[R.O. 2012 §410.010; Ord. No. 727 §1, 3-6-2000]
A. 
Purpose. The purpose of these regulations is to control the development of land within the planning jurisdiction of the City of Ash Grove. "Development of land" means the extension or openings of streets (public or private), the extension or provision of utilities, the subdividing of land into lots and blocks, and the parceling of land for non-agricultural purposes resulting in the need for street access and public utilities.
B. 
Intent. These regulations are designed to promote the health, safety, and general welfare of the citizens, to insure the development of the City and its environs in accordance with the plan or plans in effect, and to provide for an adequate street system for convenient and safe movement of traffic. These regulations will assist in safeguarding owners, lessees, and tenants as to the proper location of property lines, building lines, and easements.
C. 
Jurisdiction. These regulations apply within the area planning jurisdiction of the City of Ash Grove, pursuant to the provisions of Missouri Revised Statutes.
[R.O. 2012 §410.020; Ord. No. 727 §1, 3-6-2000]
Certain words in these regulations are defined for the purpose hereof as follows:
ALLEY
A minor public way used primarily for vehicular service access to the rear of property abutting a street.
BLOCK
A parcel of land intended to be used for urban purposes, which is entirely surrounded by public streets, highways, railroad right-of-ways, public walks, parks or green strips, rural land or drainage channels, or a combination thereof.
BUILDING LINE — BASE SETBACK LINE
A line parallel to the property line designating the area outside of which buildings may not be erected.
CITY
Ash Grove, Missouri.
CUL-DE-SAC
A short street having one (1) end open to traffic and being terminated at the other end by a vehicular turnaround.
EASEMENT
A grant by the property owner of the use by the public, a corporation, or person(s) of a strip of land for specified purposes.
IMPROVEMENTS
Grading, street surfacing, curbs and gutters, sidewalks, crosswalks, culverts, bridges, water and sanitary sewers, and other utilities.
LOT
A subdivision of a block or other parcel intended as a unit for the transfer of ownership or for development.
PLAT
A map containing information necessary to transfer, to locate, and to survey property indicated thereon.
STREET
The full width between the property lines bounding every way of whatever nature, when any part thereof is open to use by the public as a matter of right, for the purpose of vehicular traffic, and whether designated as a street, highway, freeway, expressway, thoroughfare, parkway, throughway, road, avenue, boulevard, lane, place, circle, or however otherwise designated.
STREET, COLLECTOR
A street intended to serve and to provide access to neighborhoods or sub-neighborhoods.
STREET, MAJOR
A street designated as a major street or thoroughfare in the official major street plan and designated to accommodate primarily major traffic movements.
STREET, MINOR
Any street not designated as a major street or collector street, and intended to serve and to provide access exclusively to the properties abutting them.
SUBDIVIDER
Any person, individual, firm, partnership, association, corporation, estate, or trust, or any other group or combination acting as a unit who may desire to develop land within the purpose and intent of these regulations.
SUBDIVISION
Any division of land intended as a unit of transfer or for development within the purpose and intent of these regulations.
[R.O. 2012 §410.030; Ord. No. 727 §1, 3-6-2000]
A. 
Procedural Requirements. Whenever a subdivider intends to develop land within the meaning of these regulations and before he/she prepares a plat, he/she shall appear before the City Planning and Zoning Commission to discuss his/her intent to develop and to discuss the type of development anticipated. At this time the City Planning and Zoning Commission shall advise the developer of the content of these regulations governing development of land and other plans of the City then in effect.
1. 
If desired, a sketch plan may be prepared and presented for review and discussion at that time. Sketch plans should generally include those items listed in Subsection (B) of this Section, Plat Requirements.
2. 
Before approval, a preliminary plan shall be submitted to the Commission and to the appropriate official of the municipality. The preliminary plan and all information and procedure relating thereto shall in all respects be in compliance with the applicable provisions of these regulations.
3. 
A written application to the Commission shall accompany the preliminary plan. The preliminary plan shall be filed in sufficient copies before the Commission not less than twelve (12) calendar days in advance of its next meeting date.
4. 
At its scheduled public meeting, the Commission shall review the preliminary plan to determine its conformity to the design standards and requirements contained in the regulations. Within ten (10) calendar days after this meeting, the Commission shall notify, in writing, the subdivider or his/her agent, the action taken by the Commission, specifying what changes or additions, if any, will be required prior to review of the final plan.
5. 
Approval of the preliminary plan shall constitute approval of the subdivision as to the character and intensity of development, the arrangement and approximate dimensions of streets, lots, and other planned features, but shall not authorize sale of lots.
6. 
After the subdivider has received official notification that preliminary plan has been approved and what changes, if any, must be made if the plan is to proceed to consideration as a final plat, the subdivider shall submit a final plan within one (1) year complying to such requirements of the Commission with reference to the preliminary plat. If submission of the final plat is not made within a twelve (12) month period, the approval of the preliminary plat shall become null and void, unless extension of time is requested and granted before the expiration date.
7. 
Before approval of the subdivision, the subdivider shall file a final plan reflecting such changes as may be required by the Commission after its review of the preliminary plan. The final plan may be submitted in sections, each covering a portion of the entire subdivision shown on the preliminary plan. The final plan may be given conditional approval upon the completion of improvements in accordance with these regulations.
8. 
Final plans shall be submitted in sufficient copies and filed with the Commission and with the appropriate official of the City of Ash Grove, not less than twelve (12) calendar days in advance of the Commission meeting at which the plan is to be considered.
9. 
The Commission shall take action and report within thirty (30) calendar days from the date of the submission of the final plan. Otherwise, such plan shall be deemed to have been approved.
B. 
Plat Requirements. Before the City Planning and Zoning Commission shall approve a plat for record, the subdivider shall show the following information on his/her plat or plats:
1. 
Name of subdivision.
2. 
Boundary of subdivision with description of enclosed property.
3. 
Name and address of owner(s).
4. 
Acreage in subdivision tract.
5. 
Date, map, scale, and north arrow.
6. 
Dimensions of street rights-of-way, block, parcel, and lot lines, and subtended angles.
7. 
Bearings of all lines not parallel or perpendicular to lines of known bearing. Interior angles of lots may be shown in lieu of bearings. All bearings shall be referred to true north.
8. 
Location of monuments.
9. 
Location of building lines.
10. 
Legal description, lot and block.
11. 
The full plan of development, showing the location of all proposed streets, roads, alleys, utility easements, parks, playgrounds, and other public areas; sewer and water facilities, proposed building setback lines for each street; proposed lot lines and approximate dimensions of lots; lot numbers in consecutive order; and all streets and other areas designed for appurtenant facilities, public use, or proposed to be dedicated or reserved for future public use, together with the conditions of such dedications or reservations.
12. 
The location, size (minima: main, eight (8) inches; lateral, four (4) inches), and material of any capped sewers, house connections, sewers, sewage disposal plan, proposed connection with existing facilities, and any other sewage.
13. 
The location, size, and material of any individual, community or public water supply facilities. The size of pipe shall be subject to approval by the Ash Grove Planning and Zoning Commission.
14. 
All storm sewers (and other drainage facilities) with the size and material of each indicated and any proposed connections with existing facilities.
15. 
Tentative cross-sections and centerline profiles for each proposed street shown on the preliminary plan. These plans may be submitted as separate sheets.
16. 
Preliminary designs of any bridges or culverts which may be required. These designs may be submitted as separate sheets.
17. 
Any changes that may be proposed in the provisions of the zoning applicable to the area to be subdivided, and suggested locations of buildings in connection therewith.
18. 
Where the preliminary plan submitted covers only a part of the subdivider's entire holding, a sketch of the prospective future street system of the unsubmitted part shall be furnished. The street system of the submitted part will be considered in the light of adjustments and connections with future streets in the part not submitted.
19. 
Certification of registered land surveyor.
20. 
Dedication of streets, alleys and easements for public use.
21. 
Certificate of approval of the City Planning and Zoning Commission.
C. 
Scale. Plats shall be prepared on sheets no larger than 24 x 36 inches and no smaller than 12 x 18 inches at a scale of not more than one (1) inch equals two hundred (200) feet on linen or other suitable drafting medium. When more than one (1) sheet is needed, an index or a key sheet shall be provided.
D. 
Monuments. Steel rods three-fourths (¾) inch in diameter and thirty-six (36) inches long shall be placed with top flush to the ground at all points of boundary intersecting streets. The location of all monuments shall be indicated on the plat filed for record. Steel rods one-fourth (¼) inch in diameter and eighteen (18) inches in length will be placed at all lot corners, flush to the ground.
[R.O. 2012 §410.040; Ord. No. 727 §1, 3-6-2000]
A. 
Conformance With Official Plans.
1. 
The subdivision plat shall conform to all official plans currently in effect.
2. 
For a period of twelve (12) months after the subdivider indicates his/her intent to subdivide, the City Planning and Zoning Commission may require the subdivider to reserve sites for public use indicated on an officially adopted plan to permit the public board, Commission, or body having jurisdiction of financial responsibility the opportunity to acquire said sites either through purchase, taking of option, or the filing of condemnation proceedings under the power of eminent domain.
B. 
Streets.
1. 
The character and location of all streets shall conform with official plans including minimum width of rights-of-way of fifty (50) feet. The City Planning and Zoning Commission may permit adjustments in the location of major streets due to topographical conditions and public convenience and safety.
2. 
For streets not indicated on official plans, the arrangement of streets in the subdivision may provide for the continuation of appropriate projection of existing principal streets in the surrounding area except where topographical or other conditions make continuance or conformance to existing streets impractical.
3. 
The location and alignment of local-service streets should be such that their use by through traffic will be discouraged. All alleys shall be dedicated to the City of Ash Grove. All alleys shall have a minimum of twenty (20) feet right-of-way.
4. 
Street intersections should be, insofar as practical, at right angles.
5. 
Street jogs and centerline offsets of less than one hundred twenty-five (125) feet should be avoided.
6. 
Street grades should be of sufficient slope to insure drainage of storm or surface water into natural or manmade ditches for disposal. Street grades shall be of minimum grade according to the Planning and Zoning Commission.
C. 
Blocks.
1. 
The use for residential purposes of rectangular blocks that are greater in length than in width is encouraged in the interest of economy to the developer and to the City in future maintenance of streets and utilities.
2. 
Provision shall be made for utility easements, when necessary, at the rear of each lot when alleys are not desired.
D. 
Residential Lots.
1. 
The shape of residential lots shall not be required to conform to any stipulated pattern. Lots should be of such shape as to best accommodate the type of house to be built in order to provide adequate spacing between houses.
2. 
The minimum lot area and width of lot shall conform with the minimum requirements as stated in the residential district in the zoning regulations of the City.
3. 
The building lines or setback lines shall conform with the minimum requirements as stated above.
E. 
Topography And Natural Features — Topographic Map. The City Planning and Zoning Commission may require a topographic map of the subdivision with a contour interval of no more than one (1) foot. The subdivider may also be required to indicate natural features such as drainage ways (creeks, etc.), ponds, trees, etc., on the topographic map.
[R.O. 2012 §410.050; Ord. No. 727 §1, 3-6-2000; Ord. No. 737 §1, 6-5-2000]
A. 
Installation Of Required Improvements.
1. 
The subdivider shall agree to complete such improvements required of these regulations as the municipality and/or Commission may require in the public interest, as a prerequisite to approval of the final plan.
2. 
No plan shall receive final plan approval by the Commission unless the subdivider shall have completed all such improvements of the standards required by these regulations and filed his/her certificate containing the signatures of the proper officials as to compliance, or shall have filed with the municipality or the Commission a performance bond in favor of the municipality in an amount equal to the estimated cost of improvements, or shall have filed a deposit with the City of a sum equal to the estimated cost of improvements. In the event a deposit is made with the City, the developer may be permitted to draw on his/her deposit upon satisfactory completion of various stages of his/her improvements.
3. 
The Commission shall require a performance bond or other performance assurance to guarantee the proper installation and construction of the following improvements:
a. 
Streets.
b. 
Sewer.
c. 
Water.
d. 
Storm drainage.
e. 
Monuments.
4. 
The Board of Aldermen shall designate the official or officials who shall be responsible for certifying proper installation of required improvements.
B. 
Required Improvements.
1. 
Monuments as set forth in Section 410.030(D) of these regulations.
2. 
Water.
a. 
The subdivision shall be provided with a complete water main supply system which shall be connected to a municipal water supply, or with a community water supply approved by the engineer of the applicable water utility company, and the Director of Public Health and Welfare of the Missouri Division of Health, with satisfactory provision for the maintenance thereof, except that, when such municipal or community water supply system is not available, each lot in the subdivision shall be provided with an individual water supply system in accordance with minimum standards approved by the Director of Public Health and Welfare of the Missouri Division of Health.
b. 
The plans for the installation of the mains of a water supply system shall be prepared for the subdivision with the cooperation of the applicable water supply agency and approved by its engineer. A statement of approval from the engineer of the water supply agency to which the subdivision will be connected shall be submitted to the Commission. Upon completion of the water supply system, one (1) copy of each of the plans for such system shall be filed with the Commission, the municipality, and the water system agency.
3. 
Sanitary sewers.
a. 
The method of sanitary waste disposal shall be determined by the Commission, giving consideration to the following order of preference.
(1) 
Connection to a public sanitary sewer system, to be in accordance with the requirements of the Sanitary Code of the Division of Health of Missouri.
(2) 
Provision by the developer of a complete private sanitary sewer system using a treatment facility, shall be in accordance with requirements of the Sanitary Code of the Division of Health of Missouri.
(3) 
Sewage disposal on individual lots.
b. 
When the subdivision is to be provided with a sanitary sewer system to be connected to an existing public sanitary sewer system, a statement of approval from the engineers of the existing sewer system to which it will be connected shall be submitted to the Commission.
c. 
When a complete private sanitary sewer system using a treatment plant is to be provided, a statement from the Missouri Water Pollution Board indicating compliance with the Sanitary Code of the Division of Health of Missouri. Adequate provision for the maintenance of such plant shall be furnished to the municipality in which the subdivision is located.
d. 
In subdivisions where neither connection to a public sewer system nor a complete sanitary sewer system is required, sewage disposal shall be provided on individual lots, consisting of septic tanks and tile absorption fields. These individual systems shall meet all applicable standards in the Sanitary Code of the Division of Health of Missouri.
e. 
The Commission reserves the right to require systems other than on-site systems in areas of twin, row or multi-family residential development.
f. 
In areas where municipal sewers are expected to be installed within a reasonable time in the opinion of the Commission, based on studies in the area, the Commission shall require that capped sewer mains and house connections be installed in addition to the required on- site facilities.
g. 
The minimum diameter of any sewer main shall be eight (8) inches and the minimum diameter of any lateral shall be four (4) inches.
h. 
Storm sewers shall not be connected to sanitary sewers.
4. 
Street improvements.
a. 
Use minimum four (4) inch aggregate base course, using Type I materials, per MoDOT Specifications Section 304 and Section 1007. The compaction of the subgrade must be approved by the Superintendent of Public Works prior to installation of base course. Developer to be responsible for all costs associated with the sampling and testing.
b. 
Use prime coat over aggregate base, per MoDOT Standard Specification Section 409 at minimum two-tenths (0.2) gallons per square yard.
c. 
Use minimum four (4) inches of plant mix bituminous base course, per MoDOT Standard Specifications Section 301.
d. 
Use minimum two (2) inches of plant mix bituminous pavement, Grade BP-2, per MoDOT Standard Specification Section 401.
e. 
Core samples from the completed pavement courses at random locations designated by the City. Take a minimum of three (3) cores for each day's production or one (1) per each three hundred (300) tons of mixture placed, whichever is the greater number. Samples to be delivered to a recognized laboratory for testing density and mixture content if required by the City. Core samples shall confirm the minimum thickness of each course. Fresh plant mix bituminous pavement materials shall be used to repair the core holes and be thoroughly compacted and level with the finished paving. Developer to be responsible for all costs associated with the sampling and testing.
f. 
Residential collector streets to have a width of twenty-seven (27) feet, back of curb to back of curb for cul-de-sacs.
g. 
All other streets to have a width of thirty-one (31) feet, back of curb to back of curb.
h. 
Concrete curb and gutter required. Construct per MoDOT Standard Specification Section 609.10. Construct two and one-half (2½) foot wide, six (6) inches thick, five and three-fourths (5¾) inches gutter to top of curb and twelve (12) inches high back of curb. Laidback type not allowed.
i. 
Sidewalks shall be four (4) feet wide, four (4) inches thick concrete placed on a compacted earth subgrade per MoDOT Standard Specification Section 608.
j. 
Design of streets. Design plans shall be prepared by a professional engineer registered in the State of Missouri and bear his seal and signature.
k. 
Roadway drainage, excavation, embankment compaction, and subgrade preparation shall comply with the design and construction standards of the Greene County Highway Department. Proof rolling of the roadway subgrade shall be performed by the use of a heavy loaded truck, with a minimum of sixteen (16) tons, driving over the subgrade. Any soft spots shall be removed, filled and compacted with suitable materials and retested. At the direction of the City, the embankment and subgrade may be required to have compaction testing to confirm the minimums of ninety-five percent (95%) density has been obtained. The developer shall be responsible for all costs associated with the sampling and testing.
5. 
Storm drainage.
a. 
Drainage facilities shall be designed by a professional engineer per Greene County specifications.
b. 
Stormwater detention facilities shall be required per standards of Greene County for design and construction.
c. 
Culvert pipes crossing streets shall be properly designed reinforced concrete with a minimum fifteen (15) inches diameter.
d. 
Culvert pipes not under streets shall be properly designed reinforced concrete or corrugated galvanized metal.
6. 
Street lights. The City shall make the determination on all placements of mercury vapor street lighting for each subdivision.
7. 
Maintenance. The subdivider shall be responsible for all maintenance on streets, ditches, waterways for water runoff, sewer and water lines to the City's satisfaction for a period of one (1) year from the date the constructed improvements are approved by the City Engineer and the Board of Aldermen.
[1]
Cross Reference — All Greene County specifications are on file in the city offices and shall be updated as Greene County updates their specifications.
[R.O. 2012 §410.060; Ord. No. 727 §1, 3-6-2000]
A. 
Requirements For Plat Approval. The City Planning and Zoning Commission shall require the following of the developer for plat approval:
1. 
Fee.
a. 
The preliminary plan shall be accompanied by a check or money order drawn to the City Treasurer in the amount of fifty dollars ($50.00), plus one dollar ($1.00) for each lot. This check is not returnable unless the Commission fails to review the plan.
b. 
The final plan shall be accompanied by a check or money order drawn to the City Treasurer in the amount of forty dollars ($40.00), plus fifty cents ($0.50) per lot over twenty (20) lots.
2. 
The preparation of an official plat, or map, suitable for filing, containing data required by Section 410.030(B), Plat Requirements.
3. 
Evidence of installation of improvements where required or compliance with Section 410.050(A).
4. 
Conformance with all other provisions of these regulations.
B. 
Approval And Recording.
1. 
After completion of the procedure outlined by these regulations and upon approval of a final plan by the Commission, the Chairman shall notify, in writing, the subdivider or his/her agent and the Board of Aldermen of the City of Ash Grove.
2. 
The Board of Aldermen shall then proceed at their next regular or special meeting to consider for approval the final plans. If the Board of Aldermen approve the plans, the proper signatures of the officials of the municipality shall be placed on two (2) final plans. The plan shall then be immediately recorded. One (1) of these plans shall remain with the County Recorder of Deeds and the other shall be returned to the City. Should the subdivider fail to record the final plans within such ninety (90) day period, the approval of the City shall be null and void unless an extension of time is requested by the subdivider in writing and is granted in writing by the City before the expiration date. The final plans shall be filed with the County Recorder of Deeds before proceeding with the sale of lots or construction of buildings.
3. 
Recording the final plan after approval of the City's Board of Aldermen shall have the effect of an irrevocable offer to dedicate all streets and other public ways and to dedicate or reserve all park reservations and school sites, and other public areas to public use, unless reserved by the subdivider as hereinafter provided. The approval of the City shall not impose any duty upon the municipality concerning maintenance or improvement of any such dedicated streets, parks, areas or portion of same until the proper authorities of the municipality shall have made actual appropriation of the same by ordinance or resolution, or by entry, use, or improvement.
4. 
The subdivider may place a notation on the final plan to the effect that there is no offer of dedication to the public of certain designated public areas, in which event the title to such areas shall remain with the owner, and local authorities shall assume no responsibility for improvement or maintenance thereof, which fact shall also be noted on the final plan.
[R.O. 2012 §410.070; Ord. No. 727 §1, 3-6-2000]
A. 
After the effective date of these subdivision regulations, January 21, 1972:
1. 
No plat shall be accepted for record unless approved by the City Planning and Zoning Commission and the Board of Aldermen.
2. 
No utilities (publicly or privately owned) shall extend its facilities to service an area unless one (1) of the following applies:
a. 
The extension is to an area where a subdivision plat of record existed prior to the effective date of these regulations.
b. 
The extension is to an area where a plat of record has been approved by the City Planning and Zoning Commission.
c. 
Installation of utilities is required before the plat can receive approval for filing for record. In this event, the City Planning and Zoning Commission will grant the utilities permission to extend facilities in accordance with specified plans.
d. 
The extension of utilities is along a public way in existence and use at the time of the effective date of these regulations, but the extension is not in a depth of greater than two hundred (200) feet from the public way.
[R.O. 2012 §410.080; Ord. No. 727 §1, 3-6-2000]
The provisions of these regulations are hereby declared to be severable. If any Section, paragraph, sentence, or clause shall be held invalid, such invalidity shall not affect the validity of any of the remaining regulations.
[R.O. 2012 §410.090; Ord. No. 727 §1, 3-6-2000]
The provisions of these regulations are the minimum standards for the protection of the public welfare. They may be modified or extended as may be necessary in the public interests.
[R.O. 2012 §410.100; Ord. No. 727 §1, 3-6-2000]
Any person, firm, or corporation which may violate any provision of these regulations or amendments thereof shall, upon conviction thereof, be subject to a fine of not less than five dollars ($5.00) and not more than five hundred dollars ($500.00). Each day said violation continues shall constitute a separate offense.