning and Zoning Commission and
the reasoning on which the departure was justified shall be set forth.
Any variance or modification authorized by the Council shall be made
by resolution and a copy thereof shall be attached to and made a part
of the final plat.
B.
Minor Subdivisions. An exception may be made from the specifications
and procedures in the case of a subdivision containing not more than
three (3) lots fronting on an existing street, not involving any new
street or road or the extension of municipal facilities and not adversely
affecting the development of the remainder of the parcel and not in
conflict with any provisions or portions of the Comprehensive Plan,
Zoning Code, or this Chapter. A plat of the proposed minor subdivision
shall be submitted to the secretary of the Planning and Zoning Commission
at least one (1) week prior to the Planning and Zoning Commission
meeting at which consideration is desired, with four (4) black or
blue line prints of the proposed minor subdivision, who in turn will
forward their recommendation and the plat to the Council for action.
Action by the Council shall take place at the next stated meeting.
Approval of the Council shall be indicated on the original drawing
by the affixing of the signatures of the Mayor and City Clerk and
the plat will be returned to the applicant to be filed for record
in the miscellaneous record of the County Clerk.
[R.O. 2008 §410.090; Ord. No. 5870 §9, 6-16-1965]
No building permit or zoning certificate shall be issued by
any governing official for the construction of any building, structure,
or improvement to the land or any lot within the subdivision as defined
herein, which has been approved for platting or replatting, until
all requirements have been fully complied with.
[R.O. 2008 §410.100; Ord. No. 5870 §10, 6-16-1965]
No plat of any subdivision shall be permitted to be recorded
by the County Clerk or to have any validity until it shall have been
approved in the proper manner established by the City.
[R.O. 2008 §410.110; Ord. No. 5870 §11, 6-16-1965]
All of such plats of subdivisions, after the same have been
submitted and approved, shall be filed and kept by the City among
the records of the City and with the County Recorder of Deeds.
[R.O. 2008 §410.120; Ord. No. 5870 §12, 6-16-1965]
Any person, firm, or corporation who constructs any public improvement
or portion thereof in violation of the provisions of this report shall
be, upon conviction, fined not less than one hundred dollars ($100.00)
nor more than five hundred dollars ($500.00) for each offense; and
a separate offense shall be deemed committed on each day during or
on which a violation occurs or continues. Whoever shall sell or offer
for sale, lease or offer for lease, while a subdivision regulations
ordinance is in effect, any lot or lots, or block or blocks, within
the incorporated limits of the City, or any addition thereto, or any
resubdivision of any lot or block therein, before all the requirements
of this report have been complied with, shall be fined not more than
five hundred dollars ($500.00) for each lot, block, or part thereof
so disposed of, offered for sale, or leased.
[R.O. 2008 §410.130; Ord. No. 5870 §13, 6-16-1965]
If any Section, Subsection, sentence, clause or phrase of this
Chapter should be for any reason held legally invalid, such decision
shall in no way affect the validity of the remaining portions.
