[R.O. 2009 §415.070; Ord. No. 2040 §4.01, 9-15-2003]
Prior to the filing of the preliminary plat, the subdivider shall contact the Zoning Administrator to determine:
Procedure for filing plats.
Availability of City sewer and water.
Comprehensive Plan requirements for major streets, land use, parks, schools and public open spaces.
Zoning requirements for the property in question and adjacent properties.
Special setback requirements for arterial, collector and local streets.
[R.O. 2009 §415.080; Ord. No. 2040 §4.02, 9-15-2003]
A "minor subdivision" is any residential subdivision that meets all the following criteria:
The subdivision will not result in the creation of more than three (3) lots fronting on an existing street built to City standards and will not require the construction of any new street or road;
The subdivision will not require the extension of municipal facilities or the creation of any public improvements;
The subdivision is consistent with the applicable provisions and portions of the Comprehensive Plan;
The City Engineer has determined, following review of the applicant's preliminary drainage information, that no detailed drainage plan or improvements are needed; and
The proposed subdivision does not have any topography, access, sewage disposal or design concerns that would warrant review and consideration within the requirements of the major subdivision classification designation.
[R.O. 2009 §415.090; Ord. No. 2040 §4.03, 9-15-2003]
Intent. The sketch plat gives general guidance in preparing a preliminary or final plat. This plat is a conceptual representation of the applicant's desire and ability to meet the standards of these regulations. The sketch plat is expected to be modified as more detailed planning and engineering is completed. Dimensions, measurements and calculations shown on the sketch plat are assumed to be illustrative. Detailed planning and engineering following sketch plat review are expected to result in changes in detail, but not the overall concept.
General. Before preparing and submitting a final plat for minor subdivisions or a preliminary plat, the applicant shall schedule a meeting with the Zoning Administrator to discuss the proposed subdivision and existing conditions, projected conditions and the regulations and ordinances that will impact the development, including:
The subdivision classification;
The procedure for approval of plats;
The availability of existing services, including sewer, water, emergency services, schools, etc.;
The Comprehensive Plan requirements for major streets, land use, parks, schools and public open spaces;
The zoning requirements for the property in question and adjacent properties;
The required improvements and design criteria; and
The applicable fees.
Application Procedure And Requirements. At the time of the sketch plat meeting, the landowner or his/her authorized agent shall submit:
A completed application as available in the adopted City of Higginsville Procedures Manual or at the Planning and Zoning Department;
Identification of all contiguous holdings of the owner including land in "common ownership" as defined in these regulations, with an indication of the portion which is proposed to be subdivided, accompanied by an affidavit of ownership which shall include the dates the respective holdings of land were acquired, together with the book and page where each conveyance to the present owner is recorded in the County Recorder of Deeds. The affidavit shall identify the legal owner of the property, the contract owner of the property, the date the contract of sale was executed and, if any corporations are involved, a complete list of all directors, officers and stockholders of each corporation owning more than five percent (5%) of any class of stock; and
Copies of the sketch plat in accordance with the City's application and review schedule.
Submittal Requirements. Sketch plats shall be drawn to a convenient scale of not more than 1" = 100' and shall contain the following information:
Proposed or existing name of subdivision;
Graphic scale, north arrow and date;
Existing conditions, including:
Location of property lines, existing easements, rights-of-way, watercourses, major vegetation and location width and name of all existing or platted streets or other public ways within two hundred (200) feet;
Location and size of existing sewers, water mains, culverts and other utilities within the tract and immediately adjacent to the tract;
Existing topography (at the same scale as the sketch plat);
Soil types and general location for all subdivisions proposed to be developed without access to public sanitary sewer; and
A vicinity map and/or aerial photography showing streets, street names and other general development of the surrounding area.
Proposed layout, including:
The approximate location of proposed streets;
Preliminary proposals for connection with existing utilities or alternative means of providing services;
Preliminary provisions for collecting and discharging surface water drainage;
The approximate location, dimensions and area of all land to be dedicated for public use including rights-of-way and park land.
Classification And Notice To Proceed. Within five (5) working days of the date that the sketch plat meeting was held, Planning and Zoning staff shall determine whether the sketch plat constitutes a minor, major or staged subdivision and notify the applicant of the classification and any issues to be addressed or conditions to be met prior to proceeding. Upon verification that any issues have been addressed and conditions met, staff shall issue a "notice to proceed" with the plat as required for the specified classification.
[R.O. 2009 §415.100; Ord. No. 2040 §4.04, 9-15-2003]
After reaching the preliminary conclusions regarding the requirements for the proposed subdivision, the subdivider may submit a preliminary plat together with any supplementary information necessary to the Zoning Administrator.
Submission of a preliminary plat.
Filing fee. A filing fee of one hundred dollars ($100.00) shall accompany the filing of each preliminary plat. The preliminary plat shall not be accepted for filing until the filing fee has been paid by the subdivider.
Number of copies. The subdivider shall submit ten (10) copies of the preliminary plat and of a vicinity map (if not on the preliminary plat), as required by the Planning Commission, showing the location of the proposed subdivision. These plans shall be filed with the Zoning Administrator at least fifteen (15) days prior to a regular meeting of the Planning Commission at which the preliminary plat is to be considered.
A preliminary grading and drainage plan, including location of all storm sewers, existing and proposed land elevations and contours, and necessary widths of all open drainageways shall be submitted to the City Engineer. These plans are not intended to be detailed for construction.
Preliminary plats shall contain:
The proposed name of the subdivision. The name shall not duplicate or too closely resemble the name or names of an existing subdivision.
The location of the boundary lines of the subdivision and reference to the section or quarter section lines.
The names and addresses of the developer, owner and the engineer or land surveyor who prepared the plat.
The legal description of the proposed subdivision complete with section, township, range, principal meridian, County and acreage.
Scale of the plat, 1" = 100' or larger.
Date of preparation and north arrow and graphic scale.
Location, width and name of platted streets or other public ways, railroads and utility rights-of-way, parks and other public open spaces and permanent buildings within or adjacent to the proposed subdivision.
All existing sewers, water mains, gas mains, culverts or other underground installations, within or adjacent to the proposed subdivision, with pipe size and manholes, grades and location.
Names of adjacent subdivisions together with arrangement of streets and lots and owners of adjacent parcels of unsubdivided land.
Topography (unless specifically waived) with contour intervals of not more than two (2) feet, referred to U.S.G.S. datum; where the ground is too flat for contours, spot elevations shall be provided.
Location of watercourses, bridges, wooded areas, lakes, ravines and such other features as may be pertinent to the subdivision.
Current zoning classification and proposed use of the area being platted.
The general arrangements of lots and their approximate size.
Location and width of proposed streets, alleys, pedestrian ways and easements to accommodate drainage.
The general plan of sewage disposal, water supply and drainage.
Location and size of proposed parks, playgrounds, churches, school sites or other special uses of land to be considered for reservation or dedication for public use.
Preliminary plat action. Within sixty (60) days, unless the subdivider shall waive or consent to an extension of the sixty (60) day period, after the submission of a preliminary plat, the Planning Commission shall approve; conditionally approve, stating conditions; or disapprove, stating reasons of the preliminary plat. If such determination is not made within the sixty (60) day period, such preliminary plat shall be deemed to have been approved and a certificate shall be issued by the Secretary of the Planning Commission upon demand. Action by the Planning Commission shall be conveyed to the subdivider in writing within ten (10) days after the meeting at which time the plat was considered. If the preliminary plat has been disapproved or conditionally approved, the notice shall specifically state the ways in which the preliminary plat fails to conform with these regulations.
The approval of the preliminary plat does not constitute an acceptance of the subdivision, but is deemed to be an authorization to proceed with the preparation of the final plat. The pre-application and preliminary plat procedures are intermediary steps prior to the actual filing of a subdivision plat for final approval.
Effective date. The approval of the preliminary plat shall be effective for one (1) year, except that prior to this application date the Planning Commission may, at the request of the property owner, grant an extension to the validity of the preliminary plat for up to six (6) months. If a final plat has not been submitted, approved and filed within such one (1) year period or within an extension period, a preliminary plat must be resubmitted to the Planning Commission before a final plat is submitted.
[R.O. 2009 §415.110; Ord. No. 2040 §4.05, 9-15-2003; Ord. No. 2071 §1, 5-17-2004; Ord. No. 2172 §1, 4-17-2006]
After approval of the preliminary plat, the subdivider may submit a final plat. The final plat shall be accompanied by a fee in the amount of ten dollars ($10.00) plus fifty cents ($0.50) for each lot, except that the minimum fee shall not be less than one hundred dollars ($100.00). All costs incurred by the City of Higginsville will be charged to the applicant.
The original shall be on mylar and ten (10) paper copies (no blue line prints) shall be submitted to the Zoning Administrator at least fourteen (14) days prior to the Planning Commission public meeting. An electronic disk of the plat in AutoCad 13.0 or later shall be submitted with the original.
The names and signatures of the owner or owners of the property, duly acknowledged and notarized, shall appear on the original copies submitted.
The final plat, prepared for recording purposes, shall be drawn at a scale of at least 1" = 100'. The size of the sheet on which such final plat is prepared shall be thirty-six (36) inches by twenty-two (22) inches. Where the proposed plat is of unusual size, the final plat shall be submitted on two (2) or more sheets of the same dimensions. If two (2) or more sheets are required, an index map of the same dimensions shall be filed showing the entire development at a smaller scale.
Information. The final plat shall show and contain the following information:
Name of subdivision, not to duplicate or too closely resemble the name of any existing subdivision.
Location of section, township, range, County and State, including the descriptive boundaries of the subdivision based on an accurate traverse, giving angular and linear dimensions which must be mathematically correct. The allowable error of closing on any portion of the plat shall be one (1) foot in five thousand (5,000) feet in accordance with minimum requirements of Missouri State Board for Professional Architects, Engineers and Surveyors.
The location of existing or proposed monuments or bench marks shall be shown and described on the final plat. Location of such monuments shall be shown in reference to existing official monuments or the nearest established street lines, including the true angles and distances to such reference points or monuments.
The location of lots; blocks; alley, street and highway rights-of-way; parks and other features with accurate dimensions in feet and decimals of feet with the length of radii on all curves and other information necessary to reproduce the plat on the ground.
Lots shall be numbered clearly. Blocks shall be numbered or lettered clearly in the center of the block.
The exact locations, widths and names of all streets and alleys to be dedicated.
Boundary lines and description of the boundary lines of any area other than streets and alleys which are to be dedicated or reserved for public use.
Building setback lines along all streets with dimensions.
Name, signature and seal of the licensed engineer or the registered land surveyor conducting the survey and preparing the plat.
Scale of the plat (scale to be shown graphically and in feet per plat scale inch), date of preparation and north point.
Statement dedicating all easements, streets, alleys and all other public areas not previously dedicated.
A copy of any restrictive covenants applicable to the subdivision shall be submitted with the final plat.
The following acknowledgments, which may be combined where appropriate:
A certificate signed and acknowledged by all parties having any record, title or interest in the land subdivided and consented to the preparation and recording of said subdivision map.
A certificate signed and acknowledged as above, dedicating or reserving all parcels of land shown on the final plat and intended for any public or private use, including easements and those parcels which are intended for the exclusive use of the lot owners of the subdivision, their licensees, visitors, tenants and servants.
A certificate signed by the registered land surveyor responsible for the survey and final map. The signature of the said surveyor shall be accompanied by his/her seal.
A certificate signed and acknowledged by the City Collector and the County Collector that all taxes and special assessments due and payable have been paid.
The endorsement by the Planning Commission in the following form:
The approval of the plat and the acceptance of easements and dedication of land for public use by the Governing Body in the following form:
[R.O. 2009 §415.120; Ord. No. 2040 §4.06, 9-15-2003; Ord. No. 2395 §1, 9-7-2010]
The Planning Commission shall review the proposed final plat and shall make a recommendation to the Governing Body for approval or disapproval based on the standards in these regulations and the approved preliminary plat. If the Commission does not approve or disapprove the plat within sixty (60) days, the plat is deemed approved by the Commission. Within sixty (60) days of its submission, unless the subdivider shall have agreed to an extension or waiver of the sixty (60) day period, the Governing Body shall approve or disapprove the final plat and accept or reject any dedications of streets, other public lands and easements.
If the final plat is disapproved, the record shall show the reasons for such disapproval.
If the final plat is approved, the Chairman of the Planning Commission and the Mayor shall date and endorse the original final plat.
If no action is taken within sixty (60) days or a valid extension period, the final plat shall be deemed approved.
[R.O. 2009 §415.130; Ord. No. 2040 §4.07, 9-15-2003; Ord. No. 2071 §1, 5-17-2004]
The original of any final plat shall be filed by the Zoning Administrator with the County Recorder only after approval and acceptance of dedications or easements by the Governing Body, execution of an agreement regarding public improvements, and approval of engineering drawings as required by these regulations.
[R.O. 2009 §415.140; Ord. No. 2040 §4.08, 9-15-2003]
Nothing in these regulations shall be construed to prohibit the concurrent submission of preliminary and final plats, so long as they contain all the information that would be required by these regulations, if such preliminary and final plats were submitted separately.