City of Bowling Green, MO
Pike County
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Table of Contents
Table of Contents

Section 410.010 Short Title and Purpose.

[CC 1996 §410.010; Ord. No. 1012 §1, 5-6-1997]
A. 
Purpose. The purpose of this regulation is to control the division of land within the incorporated area of Bowling Green, Missouri, in order to promote the public health, safety and general welfare of the City by regulating the division of land in order to lessen congestion in the streets and highways; to further the orderly layout and appropriate use of land; to secure safety from fire, panic and other dangers; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate adequate provision for transportation, water, sewerage, schools, parks, playgrounds and other public requirements; to facilitate the further division of larger tracts into smaller parcels of land; and, in general, to facilitate the orderly development of the incorporated area of Bowling Green, Missouri.
B. 
Application Of Regulation. The Pike County Recorder of Deeds shall not record a subdivision of land located in the incorporated area of Bowling Green until a plat of the subdivision of land has been approved according to the requirements and provisions of these regulations.

Section 410.020 Definitions.

[CC 1996 §410.020; Ord. No. 1012 §2, 5-6-1997]
The following definitions shall apply in interpretation and enforcement of this Chapter, unless otherwise specifically stated:
ALLEY
A minor right-of-way dedicated to public use which gives a secondary means of vehicular access to back or side of properties otherwise abutting a street and which may be used for public utility purposes.
AREA, BUILDING
The total of areas taken on a horizontal plane at the main grade level of the principal building and all accessory buildings exclusive of unenclosed porches, terraces and steps.
AREA, NET SITE
The total area within the property lines excluding external streets.
BLOCK
A parcel of land, intended to be used for urban purposes, which is entirely surrounded by public streets, highways, railroad rights-of-way, public walks, parks or greenstrips, rural land or drainage channels or a combination thereof.
BUILDING LINE OR SETBACK LINE
A line parallel to a street right-of-way line, shore of a lake, edge of a stream or other property line established on a parcel of land or lot for the purpose of prohibiting construction of a building or structure in the area between such building line and right-of-way, lakeshore, streambank or other property line.
COMMISSION
The Planning and Zoning Commission of Bowling Green, Missouri.
COMPREHENSIVE PLAN
A Comprehensive Plan of the City, whether in whole or in part, as adopted by the Planning and Zoning Commission, approved by the Board of Aldermen and duly recorded in the office of the County Recorder. It may consist of several maps, data and other descriptive matter for the physical development of the City or any portion thereof including any amendment, extension or additions thereof adopted by the Board of Aldermen indicating the general locations for major streets, parks, schools or other public utilities, zoning districts or other similar information.
DEVELOPER
Any person, persons, corporation or government agency undertaking any development as defined in this Chapter. The term "developer" includes such commonly used references as subdivider, owner and proprietor.
EASEMENT
A grant by the owner of the use of land to a person or persons or the general public for a specified purpose.
ENGINEER
A professional engineer registered in the State of Missouri.
ENGINEER, CITY
A professional engineer registered in the State of Missouri and appointed by the City to fill that capacity.
GRADE
The slope of a surface specified in percent and shown on surface profile plan as required herein.
IMPROVEMENTS
Any structural, material or physical change incident to servicing or furnishing facilities for a subdivision such as, but not limited to, grading, street pavements, curb and gutter, driveway approaches, sidewalks and pedestrian ways, water mains and lines, sanitary sewers, storm sewers, culverts, bridges, utilities, lakes, waterways, canals, permanent street monuments and other appurtenant construction; demolition of structures; planting and landscaping; or removal of trees and other vegetative cover.
LAND SURVEYOR
A land surveyor registered in the State of Missouri.
LOT
A platted parcel of land intended to be separately owned, developed or otherwise used as a unit.
LOT, CORNER
A lot abutting upon two (2) or more streets at their intersection.
LOT DEPTH
The horizontal distance between the front and rear lot lines measured along the median between the two (2) side lot lines.
LOT, DOUBLE FRONTAGE
A lot having frontage on two (2) non-intersecting streets as distinguished from a corner lot.
LOT LINES
The boundaries of a lot.
LOT WIDTH
The horizontal distance between the side lot lines measured at right angles to the lot depth at the building line.
MAJOR STREET PLAN
The official plan of highways, primary and secondary thoroughfares, parkways and other major streets, including collector streets, adopted by the Planning Commission, approved by the Board of Aldermen and duly filed in the office of the City Clerk and recorded in the County Recorder of Deeds.
MONUMENT
The object or the physical structure that marks the corner point. Monuments of the public land surveys have included the deposit of some durable memorial (e.g., a marked wooden stake or post, a marked stone and iron post having an inscribed cap, a marked tablet set in solid rock or in a concrete block, a rock in place marked with an (X) at the exact corner point and other special types of markers) some of which are more substantial. An iron pipe that is provided with a bronze cap and is set in a concrete post at least twelve (12) inches in diameter makes a suitable monument if it extends below frost line and is so located as to minimize the chances of destruction by public or private construction.
OFFICIAL MAP
The map showing streets, highways and parks and drainage, both existing and proposed. It shall be formally adopted by the City as the Official Map.
PEDESTRIAN WAY
A right-of-way dedicated to public use which cuts across a block to facilitate safe pedestrian access to adjacent streets and properties.
PLANNING COMMISSION REPRESENTATIVE
The City Administrator of the City for matters pertaining to the subdivision of land.
PLAT
A map, plan or layout of a City, township, section or subdivision indicating to scale the location and boundaries of individual properties.
1. 
A drawing of the proposed subdivision, not necessarily to scale, but indicating general topographic features and the general layout of the proposed subdivision according to the requirements of Section 410.050.
2. 
The preliminary map indicating the proposed layout of the total subdivision so designated on the plat and meeting the requirements of Section 410.060.
3. 
The final map of all or a portion of the subdivision so designated on the plat and meeting the requirements of Section 410.070 and prepared for official recording with the Recorder of Deeds of the County.
RIGHT-OF-WAY
The land opened, reserved or dedicated for a street, sewer, water, walk, drainage course or other public purpose.
SIDEWALK
A structure, including necessary guardrails and steps, placed within the right-of-way of existing streets or connecting buildings, parking lots, public use area or other facilities having access to the street right-of-way for the purpose of providing safe pedestrian movement.
STREET
A general term denoting a public or private thoroughfare which affords the principal means of access to abutting property. The term includes all facilities which normally are found within the right-of-way; it shall also include such other designations as highway, thoroughfare, parkway, throughway, road, pike, avenue, boulevard, lane, place, court or other such terms but shall not include alley or pedestrian way.
STREET, COLLECTOR
A street which serves or is designed to serve as a trafficway for a neighborhood or as a feeder to a major street.
STREET, CUL-DE-SAC
A street or a portion of a street with only one (1) vehicular traffic outlet. The closed end has a turnaround.
STREET, LOCAL
A street intended to serve primarily as an access to abutting properties.
STREET, MAJOR
A street which serves or is designed to serve heavy flows of traffic and which is used primarily as a route for traffic between communities and/or other heavy traffic generating areas. Such streets are freeways, expressways and arterials.
STRUCTURE
Any object or assembly of materials constructed or installed on, above or below the surface of a parcel and includes, but is not limited to, any combination of materials, whether portable or fixed, having a roof, to form a building for occupancy by persons, animals or property; anything attached to a building; any pole, pipeline or other part of a distribution system whether located on, above or below the surface of a parcel.
SUBDIVIDER
A person, firm, corporation, partnership or association who shall lay out any subdivision or part thereof as defined herein, either for himself/herself or others.
SUBDIVISION
The division or redivision of land into two (2) or more lots, tracts, sites or parcels, any one (1) of which is less than five (5) acres in area, for the purpose, whether immediate or future, of transfer of ownership or developments or dedication or vacation of a public or private right-of-way or easement, provided however, that the division or partition of land into parcels of more than five (5) acres not involving any new street 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. When appropriate to the context, the word subdivision relates to the process of subdividing or to the land or territory subdivided.
1. 
Any subdivision not containing more than three (3) lots and not involving any new street, roadway or major infrastructure improvement. A subdivision which meets the foregoing requirements shall only require approval by the Board of Aldermen.
2. 
Any subdivision not classified as a minor subdivision. A major subdivision shall require approval by the Planning and Zoning Commission and the Board of Aldermen.
YARD, FRONT
A yard extending across full width of the lot, the depth of which is the minimum horizontal distance between the front lot line and a line parallel thereto on the lot.
YARD, REAR
A yard extending across the full width of the lot between the nearest rear main building and the rear lot lines. The depth of the required rear yard shall be measured horizontally from the nearest part of the main building toward the nearest point of the rear lot lines.
YARD, SIDE
A yard between a main building and the side lot line extending from the front yard or front lot lines, where no front yard is required, to the rear yard. The width of the required side yard shall be measured horizontally from the nearest point of the side lot line toward the nearest part of the main building.

Section 410.030 General Provisions.

[CC 1996 §410.030; Ord. No. 1012 §3, 5-6-1997]
A. 
Use Of Unapproved Plat In Sale, Etc., Of Land. No owner, or agent of the owner, of any land located within the City, knowingly or with intent to defraud, may transfer, sell, agree to sell, or negotiate to sell that land by reference to or by other use of a plat of any purported subdivision of the land before the plat has been approved by the Board of Aldermen or Planning Commission and recorded in the office of the appropriate County recorder unless the owner or agent shall disclose in writing that such plat has not been approved by such Board of Aldermen or Planning Commission and the sale is contingent upon the approval of such plat by such Board of Aldermen or Planning Commission. Any person violating the provisions of this Section shall forfeit and pay to the City a penalty not to exceed three hundred dollars ($300.00) for each lot transferred or sold or agreed or negotiated to be sold; and the description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from this penalty. The City may enjoin or vacate the transfer or sale or agreement by legal action, and may recover the penalty in such action.
B. 
Minor Subdivisions. The provisions of this Chapter requiring preparation and submission of a subdivision plat shall not apply to the sale of all or a part of a recorded lot of record; provided, that not more than one (1) building lot is being created and not involving any new streets.
C. 
Building Permits. The designated City Official shall not issue a building permit for any structure on a lot in a subdivision for which a plat has not been approved and recorded in the manner prescribed herein.
D. 
Undeveloped Land. Land subject to flooding, land with excessive slope and land deemed by the Planning and Zoning Commission to be undesirable for development shall not be platted for residential occupancy nor for such other uses as may involve danger to health, life or property or to aggravated erosion or flood hazard. Such land shall be set aside for uses compatible with existing conditions.

Section 410.040 General Sketch Plat of Major Subdivision.

[CC 1996 §410.040; Ord. No. 1012 §4, 5-6-1997]
A. 
A subdivision may be developed in separate tracts or sections, which shall be successively numbered and identified under the name of the subdivision as section or tract one, two, three, etc. In such instance, the owner shall cause to be prepared by a registered surveyor or a registered engineer a general sketch plat of the entire subdivision showing the approximate location of all arterial streets and/or highways, collector streets and the public sanitary sewer and storm sewer drainage facilities contemplated and reasonably required to serve the entire subdivision.
B. 
Before a general plan is submitted, it shall be the responsibility of the owner or agent of the owner to submit in writing the proposed planned subdivision to be considered for development. This plan needs to indicate the approximate location, street, intersections, water and sewer connections required for services and storm drainage needs. This is needed so that it may be addressed by the proper City departments to check for utility availability.
C. 
When a general plan of the subdivision is required, the owner shall cause four (4) prints thereof to be filed with the City at the same time the preliminary plat of the first (1st) section or tract is filed. The designated City Official shall distribute the copies of the general plan in the manner and at the time provided in Subsection (C) of Section 410.060.

Section 410.050 General Sketch Plat.

[CC 1996 §410.050; Ord. No. 1012 §5, 5-6-1997]
A. 
Contents. Data furnished in a sketch plat for a subdivision shall be as follows:
1. 
Tract boundaries sufficient to identify and locate proposed subdivision.
2. 
North point.
3. 
The name of the proposed subdivision, the owner and all adjoining property owners as disclosed by the most recent tax records.
4. 
All existing streets and roads, streams and structures within the proposed subdivision and within two hundred (200) feet therefrom.
5. 
Significant topographical or physical features as may be necessary or required by the Planning and Zoning Commission.
6. 
Proposed general street and utility layout.
7. 
Proposed general lot layout.
8. 
The proposed general location of buildings and other structures.
B. 
Submission Procedure. Each developer shall submit to the designated City Official two (2) copies of a sketch plat as described in Subsection (A) of this Section for the proposed subdivision. Such sketch plat will be considered as submitted for informal discussion between the Planning and Zoning Commission and the developer. As far as may be practical on the basis of the sketch plat, the owner/developer will be informally advised of the extent to which the proposed subdivision conforms to the requirements of this Chapter. When the sketch plat being submitted is classified as a minor subdivision, the owner may by-pass the preliminary plat procedure and submit a final plat as outlined in Section 410.070.

Section 410.060 Preliminary Plats.

[CC 1996 §410.060; Ord. No. 1012 §6, 5-6-1997]
A. 
Generally. An owner who intends to subdivide land into lots for the purposes of sale and/or development or to dedicate land for streets, alleys, parks or other public use shall have prepared by a registered surveyor or a registered engineer a preliminary plat of the land within the subdivision or the section or tract thereof to be developed first, prior to developing the land. As additional sections or tracts of the subdivision are desired to be developed, a preliminary plat of each section or tract shall be filed and all of the provisions of this Chapter shall be observed.
B. 
Contents. The preliminary plat shall be drawn to an appropriate and legible scale and shall show or be accompanied by the following information:
1. 
Tract boundaries including bearings and distances.
2. 
Scale, date and north point shall be indicated on each map or plan.
3. 
The location of all existing property lines, north points, scale, adjoining streets and alleys, watercourses, storm sewers, sanitary sewers, water mains, gas mains and other pertinent utilities; culverts or other existing pertinent features within the area to be subdivided and in the adjoining streets or alleys.
4. 
The names of all adjoining subdivisions, if any.
5. 
The proposed lot layout, location and width of all streets and alleys and the zoning districts in which the land to be subdivided is located according to the current Zoning Map of the City.
6. 
Proposed deed restrictions, protective covenants and homeowners' association articles of incorporation and bylaws.
7. 
The title under which the subdivision is to be recorded, the names(s) of the owner(s) of the same, including the names of the officers of any corporate owner and the name of the registered surveyor or registered engineer platting the tract of land to be subdivided.
8. 
A map of the applicable portion of the City, upon which shall be sketched the correct location of the proposed subdivision and its boundaries.
9. 
Existing topography with contours at a maximum of two (2) foot intervals. All topography data shall directly relate to U.S.G.S. data.
10. 
Stormwater management plan, calculations and proposed size, nature and location of all proposed storm drainage system improvements.
11. 
The proposed location of all utilities.
12. 
All proposed public areas.
13. 
Each street identified by its proposed street name.
14. 
Cost estimate of all public infrastructure improvements — certified by the same engineer who prepared the preliminary plat.
15. 
Identification, location and nature of all proposed zoning and uses to be included within the subdivision.
16. 
Improvement plans and specifications as set forth in Section 410.080.
17. 
Preliminary outline of deed restrictions to be used.
18. 
Receipt from the City Clerk showing paid preliminary plat fee.
C. 
Submission And Approval Procedure.
1. 
The ownership/developer shall submit four (4) prints of the preliminary plat to the City. Upon submission of the preliminary plat to the City, the Planning and Zoning Commission through the City Clerk shall insure that the public is notified of the proposed subdivision by running a notice thereof in one (1) insertion in a newspaper of general circulation within the City (fourteen (14) days prior to meeting date).
2. 
At its next regularly scheduled meeting, the Planning and Zoning Commission shall review the plat. In addition to the notification provided to the public as set forth in Subparagraph (1), the owner/developer shall be notified and advised of the date, time and place of the Planning and Zoning Commission meeting. At such meeting, the owner/developer shall appear to present other information as necessary and to answer such questions as the Planning and Zoning Commission may present.
3. 
Within sixty (60) days after the submission of a plat to the Commission, the Commission shall approve or disapprove the plat; otherwise the plat is deemed approved by the Commission, except that the Commission, with the consent of the applicant for the approval, may extend the sixty (60) day period. The grounds of disapproval of any plat by the Commission shall be made a matter of record.
4. 
If the Planning and Zoning Commission conditionally approves the plat, it shall state in writing any revisions, modifications, additions or deletions required of the owner by State law and/or Sections 410.010 — 410.050 before a final plat may be approved. Such revisions, modifications, additions or deletions to the preliminary plat may relate:
a. 
To the width and/or alignment of streets;
b. 
To the type, capacity and location of sanitary sewer and/or storm sewer facilities;
c. 
To the location and capacity of all public utility facilities;
d. 
To the location, width and purpose of easements appearing on the preliminary plat or required by the City for public use;
e. 
To lot sizes and/or lot layout; and
f. 
To such other matters as, in the opinion of the Planning and Zoning Commission, may be in the public interest.
5. 
The Planning and Zoning Commission shall submit a written report of its action on the plat to the owner and the Board of Aldermen, along with a copy of the plat, indicating necessary revisions or modifications. If the owner is aggrieved with the Planning and Zoning Commission's report, the owner may appeal therefrom to the Board of Aldermen by filing a notice of appeal with the City Clerk and the Chairman of the Planning and Zoning Commission within ten (10) days from the date of the written report.
At the next regular scheduled Board of Aldermen meeting, the Board of Aldermen shall conduct a public hearing which shall be set on the issues in controversy.
At the first (1st) Board of Aldermen meeting following the public hearing, the Board of Aldermen shall declare its findings in writing and enter its order approving, modifying or rejecting the report of the Planning and Zoning Commission.
Approval of the preliminary plat shall authorize the owner to prepare the final plat and complete engineering designs, subject to the provisions of Section 410.070, but such approval shall not constitute an approval of the plat for purposes of recordation or for the sale and/or development of any tract or parcel of land within the area represented by the preliminary plat.

Section 410.070 Final Plat.

[CC 1996 §410.070; Ord. No. 1012 §7, 5-6-1997; Ord. No. 1280 §I, 4-15-2002]
A. 
Contents. A final plat of the subdivision or section or tract thereof shall be drawn to a scale of not more than one hundred (100) feet to the inch and shall contain or be accompanied by the following information:
1. 
The title under which the land is to be recorded; if the plat is of a section or tract of a subdivision, the identification by section or tract number.
2. 
The names of the owners of the land platted and, if the owner is a corporation, the names of the officers thereof.
3. 
The name and registration number of the surveyor or engineer, registered in the State, who prepared the plat.
4. 
The classification of all land platted by zoning district classification according to the current Zoning Map of the City.
5. 
The north point and scale.
6. 
The exterior boundaries of the land platted including bearings and distances.
7. 
The right-of-way widths of all streets and the proposed improved widths of all roadways including the types of roadway and thickness of pavement.
8. 
The locations of proposed public sidewalks, if any.
9. 
The location of existing buildings on the land platted.
10. 
All areas of land to be dedicated for public use and their intended use. These areas will be intended for such uses; however, such public use areas will be dedicated to the City for public use in general.
11. 
The widths, names and lines of all streets on land adjoining the land shown on the plat.
12. 
In the event there are branching streets or alleys on the plat, the angle of departure from one street or alley to another, except where the angle of departure is either ninety degrees (90°) or one hundred eighty degrees (180°).
13. 
The location and dimensions of all utility easements on the plat.
14. 
All linear and angular dimensions necessary to locate the boundaries on the plat in relations to a section or quarter-section corner or line or an established in lot or outlot line.
15. 
All linear and angular dimensions of all streets, alley, lots, utility easements, sanitary sewer and surface water drainage easements and lot setback lines or other areas on the plat and such linear dimensions shall be expressed in feet and decimals of a foot.
16. 
All radii, arcs and chords, points and tangency and central angles for all curves and rounded corners on the plat.
17. 
The location and description of all monuments and all streets, alley lots or other area corners, intersections and all perimeter corner or angle points shall be marked with a suitable, durable monument as defined in Section 410.020.
18. 
The form for dedication to public use or areas identified as right-of-way for streets, alleys, boulevards, drives, roadways of any kind, parkways, parks, sanitary sewer easements, surface water easements and public utility easements and all other areas intended for public use, with appropriate spaces for the signatures of the owners, trustees or mortgagees, if any, of the land platted.
19. 
All restrictive covenants appearing upon and applying to any lots on the final plat shall be signed by the owners, trustees and mortgagees, if any, of the lots.
20. 
A form for the approval of the Planning and Zoning Commission and the Mayor and certification by the City Clerk which may be on the final plat or as separate attachment thereto.
B. 
Submission And Approval Procedure.
1. 
Within six (6) months, or within such additional time as the owner/developer may request and the Planning and Zoning Commission may allow, from the date of approval of the preliminary plat of a subdivision or section or tract thereof, the owner/developer shall cause to be prepared by a registered surveyor or registered professional engineer and shall submit to the Board of Aldermen for its approval the final plat thereof, which may be referred by the Board of Aldermen to the Planning and Zoning Commission for further review and/or recommendations.
2. 
If the owner/developer fails to file with the Board of Aldermen the final plat within the time mentioned in Subparagraph (1) of this Subsection, the Board of Aldermen shall, by written report, vacate and set aside its previous action by the Planning and Zoning Commission approving the preliminary plat. The written report shall be sent to the owner/developer and a copy thereof filed with the Planning and Zoning Commission. The report referred to herein shall be final and unappealable. Nothing contained herein shall prevent the same or subsequent owner from resubmitting the proposed development plans in the same manner if it were a new application.
3. 
At the next regularly scheduled meeting, the Board of Aldermen shall review the final plat and design plans. At such meeting, the owner/developer shall appear and be heard.
4. 
Within sixty (60) days or such additional time as the owner/developer consents to in writing from the date the plat was filed with the Board of Aldermen, the Board of Aldermen shall act upon the plat and plans and approve, conditionally approve or disapprove same.
5. 
If the plat and design plans are submitted by the Board of Aldermen to the Planning and Zoning Commission for its further review and/or recommendations, the Planning and Zoning Commission shall act thereon within sixty (60) days. If referred to the Planning and Zoning Commission, the time schedule referred to in Subparagraph (4) above shall not commence until the earlier of the expiration of the sixty (60) days set forth in this Subparagraph or the Planning and Zoning Commission returns the plat to the Board of Aldermen.
6. 
If the Board of Aldermen approves the final plat, the plat shall be signed by the Mayor and certified by the City Clerk. In addition, the owner shall furnish the City with the original tracing and a reproducible copy of the final plat as approved.
Approval of the final plat by the Board of Aldermen constitutes acceptance of the dedications of easements and street rights-of-way as property but does not constitute acceptance of streets or other improvements for maintenance.
No final plat of any subdivision shall be recorded unless:
a. 
The owner/developer agrees with the Board of Aldermen upon an assessment whereby the City is put in an assured position that the improvements listed in Section 410.080 will be installed at the cost of the owner/developer;
b. 
The improvements listed in Section 410.080 have been installed prior to such recording; or
c. 
The owner/developer files with the Board of Aldermen a surety bond conditioned to secure the construction of the improvements in a satisfactory manner and within a period specified by the Board of Aldermen, such period not to exceed two (2) years; provided, that such bond or check shall not be accepted unless it is enforceable by or payable to the City in a sum at least equal to the cost of constructing the improvements as estimated by the City and in form with surety and conditions approved by the City Attorney.
C. 
As-Built Drawing Of Subdivision Improvements. After the subdivision utilities have been constructed and installed, but before the inspecting agencies recommend final approval of acceptance, the owner/developer shall submit the necessary as-built drawings of subdivision improvements as required by the Planning and Zoning Commission.
D. 
Acceptance And Final Approval. Before a subdivision file can be completed and the owner/developer's obligation to the City of Bowling Green is terminated, all required improvements shall be constructed under the supervision of the inspecting agency and accepted for maintenance or given final approval by the City of Bowling Green. The City shall not accept and grant final approval to any subdivision, nor the final plat thereof, until the owner/developer has filed with the City:
1. 
An affidavit listing all material, men and laborers on the project and a statement that all work and materials have been paid; and
2. 
Appropriate mechanic lien waivers from all material, men and laborers supplying work or materials on the project.
E. 
Modification And Exceptions.
1. 
Lot-splits. Any proposed lot-split shall be submitted to the Planning and Zoning Commission for review and if the Planning and Zoning Commission, acting through its representative, is satisfied that such proposed lot-split is not contrary to applicable regulations, it shall, within sixty (60) days after submission, approve such lot-split and, on presentation of a conveyance of said parcel, shall stamp the same "Approved by the Planning and Zoning Commission, no plat required" and have it signed by the Street Commissioner or other official as may be designated by it. In so doing, the Planning and Zoning Commission may require the submission of a sketch plat, record of survey and such other information as it may deem pertinent to its determination hereunder.
2. 
Undue hardship. In any particular case where the owner/developer can show by plan and written statement that, by reason of exceptional topographic or other physical conditions, literal compliance with any requirement of these regulations would cause practical difficulty or exceptional and undue hardship, the Planning and Zoning Commission may modify such requirement to an extent deemed just and proper so as to relieve such difficulty or hardship; provided such relief may be granted without detriment to the public interest and without impairing the intent and purpose of these regulations or the desirable general development or welfare of the neighborhood and the community in accordance with the Comprehensive Plan and the zoning ordinance. Any modification thus granted shall be indicated within the minutes of the Planning and Zoning Commission setting forth the reasons which in the opinion of the Planning and Zoning Commission justified any modification.

Section 410.080 Design Standards.

[CC 1996 §410.080; Ord. No. 1012 §8, 5-6-1997; Ord. No. 1334 §I, 12-16-2002]
A. 
General Standards.
1. 
Sanitary sewers and water systems. All sanitary sewers and water systems in this Section being developed shall be constructed according to the standards and specifications of the State Clean Water Commission, Missouri Department of Natural Resources and the City of Bowling Green. All cost for services shall be borne by the developer/owner.
2. 
Installation of utility services. Utility services shall be installed under the proposed streets prior to paving, where subsurface conditions prevent pushing of the services under the completed pavement. Sewer laterals shall also be stubbed-in prior to street paving, if the sewer main is located on the street right-of-way. All such service connections shall be adequately referenced and marked for future use. All such services shall be installed in accordance with applicable codes and ordinances.
3. 
Fire hydrants. In every subdivision, fire hydrants shall be located in accordance with the current specification of the National Board of Fire Underwriters and Missouri Department of Natural Resources. In no case shall any platted lot be located further than three hundred (300) feet from a fire hydrant. All costs shall be borne by the developer/owner.
4. 
Acceptance of streets by City. Upon completion of street paving, the contractor shall request, in writing, acceptance of the street by the City for maintenance. The City will not accept streets for maintenance until the pavement has been inspected and until all provisions of this Chapter have been met. In addition, the City will not accept the dedication of a street until at least two (2) years after the completion of construction of the street.
[Ord. No. 1810 §§I — II, 9-19-2016]
5. 
Monuments. Monuments as described in Section 410.020 shall be installed and adequately referenced to facilitate future replacement. Control point monument locations shall be verified and/or re-established after street paving has been completed and prior to acceptance of the street for maintenance by the City.
6. 
Street lighting. All necessary lighting as required per City ordinance shall be installed by the developer prior to acceptance of street. All cost shall be borne by the developer/owner.
B. 
Residential Lot Design Standards. The size, shape and orientation of lots may be designed to provide desirable building sites logically related to topography, natural features, streets and adjacent land uses. Due regard shall be given to natural features such as large trees; unusual rock formations; watercourses; and sites which have historical significance, scenic views and similar assets, the preservation of which would add attractiveness and value to the subdivision. The following minimum standards are set forth as guides to these goals.
1. 
Each proposed lot containing an area of less than five (5) acres shall front upon a street improved to the standards and specifications of the City of Bowling Green.
2. 
Lots with double frontage shall be avoided, except where necessary to provide separation of development from traffic arteries or as otherwise required by topography or similar conditions.
3. 
Where additional widening strips are dedicated on existing street, calculations of the area of a lot should not include widening strips in determining the gross area of the lot.
4. 
The lot shall meet the requirements of the zoning ordinance. No lot shall have a width of less than seventy-two (72) feet at the building line.
5. 
The minimum frontage required for a lot fronting on a circular turnaround may be measured along a line parallel to the street right-of-way line, at a distance from the street right-of-way line equal to the depth of the required front yard plus ten (10) feet.
6. 
The minimum frontage at the right-of-way line for lots fronting on a circular turnaround shall not be less than fifty (50) feet.
7. 
Side lot lines shall be at right angles to straight streets and radial to curved street, except when said radial lot lines detract from the desirability of the lot, in which event some deviation may be allowed.
8. 
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, soil conditions, steepness of terrain, flood conditions or other adverse natural physical conditions, the Commission may, after adequate investigation, withhold approval of such lots until engineering studies are presented to the Commission which establish that the method proposed to meet any such condition is adequate to avoid any danger to health, life or property.
9. 
Building lines shall show on plats on all lots intended for residential use and of commercial lots adjacent to residential area and shall not be less than the setback required by the zoning ordinance.
10. 
Corner lots for residential use shall have adequate additional width to permit an appropriate building setback from both streets.
C. 
Non-Residential Subdivision — Principles And Standards. In addition to the standards of this regulation which are appropriate to the planning of all subdivisions, the owner/developer shall demonstrate to the satisfaction of the Planning and Zoning Commission that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated. The following standards shall, therefore, be observed.
1. 
Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
2. 
Street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated.
3. 
The Commission may impose special requirements with respect to streets, curbs, gutters, street lights, street trees, sidewalks and the installation of public utilities, including water, sewer and stormwater drainage and other improvements, to meet special needs.
4. 
Every effort shall be made to protect adjacent residential area from the proposed non-residential subdivision, including the provision of extra depth in parcels adjacent to an existing or potential residential development and provision for a permanently landscaped buffer strip where indicated by the Planning and Zoning Commission.
5. 
Streets carrying non-residential traffic, especially truck traffic, may not be extended to the boundaries of adjacent residential areas and not be connected to streets intended for predominantly residential traffic.
D. 
Blocks.
1. 
Length. Block lengths shall not be less than three hundred (300) feet and not more than one thousand (1,000) feet except as the Commission deems necessary to secure the efficient use of land or desired features of street layout.
2. 
Width. Blocks shall be wide enough to allow two (2) tiers of lots of sufficient depth to provide an adequate building site on each lot, except as consistent with street design standards set forth.
3. 
Pedestrian ways. The Commission may require pedestrian ways to insure the public safety. In the event that a pedestrian way is required, it shall be four (4) feet wide of an appropriate surface with a grade longitudinally not exceeding five percent (5%). The developer of the proposed subdivision shall record a maintenance agreement of said pedestrian ways as required by the Commission.
E. 
Street Right-Of-Way Requirements And Utility Easements.
1. 
Highways and major thoroughfares. Highways and major thoroughfares shall have right-of-way widths as specified in the official major street plan of the Comprehensive Plan. However, these shall not be less than the right-of-way width specified for a secondary thoroughfare.
2. 
Collector streets. Collector streets shall have the right-of-way width of sixty (60) feet.
3. 
Minor streets, dead-end streets and cul-de-sac streets. All minor streets shall have a right-of-way width of fifty (50) feet. All dead-end streets shall terminate in a circular turnaround having a minimum right-of-way diameter of one hundred (100) feet, unless the Planning and Zoning Commission approves a "T" or "Y" shaped paved space in place of the required turning circle. Turnarounds may not be required on dead-end streets which are less than two hundred fifty (250) feet in length and are planned to be extended in the future.
4. 
Alleys. Alleys, where platted, shall have a minimum right-of-way width of twenty (20) feet.
5. 
Utility easements. Utility easements, where required, shall be at least ten (10) feet wide (five (5) feet on each side of the lot line) along rear, front and side lot lines. Easements of adequate width shall be provided for open drainage channels, where required. Easements five (5) feet in width may be allowed for underground cable installations.
F. 
Minimum Pavement And Sidewalk Widths. Minimum pavement widths, back to back of curb, required to be installed at owner/developer's expense, shall be as follows:
1. 
Major thoroughfares and collector streets. Thirty-six (36) feet. In the case of a major thoroughfare or collector street requiring pavements wider than thirty-six (36) feet, the matter of financial and other arrangements for installing such wider pavements at the time the developer will make the improvements shall be taken up by the developer with the officials having jurisdiction.
2. 
Minor, dead-end and cul-de-sac streets. Twenty-six (26) feet. The pavement of a turning circle at the end of a dead-end street shall have a minimum outside diameter of eighty (80) feet. A "T" or "Y" shaped paved space, when approved by the Planning and Zoning Commission in place of a turning circle, shall extend entirely across the width of the street right-of-way, except for sidewalk space, and shall be at least ten (10) feet wide with the flared portion rounded by minimum radii of twenty (20) feet.
3. 
Alleys and service drives. Minimum width of twenty (20) feet.
4. 
Sidewalks. Sidewalks may be installed on both sides of all major streets on one (1) side of collector streets and may be required by the Planning and Zoning Commission on any street, including minor residential streets. Sidewalks shall have a minimum width of four (4) feet in residential areas. In commercial and industrial areas sidewalks may be required as deemed appropriate by the Planning and Zoning Commission.
G. 
Street Grades And Curves. The grades of streets shall not exceed the following, except that where unusual or exceptional conditions exist, the Planning and Zoning Commission may modify these requirements.
1. 
Highways and major thoroughfares. Four percent (4%).
2. 
Collector streets. Seven percent (7%).
3. 
Minor streets, service drives and alleys. Twelve percent (12%).
4. 
Pedestrian ways or crosswalks. Five and nine-hundredths percent (5.09%), unless steps of an acceptable design are to be constructed.
5. 
Minimum grade. In no event shall the minimum grade of any street or alley be less than five-tenths of one percent (0.5%).
6. 
Radii of curvature. The radii of curvature on the centerline shall not be less than four hundred (400) feet for major thoroughfares, two hundred fifty (250) feet for collector streets and one hundred fifty (150) feet for minor streets.
7. 
Corner radii. Curbs at intersections shall have a minimum of thirty-two (32) feet at the back of the curb.
H. 
Lot Dimensions, Shapes And Position. The size, shape and orientation of lots shall be appropriate for the location and physical character of the proposed subdivision and for the type of development contemplated in compliance with the applicable zoning ordinance or regulations.
1. 
Depth. Excessive depth in relation to width shall be avoided. (A proportion of one (1) to one (1) or two (2) to one (1) will normally be considered appropriate, except in the case of narrow lots.)
2. 
Street access. Every lot shall abut on a street.
3. 
Width. Lots for residential purposes shall have sufficient width at the building setback lines to permit compliance with side yard of distance requirements of the applicable zoning ordinance or regulations and still be adequate for a building of practicable width.
4. 
Double-frontage. Except as otherwise provided herein, double-frontage lots and reversed frontage lots shall be avoided.
5. 
Side lot lines. Where practicable, side lot lines shall be approximately at right angles to the right-of-way of the street on which the lot faces.
6. 
Corner lots. Corner lots for residential use shall be platted wider than interior lots to permit compliance with the yard and setback requirements for the applicable zoning ordinance.
7. 
Minimum lot size. Where not otherwise determined by the applicable zoning ordinance or regulations, the minimum lot size for residential purposes shall be seven thousand two hundred (7,200) square feet with a minimum frontage of thirty (30) feet, a minimum side yard of eight (8) feet and a rear yard of thirty (30) feet — except for accessory structures.
I. 
Street Construction.
1. 
Streets shall be graded to full width of the right-of-way and fully constructed with all-weather macadam or concrete wearing pavements surfaced with asphalt or Portland cement wearing surfaces, concrete curbs and gutters, in accordance with the standard street specifications of the City of Bowling Green.
2. 
Improvement of existing streets. For any development fronting on an existing road or street it shall be the responsibility of the developer to bring the road or street up to City specifications to the centerline of the road or street, plus an additional eight (8) feet of width as per City specifications. Curbs are to be installed by the developer on the developer's side of the road or street.
J. 
Water Supply. The subdivision shall be provided with a complete loop type water distribution system adequate to serve the area being platted, including a connection for each lot and appropriately spaced fire hydrants in accordance with the requirements of the Missouri Inspection Bureau. The Planning and Zoning Commission shall not approve the final plat thereof until the Missouri State Department of Natural Resources has issued a construction permit for the water distribution system to service the area being platted. The developer/owner shall bear the cost to connect to the City main.
K. 
Storm Drainage. Every subdivision shall be provided with a stormwater sewer or drainage system adequate to serve the area being platted and otherwise meeting the approval of the officials having jurisdiction.
L. 
Sewerage.
1. 
The subdivision shall be provided with a complete sanitary sewer system connected with such sewer main, including a lateral connection for each lot. Such systems and connection shall comply with the regulations of the City and Missouri State Department of Natural Resources and Missouri Clean Water Commission.
2. 
The developer shall install sewers in conformity with such plans.
3. 
Where no sewers are accessible and no plans for a sewer system have been prepared and approved, the developer shall install a sewage collection and disposal system in accordance with the requirements of the City. Systems shall be constructed and maintained in accordance with the regulations and requirements of the Missouri Department of Natural Resources. The requirements of lift stations to discharge to the City's existing mains shall be the responsibility of and all costs shall be borne by the developer/owner.
M. 
Planting, Street Lighting.
1. 
Landscaping. All landscaped strips, parkways and screening areas dedicated to the public shall be graded, seeded and planted in an appropriate manner.
2. 
Lighting. Provisions shall be made by the developer for adequate lighting of public streets within the proposed subdivision in accordance with standards and specifications of the Planning and Zoning Commission.
N. 
Street Name Signs And Street Naming.
1. 
Street name signs meeting the requirements of the City shall be erected by the owner/developer at all intersections.
2. 
For purposes of street naming, the following suffixes should be applied;
a. 
Avenue shall be used only for streets that run in a generally east-west direction;
b. 
Street shall be used only for thoroughfares that run in generally north-south direction; and
c. 
The words north, south, east or west shall be avoided as part of the street name whenever possible.
3. 
Whenever a new street is constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing street.
4. 
Whenever a cul-de-sac street serves not more than three (3) lots, the name of the intersecting street shall apply to the cul-de-sac.
5. 
To avoid duplication and confusion, the proposed names of all streets shall be approved by the Planning and Zoning Commission prior to such names being assigned or used.
O. 
Electric And Telephone Lines. Easements for underground conduits for electric light or telephone lines shall be provided along rear and side lot lines.
P. 
Monuments Construction. Permanent and other monuments shall be placed in accordance with the following requirements and under the supervision of the Planning and Zoning Commission representative or his/her designee.
1. 
Street points. Monuments shall be set at the intersection of all streets and the beginning and end of all curves along street centerlines.
2. 
Curb marks. Curbs shall be permanently marked at the beginning and end of all curves and at the prolongation of all side lines.
3. 
Stakes. Stakes of a permanent nature shall be set at rear lot corners; top to be set not more than twenty (20) inches above ground.

Section 410.085 Lot Consolidation.

[Ord. No. 1698 §§I — II, 8-20-2012]
A. 
When the recorded owner of two (2) or more contiguous lots desires to consolidate lots, the owner shall indicate the proposed consolidation in writing to the Administrative Officer and pay the applicable fee upon filing. No amended record plats are needed as long as the external boundary in question shall be used as one (1) lot. However, an exhibit including the following information shall be provided:
1. 
Outboundary of the affected lots.
2. 
The recorded name of the subdivision and book and page of the original record plat.
3. 
Lot numbers for each lot as established on the record plat.
4. 
The street(s) abutting the affected lots.
5. 
Other items as deemed necessary by the Administrative Officer.
B. 
The letter requesting consolidation and the exhibit shall be approved by the City of Bowling Green and recorded with the Pike County Recorder of Deeds. A recorded copy of the letter and exhibit shall be returned to the City.

Section 410.090 Variances.

Variances may be granted by the Board of Adjustment where there are demonstrated practical difficulties or unnecessary hardship in compliance with specific provisions of this Chapter, public safety and welfare are secured and substantial justice done.

Section 410.100 Administration.

[CC 1996 §410.100; Ord. No. 1012 §10, 5-6-1997]
A. 
General Provisions. The Planning and Zoning Commission may adopt, amend and publish rules and instructions for the administration of the subdivision regulation to the end that the public be informed and that approval of plats be expedited.
B. 
Fees. The fees for the review of plans and plats and for other sundry costs incurred by the City of Bowling Green in the platting process shall be paid to the City Clerk by the developer. These fees shall be set from time to time by the City Administrator and kept on file in the office of the City Clerk. The fees herein provided shall be in addition to any other fees imposed by this Chapter or other ordinances.
C. 
Violations And Penalties.
1. 
Any person, persons, firm, association or corporation violating any provisions of the subdivision regulation or any employee, assistant or any other person participating or taking any part in, joining or aiding in a violation of any provision of the subdivision regulation may be prosecuted as provided by law for the violation of ordinances of the City of Bowling Green and upon conviction shall be punished by a fine not exceeding five hundred dollars ($500.00) for any one (1) offense or imprisonment in the County Jail for not more than ninety (90) days 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.
2. 
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.
D. 
Enforcement.
1. 
No plat of any subdivision shall be entitled to record in the County Recorder's office or have any validity until it has been approved in the manner prescribed herein.
2. 
The Board of Aldermen shall not permit any public improvements over which it has any control to be made or any money expended for improvements in any area that has been subdivided or upon any street that has been platted after passage and approval of this Chapter, unless such subdivision or street has been approved in accordance with the provisions of Title IV titled Land Use of the Bowling Green Municipal Code.