[Ord. No. 1383 §1000, 1-6-2003]
A.
Short Title. This Article shall be known as the "City of
Oak Grove Subdivision Regulations".
B.
Purpose. Responsible land subdivision is the initial step
in the process of orderly community development. Once land has been
divided into streets, lots and blocks and publicly recorded, the correction
of defects is difficult and costly.
The purpose of this document is to set forth rules and regulations
for the division of real property so that each subdivision shall be
properly coordinated with existing streets, utilities and public facilities
and for the future development of these entities. These subdivision
regulations will be helpful to City Officials and private developers
by clarifying requirements and by assuring more uniform application
of City standards for new subdivisions.
C.
Authority. The requirements and recommendations set forth
herein are designed to encourage orderly growth for the City of Oak
Grove through responsible land subdivision and adopted under the authority
of Sections 89.300 through 89.480, RSMo., Chapter 445, RSMo., and
by other applicable laws, Statutes, orders and regulations of the
State of Missouri and the City of Oak Grove.
D.
Jurisdiction. This Article shall apply to all subdivision
of land within the corporate limits of the City of Oak Grove as presently
exists or as hereafter established.
E.
Applicability. The requirements of these subdivision regulations
shall apply to any owner or owners desiring to:
F.
Exemptions. Notwithstanding the requirements of this Section,
this Article shall not apply in the following instances or transaction:
1.
The division or further division of land into lots or parcels, each
of which contains more than forty (40) acres, where such subdivision
does not involve the creation of any new streets or easements of access.
2.
A transaction between owners of adjoining land that involves only
a change in the boundary between the land owned by such persons and
does not create an additional lot or non-conformity.
3.
A conveyance of land or interest therein for use as right-of-way
or other public utilities subject to State or Federal regulation,
where no new street or easement of access is created.
4.
A conveyance made to correct a description in a prior conveyance.
5.
Any transfer by operation law.
G.
Conflict. These regulations are not intended to abrogate
any easement, covenant or any other private agreement, or restriction,
provided that where the provisions of these subdivision regulations
are more restrictive or impose higher standards or regulations than
such easement, covenant or other private agreement or restriction,
the requirements of these subdivision regulations shall govern. Where
the provisions of the easement, covenant or private agreement or restriction
impose duties and obligations more restrictive, or higher standards
than the requirements of these subdivision regulations, or the determinations
of the Planning and Zoning Commission or the Board of Aldermen in
approving a subdivision or in enforcing these subdivision regulations
or determinations thereunder, then such private provisions shall be
operative and supplemental to these subdivision regulations and determination
made thereunder.
H.
Conditions. Regulation of the subdivision of land and the
attachment of reasonable conditions to land subdivision is in the
public interest and an exercise of valid Police power delegated by
the State to the City. The subdivision of land is a privilege conferred
upon the developer by the laws of the State of Missouri and through
these subdivision regulations. It is the developer who is seeking
to acquire the advantages of lot subdivision and upon him/her rests
the duty of compliance with the requirements of this Article, all
other applicable provisions of the City Code, reasonable conditions
imposed by the Planning and Zoning Commission and/or the Board of
Aldermen and the Planning and Zoning Commission, and the Board of
Aldermen are hereby authorized to impose such conditions upon the
approval of a final plat, as applicable, in order to ensure that the
City's public health, safety and general welfare are provided for
and protected.
[Ord. No. 1383 §1001, 1-6-2003; Ord. No. 1515 §12, 6-5-2006]
A.
Division Of Responsibility.
1.
Administration of these subdivision regulations is vested in the
following governmental branches, agencies, department or individuals
of the City Government:
2.
Each of the above-named governmental branches, agencies, departments
or individuals shall have the responsibilities hereinafter set forth.
B.
Duties Of The Zoning Officer. The Zoning Officer shall administer
the provisions of this Article and in furtherance of such authority
shall:
1.
Maintain up-to-date subdivision regulations, including amendments
thereto, and permanent and current records with respect to this Unified
Development Ordinance.
2.
Receive, file and transmit application, sketch plans, preliminary
plats and final plats to the designated review groups as specified
in this Unified Development Ordinance.
3.
Inform applicants of the procedural requirements for subdivision
approval, discuss and review sketch plans in regard to the type and
density of use as proposed in the Comprehensive Plan.
C.
Duties Of The Oak Grove Planning And Zoning Commission. The
Oak Grove Planning and Zoning Commission shall:
1.
Review and recommend approval, approve conditionally or disapprove
preliminary plats.
2.
Review and recommend approval or disapproval of final plats.
3.
Transmit the final plat to the Board of Aldermen for approval and
acceptance or rejection of dedication of streets, alleys and other
public ways and sites.
4.
Make such other determinations and decisions as may be required of
the Planning and Zoning Commission from time to time by these subdivision
regulations or the applicable Section of the Missouri Statutes.
D.
Duties Of The Board Of Aldermen. The Board of Aldermen shall approve all final plats and accept or reject dedications of streets, alleys and other public ways and sites shown on all plats and approve a written agreement with the subdivider as required in Section 405.440(E). The Board of Aldermen shall also accept or reject financial guarantees from the subdivider in lieu of immediate completion of installment of improvements required by this Unified Development Ordinance.
E.
Duties Of The City Engineer. The City Engineer shall:
1.
Review and recommend approval, conditional approval or disapproval
of preliminary plats to the Planning Commission and Board of Aldermen.
2.
Review and recommend approval, conditional approval or disapproval
of final plats to the Planning Commission and Board of Aldermen.
3.
Review engineering plans for the construction of public improvements
for compliance with the ordinances of the City and recommend approval,
conditional approval or disapproval of the engineering plans to the
Planning Commission and Board of Aldermen.
F.
Filing Fees And Other Costs. Prior to the filing of a preliminary
or final plat, the following fees shall be paid:
1.
The filing fee for a preliminary plat shall be set according to the
fee schedule adopted by the City of Oak Grove.
2.
The filing fee for a final plat shall be set according to the fee
schedule adopted by the City of Oak Grove.
3.
Any direct cost incurred by the City of Oak Grove above and beyond
filing fees outlined in this Section shall be billed to and paid by
the applicant before final determination by the Board of Aldermen.
4.
All developers shall deposit monies as determined in the fee schedule
for placement of future outdoor warning sirens. The deposit shall
be made at the time of final platting along with administrative fees
and fees associated with street lights. Monies shall be placed into
an escrow account for the sole purpose of purchasing, placing and
maintaining outdoor warning sirens within and adjacent to the City
limits of Oak Grove, Missouri.
5.
Any other fees, taxes or assessments related to the subdivision of
land adopted by the City of Oak Grove.
[Ord. No. 1383 §1002, 1-6-2003; Ord. No. 1515 §13, 6-5-2006]
A.
Pre-Submittal Conference.
1.
Application filing procedures. Before submitting
a preliminary plat, the owner or his/her agent and the owner's engineer
or land planning consultant shall confer with the Zoning Officer,
the City Engineer and other staff as designated by the City of Oak
Grove to determine the applicable ordinances and regulations. The
purpose of the inquiry is for the owner to become familiar with procedures
required by the City of Oak Grove, including:
a.
Procedure for filing plats;
b.
Availability of City sewer and water;
c.
Comprehensive Plan requirements for improvements such as major streets,
land use, parks, schools and open spaces;
d.
Zoning requirements for the property in questions and adjacent properties;
and
e.
Special setback requirements for arterial, collector and local streets.
2.
Conference procedures. After submittal of the subdivision
plan, the Zoning Officer, the City Engineer and other designated members
of the City staff shall hold a conference with the subdivider to discuss
the character of the subdivision, the adequacy of sanitary and other
services, streets, pavement, stormwater drainage, and provisions for
maintenance of public or common property, or sanitary and water supply
services and of the character of the subdivision, minimum dwelling
size and such other matters as are relevant to the preparation of
a preliminary plat.
B.
Review Of Sketch Plan. The Zoning Officer shall review the
sketch plan and shall be available to meet with the subdivider to
discuss any findings or recommendations. The purpose of the review
shall be to inform the applicant of the requirements of development
regulations as they apply to the subdivision. One (1) copy of the
sketch plan shall be retained by the Zoning Officer for his/her records.
C.
Contents Of Sketch Plan. Prior to the filing of a preliminary
plat, the subdivider should submit to the office of the Zoning Administrator
plans and data showing the subdivider's ideas and intentions in the
platting of the proposed subdivision. The subdivider should outline
and describe the existing conditions of the site and the proposed
development to supplement the drawings and sketches required below.
Should the subdivider submit a sketch plan, the plan shall contain
the following:
1.
A general location of the proposed subdivision and its relationship
to existing community facilities. Such location maps shall show the
location and name of subdivision, existing streets and highways, schools,
parks and playgrounds.
2.
The proposed layout of streets, lots and other features in relation
to existing utilities and other conditions. Proposed land use, parks,
playgrounds and other public areas shall be shown on the sketch plan.
This plan may be submitted in the form of a freehand sketch map on
a map in scale.
3.
The subdivider shall submit the following with the sketch plan:
a.
A statement describing the existing and proposed community facilities
and utilities on and adjacent to the property to be subdivided.
b.
A statement of proposed protective covenants, if any.
c.
A statement of the approximate number of lots the proposed subdivision
will contain, together with typical proposed lot widths and depths.
d.
Aerial or ground photographs which show the character and topographic
features of the land, if available.
[Ord. No. 1383 §1003, 1-6-2003; Ord. No. 1515 §§14 —
18, 6-5-2006]
A.
Application For Subdivision Approval. Any person desiring
to subdivide land that is subject to the provisions of this Article
shall file with the Zoning Officer a complete application form and
the appropriate filing fee.
B.
Filing Of Preliminary Plat. Twenty-five (25) copies of the preliminary plat and additional information as required by Article III, Section 405.075 of the Unified Development Code shall be filed with the Zoning Officer in accordance with the schedule adopted by the Planning and Zoning Commission. The copies of the preliminary plat and all appropriate information shall then be transmitted to the Planning and Zoning Commission for appropriate action.
C.
Filing Fee. The preliminary plat shall not be accepted for
filing until the subdivider has paid a filing fee and all required
drawings and information have been submitted.
D.
Written Notification. The applicant shall provide the names
and addresses of the abutting property owners of the proposed subdivision.
The City shall attempt to notify, by mail, all abutting property owners
of the boundaries of the property for which the application is filed.
Failure to receive notice by mail does not invalidate any action taken.
E.
Contents Of Preliminary Plat. The preliminary plat shall contain information and data set out in Section 405.420(K) of this Article.
F.
Distribution And Review Of Preliminary Plat. The Zoning
Officer shall distribute one (1) or more copies of the preliminary
plat to the following governmental agencies, departments and other
persons as may be deemed appropriate for the particular proposed subdivision:
City Engineer, fire district, the Police Department, the school district,
the Missouri Department of Transportation (if the subdivision is near
a State highway) and any utility companies providing gas, electric
or telephone service in or near the subdivision. The agencies, departments
and persons named in this Section shall have a minimum of ten (10)
working days to review the preliminary plat and to make their report
and recommendations to the Planning and Zoning Commission. The agencies,
departments and appropriate persons named in this Section shall return
preliminary plats, report and recommendations to the Planning and
Zoning Commission. If such report has not been returned to the Zoning
Officer prior to one (1) week before the Planning and Zoning meeting,
the proposed plat shall be submitted to the Planning and Zoning Commission
without recommendations by the reviewing agency or department.
G.
Adjacency Compatibility For Residential Development.
Submission requirement. All single-family residential
preliminary and final plat applications shall, upon the request of
the Zoning Officer, Planning and Zoning Commission or Board of Aldermen,
contain a statement, on a form provided by the Zoning Officer, regarding
the compatibility of the proposed development with adjacent proposed
or existing development that addresses the following considerations:
1.
Street separation between the proposed development and the adjacent
development;
2.
Density of development, measured in dwelling units per acre;
3.
Restrictions on types of fencing, parking of specific vehicles, dog
runs and outbuildings;
4.
Similarity of architectural style and character of structures in
transition areas, including front elevations, exterior materials and
roof pitch;
5.
Classification and mixture of building types, including ranch, raised-ranch,
split-level, multi-level, earth contact and two-story structures;
6.
Green space or common area in transition areas, including areas,
structures and amenities for the exclusive use and maintenance of
homeowners of a subdivision;
7.
Streetscape, including distinctive and aesthetic features of special
street signage, street lighting fixtures, street trees and other landscaping;
8.
Lot width;
9.
Lot depth;
10.
Setbacks; and
11.
Square footage of homes in transition areas measured by total finished
floor area.
|
|
Only proposed adjacent development for which a preliminary plat
has been approved shall be considered in a statement regarding adjacency
compatibility submitted pursuant to this Section.
|
H.
Action By The Planning And Zoning Commission On Preliminary Plat. The Planning and Zoning Commission shall consider the preliminary
plat within sixty (60) days of its receipt by the Zoning Officer or
at the next regular meeting for which the Zoning Officer may schedule
the plat. The Planning and Zoning Commission shall review and consider
the reports and recommendations of the agencies, departments and persons
to whom the preliminary plat has been submitted for review.
1.
The Planning and Zoning Commission shall determine, based on the
evidence before it, whether the preliminary plats meets the design
standards and requirements of these subdivision regulations and conforms
to the requirements of the Unified Development Code, Comprehensive
Plan and other applicable provisions of the policies and standards
of the City of Oak Grove.
a.
If the preliminary plat does comply with all requirements, the Planning
and Zoning Commission shall approve the preliminary plat; the approval
shall be recorded on or attached to the preliminary plat.
b.
If the preliminary plat is in general compliance but not complete
compliance, the Planning and Zoning Commission may grant conditional
approval of the preliminary plat. The conditions of such approval
shall specify the modifications necessary to achieve full compliance.
No final plat shall be recommended for approval unless such modifications
are included to the satisfaction of the Planning and Zoning Commission.
The conditions of approval shall be recorded on or attached to the
preliminary plat.
c.
If the preliminary plat is not in compliance with all requirements,
the Planning and Zoning Commission shall disapprove of the preliminary
plat.
2.
If the preliminary plat is not approved, the subdivider may modify
the preliminary plat and resubmit it to the Planning and Zoning Commission.
If the plat is amended and resubmitted within sixty (60) days of the
disapproval of the original preliminary plat, no additional filing
fee shall be required. The Planning and Zoning Commission may reconsider
the preliminary plat at a regular meeting for which the Zoning Officer
may schedule the plat.
I.
Effect Of Approval Of Preliminary Plat.
1.
Approval of the preliminary plat shall not constitute acceptance
of the subdivision by the Board of Aldermen but shall be considered
permission to prepare and submit a final plat. Preliminary plat approval
shall be effective for no more than two (2) years from the date approval
was granted unless, upon the request of the subdivider, the Board
of Aldermen grants an extension. If the preliminary plat approval
expires, the preliminary plat shall be resubmitted, with all necessary
fees, as if no such plat had ever been approved.
2.
Applicant must request an extension of the preliminary plat within
two (2) years of the last acceptance date of said preliminary plat
or within two (2) years of the last approved final plat in said subdivision.
An extension of the preliminary plat can only be requested if said
plat remains unchanged from last acceptance. A request for extension
does not require an application fee or notification of surrounding
property owners.
3.
Traffic study. Upon approval of the preliminary
plat and prior to preparation of the final plat and construction plans,
a traffic study may be requested by the City Engineer to determine
the impacts of the proposed development on the existing street system.
The traffic study must be prepared by a professional engineer licensed
in the State of Missouri.
J.
Construction Plan Submittal. Upon approval of the preliminary
plat and prior to submission of the final plat, the developer must
then proceed with the detailed construction plans required for all
facilities and utilities. When the construction plans are completed,
the developer then may submit the construction plans and the final
plat to the Planning and Zoning Commission and Board of Aldermen for
their review and approval. Submittal of the construction plans shall
be made not less than twenty (20) days prior to the Planning and Zoning
Commission meeting at which time the plans are to be considered. All
improvements and facilities are required to be installed prior to
issuance of a building permit.
K.
Contents Of Preliminary Plat.
1.
The preliminary plat shall be submitted for review of the entire
site, including all phases of construction. The site may be broken
out into phases for final platting, once the Planning and Zoning Commission
has approved the preliminary plat.
2.
Twenty-five (25) paper print copies of the preliminary subdivision
plat shall be furnished for review.
3.
The preliminary plat for a subdivision shall be a formal plan, drawn
to scale, indicating prominent existing features of a tract and its
surroundings and the general layout of the proposed subdivision and
shall meet the requirements outlined herein. The preliminary plat
shall contain the following information:
a.
Proposed name of subdivision. Names shall not duplicate
too closely or resemble names of existing subdivisions.
b.
Location of boundary lines in relation to section, quarter sections
or quarter-quarter section lines and any adjacent corporate boundaries
comprising a legal description of the property.
c.
The names and addresses of the owner, subdivider and engineer or
surveyor.
d.
The plat shall be drawn with a standard engineering scale and a minimum
dimension of one (1) inch equals one hundred (100) feet.
e.
The date, north point and legend.
f.
A vicinity or general location map showing section lines, the subdivision,
adjacent subdivisions, corporate limits, main traffic arteries and
other prominent features.
g.
The layout, number and approximate dimensions of lots, the number
or letter of each block and the minimum lot size in square feet.
h.
Existing conditions.
(1)
The location, width and name of each existing or platted street
or other public way, utility rights-of-way, parks and other public
open spaces, permanent buildings within or adjacent to the proposed
subdivision, and other important features such as section lines and
corners, survey monuments and political subdivision boundaries.
(2)
All existing sewers, water mains, gas mains, culverts, or other
underground installations within the proposed subdivision or immediately
adjacent thereto with pipe size, grade and locations shown.
(3)
The names of adjacent subdivisions and property owners directly
abutting the proposed subdivision.
(4)
Topography (unless specifically waived by the City Engineer)
with contour intervals of not more than five (5) feet referenced to
U.S.G.S. datum; the location of watercourses, ravines, bridges, lakes,
wooded areas, approximate acreage, and such other existing features
as may be pertinent to the subdivision. In areas where grades are
gentle, a lesser contour interval may be required.
(5)
The location and character of all adjacent existing public utility
lines, including sewers (storm and sanitary), water, gas and power
lines. If a community sewage treatment plant or other type of community
disposal system is to be installed or constructed to serve all or
certain portions of the proposed subdivision, the general plan for
such community type sewage treatment or disposal system shall be shown
and so identified on the preliminary plat.
(6)
Areas subject to flooding by a storm having the probability
of occurring once in fifty (50) years, and areas in the official 100-year
floodplain (as determined by the Federal Emergency Management Agency)
shall be shown.
(7)
Zoning on and adjacent to the tract.
(8)
Location, elevation and description of the bench mark controlling
the vertical survey tied to U.S.G.S. datum.
i.
The following information with respect to the manner in which the
tract is to be subdivided and developed shall be included on the preliminary
plat.
(1)
Streets, showing the location, width, names and approximate
grades thereof, the preliminary plat shall show the relationship of
all streets to any projected streets shown on any development plan
adopted by the Planning and Zoning Commission. Where the plat submitted
includes only a part of the tract owned by the subdivider, a tentative
plan of a proposed future street system for the unsubdivided portion
shall be prepared and submitted by the subdivider. No street names
shall be used which will duplicate or be confused with the names of
existing streets. Existing street names shall be used where they are
or would be logical extensions of existing streets, even though separated
by undeveloped land. Street names shall be subject to the approval
of the Planning and Zoning Commission.
(2)
Location and size of proposed parks, playgrounds, church or
school sites, or other special uses of land to be considered for dedication
to public use, or to be reserved by deed or covenant for the use of
all property owners in the subdivision, and any conditions of such
dedication or reservation.
(3)
Easements showing width and purpose.
(4)
Building setback lines with dimensions.
(5)
Sites, if any, to be allocated for development with other than
single-family dwellings and indication of any lots on which use other
than residential is proposed by the subdivider.
(6)
Location and type of utilities to be installed.
(7)
Location and width of proposed sidewalks in conformance with Section 405.440(C)(5).
j.
The following data and information shall be submitted with the preliminary
plat. If practical, such data and information may be shown on the
preliminary plat. Otherwise, separate statements and/or maps shall
accompany the preliminary plat.
(1)
Proposed deed restrictions, if any, in outline form.
(2)
Stages of development sequence if the total area is not proposed
to be developed as one (1) unit.
(3)
Minimum livable floor area standards as follows:
(a)
At the time of approval of a preliminary plat for a residential
subdivision, the Planning and Zoning Commission shall designate a
minimum livable floor area classification for all lots within the
subdivision. Livable floor area shall not include open or screened
porches, garages or basements, whether finished or unfinished.
(b)
Subdivisions are to be classified in a manner that minimizes
the difference in dwelling sizes between adjacent residential developments.
Unless the developer requests a higher classification, the Planning
and Zoning Commission shall not classify the subdivision more than
one (1) step lower than the classification of the abutting subdivision.
More than one (1) classification may be established within a subdivision
when the Planning and Zoning Commission finds such multiple classifications
appropriate to provide a more harmonious transition in dwelling sizes.
However, no more than one (1) classification may be imposed on a single
block within the subdivision. In the event the proposed subdivision
adjoins land not previously classified, the Planning and Zoning Commission
may designate a classification or classifications for the proposed
subdivision that will, in its judgment, be in harmony with the surrounding
area. In so doing, the Planning and Zoning Commission may take into
account the average livable floor area and the minimum dwelling size
requirements set for in deed restrictions of adjoining subdivisions
and the overall intent of this Section.
(c)
The range of classifications and livable floor area shall be
as follows:
|
Classification
|
Minimum Livable Floor Area
(square feet)
| |
|---|---|---|
|
A
|
2,600+
| |
|
B
|
2,000
| |
|
C
|
1,800
| |
|
D
|
1,600
| |
|
E
|
1,400
| |
|
F
|
1,200
| |
|
G
|
1,000
|
(d)
Approved dwelling size classifications shall be depicted on
the final plat that is submitted for recordation.
(e)
No building permit shall be issued for construction of a single-family
dwelling that contains a total livable floor area less than the livable
floor area permitted by the classification approved by the Planning
and Zoning Commission, and it shall be unlawful to construct a dwelling
with less total livable floor area than the classification requires.
(f)
Each single-family dwelling to be constructed on land not previously
assigned a minimum livable floor area classification shall contain
a minimum floor area of one thousand (1,000) square feet.
(4)
A statement of the improvements that will be installed by the
developer and the time when such improvements will be completed. This
statement shall be of sufficient detail to permit determination of
whether such improvements will comply with these regulations and other
applicable Statutes, ordinances and regulations. If the nature of
the approval of the preliminary plat is not practical, the Planning
and Zoning Commission may waive the submission of such details, provided
that they are submitted at least thirty (30) days prior to the date
that approval of the final plat is requested.
(5)
Preliminary plans and profiles of streets, sanitary sewer, storm
sewers and water lines may be required. The location of bridges and
culverts may also be required.
(6)
All preliminary and final plats must be prepared and sealed
by a professional engineer licensed by the State of Missouri. All
construction plans associated with a preliminary and final plat must
be prepared and sealed by a professional engineer licensed by the
State of Missouri.
(7)
A drainage study including analyses of existing and proposed
drainage area, peak flows and storm sewer system capacities. Existing
and proposed stormwater detention/retention basins shall also be described
and performance calculations provided.
(8)
A traffic study including an analysis of the impacts on the
adjacent street network may be required by the City.
[Ord. No. 1383 §1004, 1-6-2003; Ord. No. 1515 §§19 —
22, 6-5-2006]
A.
Filing Of The Final Plat. Ten (10) copies of the final plat and three (3) copies of final improvement plans, as required by Article III, Section 405.075, shall be filed with the Zoning Officer sixty (60) days prior to the date of the meeting on which the plat is to be heard. The copies of the final plat and all appropriate information shall then be transmitted to the Planning and Zoning Commission for appropriate action and then forwarded to the Board of Aldermen for approval.
An expedited review process may be requested by the developer
to shorten the review period. The developer may be required to par
additional fees as identified in the schedule of fees in order to
pay for consultants services or any staff overtime. The minimum fee
must be paid at the time of application and the developer must request
the thirty (30) day deadline in writing.
B.
Official Subdivision Submission Date. For the purpose of
these subdivision regulations, the date that the plat is placed on
the agenda and action is taken by the Planning and Zoning Commission
shall constitute the official submittal date of the plat at which
the sixty (60) day period required by Section 89.420, RSMo., for formal
approval or disapproval of the plat commences to run.
C.
Action By The Planning And Zoning Commission. Within forty-five
(45) days after consideration of the final plat, the Planning and
Zoning Commission shall recommend approval, conditional approval or
disapproval of the final plat. If the Planning and Zoning Commission
recommends disapproval of the final plat, it shall advise the subdivider
in writing of the reasons for such recommendation within ten (10)
days after such action. The Planning and Zoning Commission shall recommend
approval of a final plat if it is:
1.
Substantially the same as the approved preliminary plat;
2.
There has been compliance with all conditions, restrictions and requirements
of this Article and of all other applicable ordinances and design
standards of the City;
3.
There has been compliance with any condition that may have been attached
to the approval of the preliminary plat.
D.
Failure Of Planning And Zoning Commission To Act On The Final Plat. Within sixty (60) days after the submission of a plat to the Commission,
the Commission shall recommend approval, conditional approval or disapprove
the final 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.
E.
Submission Of Plat To The Board Of Aldermen. Before a final
plat is recorded and consideration by the Planning and Zoning Commission,
the Board of Aldermen shall either approve by ordinance or disapprove
the final plat and accept or reject the dedication of land for public
purposes within thirty (30) days and after the first (1st) meeting
of the Board of Aldermen after the plat was submitted to the City
Clerk. If the plat is disapproved, the subdivider shall be notified
of the reasons for such disapproval. If the Board of Aldermen rejects
any dedications on the final plat, they shall advise the subdivider
in writing of the reasons for such rejection.
F.
Staged Development Of Final Plat. The foregoing provisions
of these subdivision regulations to the contrary notwithstanding,
an approved preliminary plat may be submitted for final approval in
separate geographic units rather than as a whole, provided the following
conditions are met:
1.
Each unit of a plat of subdivision for single-family residences shall
contain an area of sufficient size based on physical conditions and
ability to install improvements economically. Such units should contain
at least twenty (20) lots.
2.
The approval of the Planning and Zoning Commission upon the advice
of the City Engineer as to the feasibility of such development in
separate units, including the feasibility of the proposed sequence
of development, shall be secured.
3.
A final plat of at least one (1) unit shall be submitted for approval
within one (1) year from the date of approval of the preliminary plat,
and final plats of all such units shall be submitted for approval
within five (5) years from date that the preliminary plat was approved.
The Planning and Zoning Commission on application of the subdivider
may from time to time grant extensions on time within which to submit
final plat, provided that each such extension shall be for more than
one (1) year.
4.
All steps required for the approval of final plat, including the
recording thereof, shall be adhered to with respect to each unit so
submitted.
G.
Recording Of The Final Plat. No plat shall be recorded or
filed with the office of the Recorder of Deeds until such plat has
been approved by the Board of Aldermen; all dedications of rights-of-way,
easements and other property have been accepted by the Board of Aldermen;
and the design and financing of all improvements has been agreed to
by both the subdivider and the Board of Aldermen. The financing responsibility
for the cost of recording the plat with the Recorder of Deeds shall
be borne solely by the subdivider. The subdivider must record the
plat with the Recorder of Deeds and the cost shall be borne solely
by the subdivider. The subdivider must record the final plat within
sixty (60) days from the date of approval, or such plat is null and
void.
H.
Building And Other Permits. No building permits or occupancy
certificates shall be issued for a building or structure on any lot,
tract or parcel of any subdivision that is subject to the provisions
of these subdivision regulations until a copy of the recorded plat
of subdivision is available for examination by the official charged
with issuing building permits and/or occupancy certificates. No such
permits or certificates shall be issued until there has been compliance
with all of the provisions of these subdivision regulations and conditions
of plat approval. Building permits will not be issued until all public
improvements are installed and accepted by the City of Oak Grove.
I.
Contents Of The Final Plat.
1.
The final plat shall be a complete and exact subdivision plat, prepared
for official recording as required by Statute, to define property
boundaries, proposed streets and dedications.
2.
The final plat shall be prepared by a registered land surveyor in
the State of Missouri and bear his/her official seal.
3.
Ten (10) paper print copies of the final subdivision plat shall be
furnished for review.
4.
After the final plat has been approved by the Planning and Zoning
Commission and rights-of-way and easements have been accepted by the
Board of Aldermen, a minimum of ten (10) copies of the final plat,
of which five (5) will be paper prints and five (5) will be mylar
prints, shall be submitted.
5.
The final plat prepared for recording purposes shall be drawn with
a standard engineering scale and a minimum dimension of no less than
one (1) inch equals one hundred (100) feet. The size of the sheets
on which final plats are submitted shall be at least sixteen and one-quarter
(16¼) inches by nineteen (19) inches and shall not exceed twenty-four
(24) inches by thirty-six (36) inches. Each sheet shall have a one
and one-quarter (1¼) inch binding edge along the left side
(narrow dimension) and a one-quarter (¼) inch border along
all other sides. 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 more than two (2) sheets are required, an index sheet of the same
dimensions shall be filed showing the entire development at a smaller
scale.
6.
The final plat shall show and contain the following information:
a.
The name of the subdivision (not to duplicate or closely approximate
the name of any existing subdivision).
b.
The location by section, township, range, County and State, and including
legal descriptive boundaries of the subdivision, based on an accurate
traverse, giving angular and linear dimensions which must mathematically
close. The allowable error of closure on any portion of a final plat
shall be not more than one (1) in three thousand (3,000) for residential
subdivisions and one (1) in ten thousand (10,000) for commercial subdivisions.
All calculations shall be furnished showing bearings and distances
of all boundary lines and lot lines.
c.
The location of the boundary shall be shown in reference to existing
official monuments or the nearest established street lines, including
true angles and distances to such reference points or monuments.
d.
The location of lots, streets, public highways, alleys, parks and
other features with accurate dimensions in feet and decimals of feet,
with the length of radii and/or arcs of all curves, and with all other
information necessary to reproduce the plat on the ground. Dimensions
shall be shown from all angle points and points of curve to lot lines.
e.
Lots shall be clearly numbered. If blocks are to be numbered or lettered,
these should be shown clearly in the center of the block.
f.
Approved dwelling size classifications as defined in Section 405.420(K)(3)(j)(3)(c).
g.
The exact locations, right-of-way widths, and names of all streets
to be dedicated and the right-of-way width and names of any existing
streets.
h.
The location and width of all easements to be dedicated. If the easement
is being dedicated by the plat, it shall be properly referenced in
the owner's certification of dedication.
i.
Boundary lines and description of boundary lines of any areas other
than streets and alleys which are to be dedicated or reserved for
public use.
j.
Building setback lines on front and side streets with dimensions.
k.
The location of all monuments required to be installed by the provisions
of these subdivision regulations.
l.
The names of adjoining subdivisions.
m.
The names and addresses of the developer, surveyor and/or professional
engineer making the plat.
n.
The regulatory flood elevation.
o.
Statement dedicating all easements, streets, alleys, and all other
public areas not previously dedicated.
p.
The following certificates, which may be combined where appropriate:
(1)
A certificate signed and acknowledged by all parties having
any record, title or interest in the land subdivided and consenting
to the preparation and recording of said subdivision map.
(2)
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.
(3)
The acknowledgement of a notary in the following form:
|
STATE OF MISSOURI
|
)
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|---|---|---|---|---|---|
|
)
|
SS
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COUNTY OF JACKSON
|
)
|
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Be it remembered that on this _____ day of _______________,
20___, before me, a notary public in and for said County and State,
came ____________________, to me personally known to be the same person
who executed the foregoing instrument of writing and duly acknowledged
the execution of same. In testimony whereof, I have hereunto set my
hand and affixed by notarial seal the day and year above written.
| |||||
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(SEAL)
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Notary Public
| ||||
|
My Commission Expires: _______________
| |||||
(4)
The certificate of the Planning and Zoning Commission in the
following form:
|
|
This plat of _______________ addition has been submitted to
and a recommendation forwarded to the Board of Aldermen by the Oak
Grove Planning and Zoning Commission this ____ day of _______________,
20___.
|
|
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Chairman, (with actual name)
|
(5)
The approval of the plat and acceptance of easements and rights-of-way
by the Board of Aldermen in the following form:
|
This plat of ____________________ addition, including easements
and rights-of-way accepted by the Board of Aldermen has been submitted
to and approved by the Oak Grove Board of Aldermen by Ordinance No.
____________________ duly passed and approved by the Mayor of Oak
Grove, Missouri, on the _____ day of _______________, 20___.
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|---|---|---|---|---|---|
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(SEAL)
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Mayor, (with actual name)
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ATTEST:
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City Clerk,
(with actual name)
|
City Engineer,
(with actual name)
| ||||
(6)
A blank space for noting entry on the transfer record in the
following form:
|
|
Entered on transfer record this _____ day of _______________,
20___.
|
|---|---|
|
|
Deputy County Recorder of Deeds
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(7)
Supplemental information to be submitted with final
plat. The following additional data shall be submitted with
the final plat:
(a)
A title report by an abstract or a title insurance company or
an attorney's opinion of title showing the name of the owner of the
land and all other persons who have an interest in, or an encumbrance
on, the plat. The consent of all such persons shall be shown on the
plat.
(b)
A certificate showing that all taxes and special assessments
due and payable have been paid in full; or if such taxes have been
protested as provided by law, monies or other sufficient escrows guaranteeing
such payment of taxes in the event the protest is not upheld may be
placed on the deposit with such officials or governing bodies to meet
this requirement.
(c)
A copy of any deed restrictions applicable to the subdivision.
(8)
The City Engineer shall have the authority to adopt and publish
specifications for completion on subdivision surveys, based on the
current Minimum Standards for Property Boundary Survey's 10 CSR 30-2,
Missouri Code of State Regulations. All subdivision surveys shall
comply with the specifications adopted and published by the City Engineer.
[Ord. No. 1383 §1005, 1-6-2003; Ord. No. 1822, 8-3-2015]
A.
Authorization For Approval Of Minor Subdivision. If a proposed plat of subdivision or resubdivision complies with the requirements of Subsection (B) of this Section, then the Zoning Officer may approve the minor subdivision. The Zoning Officer shall be responsible for determining whether a proposed plat meets the requirements of Subsection (B) of this Section.
B.
Requirements For Approval Of Minor Subdivisions. In order to qualify for approval in the manner provided in Section 405.430(C), a proposed plat of subdivision shall comply with the following requirements:
1.
The proposed plat of subdivision shall include not more than five
(5) acres;
2.
The proposed plat of subdivision shall create not more than five
(5) lots, tracts or parcels or land;
3.
No public street or easement of access is sought to be dedicated,
or is contemplated or projected, through (as opposed to adjacent to)
the lot, tract or parcel proposed to be subdivided or resubdivided;
and
4.
The proposed plat of subdivision shall be in the form required by Section 405.425 of these subdivision regulations and shall contain all the data, information and certifications required on final plats by Section 405.425 of these subdivision regulations other than the signature block which shall reflect approval by the Zoning Officer rather than the Board of Aldermen by ordinance.
C.
Procedure
For Approval Of Minor Subdivisions.
1.
Minor subdivisions submitted for approval shall be filed with the Zoning Officer. The Zoning Officer may require to be submitted the topographic information required under Section 405.420 whenever the property to be subdivided or resubdivided is traversed by or is adjacent to a known watercourse, including intermittent streams.
2.
The approval of a minor subdivision shall be subject to the provisions
of these subdivision regulations, except insofar as the Sections requiring
prior approval of or compliance with an approved preliminary plat
and any approvals required by the Planning Commission and the Board
of Aldermen.
[Ord. No. 1383 §1006, 1-6-2003; Ord. No. 1515 §§23 —
36, 6-5-2006]
A.
Scope. All subdivisions of land subject to these subdivision
regulations shall conform to the design standards of this Article.
B.
Comprehensive Plan. Subdivisions should be in conformance
with the Comprehensive Plan of the City of Oak Grove, Missouri.
C.
Access. All lots located in any subdivision shall be served
directly by a public street except those served by private streets
may be permitted as a part of a planned unit development or equivalent
thereto.
D.
Streets.
1.
In any new subdivision, the street layout shall conform to the arrangement,
width and location indicated on the latest version of the Comprehensive
Plan as approved by the Planning Commission. Streets shall be designed
and located in proper relation to existing and proposed streets, to
the terrain, to such natural features as streams and tree growth,
to public convenience and safety, to the proposed use of the land
served by such streets, and to the most advantageous development of
the adjoining area. Each lot within the subdivision shall provide
access to a dedicated public street, except those served by private
streets may be permitted as part of a planned unit development or
equivalent thereto. Proposed streets shall extend to the boundary
line of the tract being subdivided unless prevented by topography
or other physical conditions; or unless in the opinion of the Planning
and Zoning Commission such extension is not necessary or desirable
for the coordination of the layout of the subdivision or for the advantageous
development of the adjacent tracts.
2.
The standards within these subdivision regulations recognize and
reference subdivision streets by functional classification.
3.
Whenever the proposed subdivision contains or is adjacent to a limited
access highway or where lots back onto a public street, the subdivision
shall provide the following treatment:
a.
In residential districts a buffer strip at least twenty-five (25)
feet in depth shall be provided in addition to the normal lot depth
required. The strip shall be a part of the platted lots and shall
have the following restriction letter on the face of the plat:
"This strip reserved for the planting of trees or shrubs by
the owner or developer: the building of structures hereon is prohibited."
b.
In commercial and industrial districts adjacent to limited access
highways, no parallel street shall be less than one hundred fifty
(150) feet from said right-of-way or limited access highway.
4.
Streets shall intersect each other at right angles unless otherwise
dictated by topography or other factors of good design.
a.
The number of intersections along major streets shall be held to
a minimum. Wherever practical, the distance between such intersections
shall not be less than twelve hundred (1,200) feet.
b.
Property lines at street intersections shall be rounded with a minimum
radius of fifteen (15) feet. The City Engineer may require a greater
radius where anticipated traffic justifies such a requirement.
c.
Streets parallel to a limited access highway shall, when intersecting
a major street, highway or a collector street, be located at a minimum
distance of two hundred fifty (250) feet from the right-of-way for
said limited access highway. Such distance, when desirable and practical,
shall be determined with due consideration of the minimum distance
required for the future separation of grades by means of appropriate
approach gradients.
d.
Local streets need not continue across major or collector streets;
but if the centerline of such local street approaches the major streets
from opposite sides thereof within one hundred fifty (150) feet, however,
the City Engineer may require an appropriate easement to accommodate
drainage facilities, pedestrian traffic or utilities.
5.
The minimum right-of-way of all proposed streets shall be as follows:
|
Type of Street
|
Right-of-Way
| |
|---|---|---|
|
Broadway (south of I-70 and north of 21st Street)
|
100 feet minimum
| |
|
Broadway (north of I-70 and south of 21st Street)
|
120 feet minimum
| |
|
Primary arterial
|
120 feet minimum
| |
|
Secondary arterial
|
80 feet minimum
| |
|
Residential/commercial/industrial collector
|
60 feet minimum
| |
|
Rural collector
|
80 feet minimum
| |
|
Local
|
50 feet minimum
| |
|
Marginal access street
|
40 feet minimum
| |
|
Alleys
|
20 feet minimum
| |
|
Pedestrian ways
|
8 feet minimum
|
|
|
Parkways: Any street designated as a parkway will ordinarily
require thirty (30) feet of right-of-way in addition to the right-of-way
required above.
|
|
|
Minimum highway right-of-way shall be established by the Missouri
Department of Transportation.
|
|
|
Every cul-de-sac shall terminate in a circular turnaround having
a minimum right-of-way diameter of one hundred (100) feet.
|
6.
The minimum pavement width of all proposed streets, measured back
of curb to back of curb, shall be as follows:
|
Type of Street
|
Pavement
| |
|---|---|---|
|
Primary arterial
|
56 feet minimum
| |
|
Secondary arterial
|
48 feet minimum
| |
|
Residential/commercial/industrial collector
|
36 feet minimum
| |
|
Rural collector
|
36 feet minimum
| |
|
Local
|
28 feet minimum
| |
|
Marginal access street
|
28 feet minimum
| |
|
Pedestrian ways
|
6 feet minimum
| |
|
Sidewalk
|
4 feet minimum
|
|
|
Parkways: The Planning and Zoning Commission may establish supplemental
standards for the construction of parkways.
|
|
|
Minimum highway right-of-way shall be established by the Missouri
Department of Transportation.
|
|
|
Cul-de-sac: The minimum pavement width for a cul-de-sac shall
be a radius of thirty-nine (39) feet from the centerpoint.
|
7.
Unless necessitated by exceptional terrain and subject to the approval
of the City Engineer, the maximum street grades shall not exceed the
following:
|
Type of Street
|
Maximum Grade in Percentage
| |
|---|---|---|
|
Major arterial
|
6%
| |
|
Minor arterial
|
6%
| |
|
Collector
|
8%
| |
|
Minor (local/residential street)
|
10%
| |
|
Cul-de-sac (excluding turnaround)
|
10%
| |
|
Cul-de-sac (turnaround only)
|
10%
| |
|
Alleys
|
10%
| |
|
Pedestrian ways
|
10%
|
|
|
All changes in street grade shall be connected by vertical curves
and be designed for safe stopping sight distance as determined by
the City Engineer using Federal highway administration design criteria.
|
|
|
Wherever practical, street grades shall be established in such
a manner to avoid excessive grading, promiscuous removal of ground
cover and tree growth, and a general leveling of the terrain. Grades
so established will reduce hazards by maintaining adequate sight distance
for classification of streets and design speeds.
|
8.
The centerline radius of a horizontal curve shall be as follows:
|
Type of Street
|
Minimum Curve Radius
| |
|---|---|---|
|
Major arterial
|
1,200 feet
| |
|
Minor arterial
|
700 feet
| |
|
Collector
|
450 feet
| |
|
Local
|
200 feet
|
|
|
A minimum tangent length of one hundred (100) feet shall be
provided between curves of opposite direction on arterial and collector
streets. A minimum tangent length of fifty (50) feet shall be provided
between curves of opposite direction on residential streets.
|
|
|
The developer may request a variance to the above minimums based
on engineering considerations of topography, length of street, number
of curves and other factors which may dictate a lesser radius. The
Board of Aldermen, with the review and recommendation of the Planning
and Zoning Commission and the City Engineer, may approve such request.
|
9.
Where an existing dedicated or platted half-street is adjacent to
the tract being subdivided, the other half (½) of the street
right-of-way shall be dedicated by the subdivider. Half-street dedications
for minor streets are not permitted, unless there is satisfactory
agreement with the City that both adjacent developers agree to dedicate
and construct one-half (½) of the street.
10.
Street names shall be suggested by the developer and approved by
the Planning and Zoning Commission at the time of the preliminary
plat approval.
11.
Minimum sight distance shall be provided at each intersection by
providing an area free of trees, shrubs, signs or other obstructions
greater than two (2) feet in height as measured from the elevation
at the edge of pavement. Sight distance triangles at intersecting
streets shall be in accordance with the current edition of the American
Association of State Highway and Transportation Officials (AASHTO)
"A Policy on Geometric Design of Highways and Streets". Every effort
shall be made to select intersection locations so that the maximum
sight distance is possible.
12.
Suburban estate streets. Street design in subdivisions with lots three-quarter (¾) acres in area or larger may be modified from the design requirements of Section 405.435 based on the review of the City Engineer and the approval of the Planning and Zoning Commission
13.
Cul-de-sac streets. Cul-de-sac streets shall be
not more than six hundred (600) feet in length measured from the centerline
of the cul-de-sac to the centerline of the connecting street (eight
hundred (800) feet in subdivisions of one-half (½) acre or
larger lots). Exceptions may be made where topographic or other unusual
existing conditions so require. Cul-de-sacs shall terminate with a
minimum outside property line turnaround radius of fifty (50) feet
and a minimum curb line radius of thirty-nine (39) feet. The use of
a "T" design for the cul-de-sac's terminus may be considered for cul-de-sacs
of short length (less than three hundred (300) feet) when specifically
approved by the Planning and Zoning Commission with the recommendation
of the City Engineer.
14.
Decorative islands.
When specifically reviewed by the Planning and Zoning Commission
and approved by the Board of Aldermen, islands to be used for landscaping,
statuary or to other decorative purposes may be constructed by a developer
in a dedicated reserve in the center of a cul-de-sac or other roadway
pavement section. Decorative islands shall not be approved if it is
possible that their installation would in any way impede traffic or
create unsafe condition as directed by the City Engineer.
If decorative islands are approved, the developer shall, as
condition of such approval, assign full responsibility for maintenance
of such islands to the homeowners' association created by the developer
for the subdivision. Provisions of the homeowners' association articles
of agreement related to such maintenance shall be reviewed by the
Planning and Zoning Commission and approved by the Board of Aldermen
before approval of the final plat. A sinking fund shall be established
by any such association to finance the maintenance of private streets,
monthly accounting of which shall be submitted annually to the City
Clerk.
15.
Private streets. Private streets are generally unacceptable
in subdivisions in which any of the streets are dedicated to the public.
Exceptions will be considered in commercial and industrial subdivisions
if they are constructed to the standards of this Section and in planned
unit developments. A homeowners' association or business district
association shall be formed to maintain any private street. A sinking
fund shall be established by any such association to finance the maintenance
of private streets, monthly accounting of which shall be submitted
annually to the City Clerk.
16.
Marginal access streets. Where marginal access streets
are required, the developer shall be responsible for improving said
marginal access streets according to City standards and shall dedicate,
after construction, such streets and right-of-way to the City of Oak
Grove. A landscaped strip at least twenty (20) feet wide shall be
provided between a marginal access street and the adjacent street.
17.
Street names and signs. Street names shall not duplicate
names of any existing street in Oak Grove and adjacent communities
except where a new street is a continuation of an existing street.
Street names that are spelled differently but sound the same shall
be avoided. Generally, no street should change direction by more than
ninety degrees (90°) without a change in street name. The street
name pattern established by Oak Grove shall be continued except as
approved by the City Engineer. Night-glowing street signs, approved
by the City Engineer, will be purchased and installed by the City
at all street intersections at the developer's expense.
18.
Street classification. The Planning and Zoning Commission
shall determine the classification of all streets. The City Engineer
shall first determine street classification in new subdivisions when
the preliminary plat of a subdivision is submitted. The Board of Aldermen
shall determine the final classification as approval of the final
plat is made by that Board.
19.
Standard street sections and details. The Subsections
which follow set forth standard street sections and details which
are to be used for future residential, minor secondary thoroughfare
and collector, and major secondary thoroughfare and collector streets
and for primary thoroughfares constructed with the City of Oak Grove.
a.
Design for persons with disabilities. Access ramps
for disabled persons shall be installed whenever new curbing or sidewalks
are constructed or reconstructed in the City of Oak Grove. Such ramps
shall conform to Americans with Disabilities Act (ADA) standards subject
to review and approval by the City Engineer. These standards shall
apply to any City street or connecting street on which curbs and sidewalks
are required by this Article or on curb and sidewalk having been prescribed
by the Board of Aldermen.
b.
Approval of grades. Profiles of streets shall be
submitted to and approved by the City Engineer. Submittal information
required for review of the preliminary plat shall include preliminary
street profiles. Final calculated street profiles will be required
in submittal of construction plans required during review of the final
plat.
c.
Maximum and minimum grades. The grades of all streets
shall not be greater than the maximum grades for each classification
as set forth in this Section, except where topographical conditions
unquestionably justify a departure from this maximum as determined
by the City Engineer and approved by the Board of Aldermen. The minimum
grade for all streets shall be at least one percent (1%).
d.
Compaction requirements for cut and fill areas. All
fill areas within the street right-of-way shall be compacted to ninety-five
percent (95%) of standard maximum density. Layers shall be placed
in depths not to exceed ten (10) inches of loose material. All embankment
materials and compaction methods shall be subject to approval of the
City Engineer. In cut areas, the top of the subgrade under areas to
be paved shall be scarified and compacted to a minimum depth of six
(6) inches to not less than ninety-five percent (95%) of standard
maximum density at optimum moisture. Maximum density shall be determined
in accordance with requirements of the standard compaction test.
e.
Approval of subgrade. The City Engineer shall approve
the subgrade before any base course or surface is placed thereon.
The subgrade shall be constructed so that it will be uniform in density
throughout. The entire width and length shall conform to line, grade
and typical cross section shown on the plans or as established by
the City Engineer. If any settling or washing occurs or where hauling
results in ruts or other objectionable irregularities, the contractor
shall reshape and reroll the subgrade before the base or surfacing
is placed. The City Engineer may require additional subgrade modification
(fly-ash treatment, replacement with aggregate, etc.) where subgrade
soils lack adequate strength.
f.
Sewer and water work before base construction. No
base course work may proceed on any street until all trenching for
storm and sanitary sewers and for water lines within an area extending
five (5) feet behind curbs has been properly backfilled satisfactory
to the City Engineer. Wherever possible, the developer shall schedule
installation of gas or buried electric utility lines so that the trenches
for such lines can be properly backfilled before street base course
construction.
g.
Storm sewer and inlets. Manholes, storm sewers,
inlets and utility valves shall be adjusted to meet the proper grade
of street or yard areas to the satisfaction of the City Engineer.
20.
Exceptions for existing improvements.
a.
Where the proposed subdivision is a resubdivision or concerns an
area presently having any or all required improvements as previously
set out and where such improvements meet the requirements of this
Section and are in good condition as determined by the Board of Aldermen
upon its consideration of the opinion of the City Engineer, no further
provision need be made by the subdivider to duplicate such improvements.
However, where such existing improvements do not meet said requirements
as determined by the Board of Aldermen upon its consideration of the
opinion of the City Engineer, the subdivider shall provide for the
repair, correction or replacement of such improvements so that all
final improvements will then meet said requirements as determined
by the Board of Aldermen upon its consideration of the opinion of
the City Engineer.
b.
Where the proposed subdivision is a resubdivision or concerns an
area presently abutting or continuing any existing public street of
less than the minimum required right-of-way width or roadway width,
land shall be dedicated so as to provide a minimum street right-of-way
width established by these subdivision regulations or by the policy
of the Board of Aldermen; and the subdivider of such proposed subdivision
shall provide an additional roadway pavement meeting the minimum standards
set by these subdivision regulations and the Board of Aldermen. The
Board of Aldermen shall determine what adjustment to make where the
aforesaid widening merges with existing streets which are of smaller
width at the boundary of such proposed subdivision. The Board of Aldermen
may reduce the minimum roadway system in the proposed subdivision
if the extension of such roadway is already improved at each end of
such roadway in the subdivision and the roadway in the proposed subdivision
is two (2) blocks or less in length.
E.
Block And Lot Design. The lengths, widths and shape of lots
shall be suited for the planned use of the land, zoning requirements,
and need for convenient access, control and safety of street traffic
and the limitations and opportunities of the terrain. Block lengths
in residential areas shall not, as a general rule, be less than six
hundred (600) feet in length between street lines unless dictated
by exceptional terrain or other limiting factors of good design. Blocks
shall have sufficient width to provide for two (2) tiers of lots of
appropriate depth except where otherwise required to separate residential
development from through traffic. Pedestrian ways or crosswalks of
not less than ten (10) feet in width shall be provided near the center
and entirely across any block that is nine hundred (900) feet or more
in length and deemed essential in the opinion of the Planning and
Zoning Commission to provide adequate pedestrian circulation or access
to schools, shopping center, churches, parks or transportation facilities.
At the time of preliminary plat approval, this requirement may be
modified in an instance where this access is adequately served otherwise.
F.
Large Lots Or Parcels. When land is subdivided into larger
parcels than ordinary building lots, parcels shall be arranged in
such a manner as to allow for the opening of future streets and local
further resubdivision of the parcels. Minor subdivisions are prohibited
in final platted subdivisions where additional buildable lots are
created.
G.
Lot Design. The lot size, width, depth, shape and orientation,
and the minimum setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
1.
Lot dimensions shall conform to the requirements of the zoning regulations
unless established in accordance with this Section.
2.
The minimum widths of residential lots measured at the setback lines
thereof shall not be less than:
3.
Residential lots fronting or backing on major streets shall be platted
with extra depth to permit increased distances between the buildings
and traffic ways.
4.
The slope of a residential lot shall not exceed a ratio of three
to one (3:1). On lots that exceed this ratio, vertical walls with
appropriate safety devices shall be required.
5.
Where lots front upon a cul-de-sac or curved street having a radius
of two hundred (200) feet or less, the minimum lot widths set forth
above shall be measured at the building setback line along an arc
parallel to the right-of-way of such cul-de-sac or curved street.
Such lots shall also be laid out so that their lot frontage, as measured
on the arc of such right-of-way line, is not less than fifty percent
(50%) of the required lot width measured at the building setback line.
6.
The area of the street right-of-way shall not be included and calculated
in the area of the lot with respect to minimum lot area requirements
of these subdivision regulations or of the Unified Development Code
applicable to the property. Lots shall be required to have more than
the minimum area dimensions provided for in this Section where such
greater area or dimensions are required to meet the yard requirements
of the Unified Development Code.
7.
Double frontage and reverse frontage lots may be approved at the
time of preliminary plat approval where necessary to provide separation
of residential development from through traffic or overcome specific
disadvantages of terrain and orientation.
8.
The depth and width of properties reserved or laid out for commercial
and industrial purposes shall be adequate to provide for the off-street
service and parking facilities required by the type of use and development
contemplated.
9.
Corner lots for residential use shall have extra width to permit
appropriate building setback from, and orientation to, both streets.
10.
As established in the Unified Development Code, frontage and side
yard setback requirements shall be the same on other sides of the
streets for residential structures to provide a consistent line-of-sight
throughout the entire subdivision. Recorded final plats and current
preliminary plats, shall be exempt from this Article. If a preliminary
plat is not renewed within the two (2) year period, all new ordinances
shall apply.
11.
Lot elevation relative to sewer line elevation. Minimum
basement floor elevations (MBF) shall be shown on each sewerable lot
of the recorded plat. Minimum low opening elevations (MLO) shall be
shown on each lot adjacent to a waterway on the recorded plat. MBFs
and MLOs may need to be revised in the event the "as-built" engineering
plans show a significant change in the elevation of the sanitary sewer
main or in the elevation of the 100-year floodplain.
H.
Dams, Retention Basins And Siltation Control.
1.
Where dams are proposed in any subdivision, they shall be designed
by a professional engineer registered in the State of Missouri. A
preliminary engineering report, including soil investigations and
design procedures, shall be submitted to the City Engineer for review.
When a dam is planned on private property, the engineer shall certify
that the dam is constructed in accordance with the approved plans
and specifications. All dams are subject to compliance with the laws
of the State of Missouri and the regulations of the Missouri Department
of Natural Resources.
2.
When the proposed development of a subdivision would increase the
runoff of stormwater onto adjoining properties above that normally
expected for residential development typical for the City, detention
basins may be required on-site to control the rate of runoff except
as otherwise permitted by the City Engineer on the basis of an individual
subdivision design and approval on the preliminary plat.
3.
Downstream property owners shall be protected from adverse flooding
and siltation by such methods as are approved by the City Engineer.
I.
Conformance To Applicable Rules And Regulations.
1.
In addition to the regulations established herein, all subdivision
plats shall comply with the following laws, rules and regulations:
a.
All applicable provisions of the Missouri Statutes.
b.
The City of Oak Grove Unified Development Code, Building and Housing
Codes Standard Contract Documents and Technical Specifications and
Design Criteria for Utility and Street Construction, as adopted by
the City, and all other applicable laws.
c.
The latest edition of the KC-APWA Standard Specifications and Design
Criteria as adopted by the City of Oak Grove.
d.
The Comprehensive Plan as adopted.
e.
The special requirements of these subdivision regulations and any
adopted policies and rules of the City Engineer and the Department
of Natural Resources of the State of Missouri
f.
The rules of the Missouri Department of Transportation if the subdivision
of any lot contained therein abuts a State highway or connecting street.
g.
The standards and regulations adopted by the City Engineer and all
boards, commissions, departments, agencies and officials of the City
adopted pursuant to any law or ordinance.
2.
Plat approval may be withheld if a subdivision is not in conformity
with the above guidelines or the intention and purpose of these subdivision
regulations.
[Ord. No. 1383 §1007, 1-6-2003; Ord. No. 1515 §§37 —
42, 6-5-2006]
A.
Minimum Improvements. The developer shall submit to the
City a firm contract providing for the construction and completion,
within a reasonable time frame, of the public improvements as specified
by the engineer's plans and specifications.
1.
The following are considered minimum public improvements:
a.
Installation of eight (8) inch sewer line and four (4) inch service
connection to all adjacent lots;
b.
Extension of eight (8) inch water distribution mains and six (6)
inch service connections to all adjacent lots in accordance with the
City's minimum specification;
c.
Installation of concrete curb and concrete gutter and backfill;
d.
Installation of paving in accordance with the City's minimum specifications;
e.
Installation of storm sewers or surface drainage where required by
the City;
f.
Installation of sidewalks according to the City's minimum specifications;
and
g.
Installation of street lights according to the City's minimum specifications.
2.
All of the above improvements shall be extended to the boundary of
the subdivision, unless otherwise approved by the Planning and Zoning
Commission with the recommendation of the City Engineer.
3.
All public improvements shall be completed in accordance with the
plans and specifications approved by the City Engineer and "as built"
plans shall be filed in the City Engineer's office at the completion
of improvement.
B.
Easements.
1.
The City Engineer may require general utility easements of adequate
width along lot lines where necessary or advisable for poles, wires,
conduits, sanitary sewers, gas, water, power and other utility lines
as dictated by the plans of the developer to provide utility connections.
The following are established as minimum width for any general utility
easements:
a.
Front line easements — ten (10) feet on each side of the public
street only.
b.
Side line easements — five (5) feet on each side of the lot
line.
c.
Rear line easements — seven and one-half (7½) feet if
adjacent to a general utility easement of at least five (5) feet in
width, otherwise ten (10) feet.
2.
Suitable drainage easements as required by the City Engineer shall
be dedicated on the subdivision plat to provide for the natural drainage
of stormwater through the plat and in consideration of proposed improvements.
The minimum width for drainage easements shall not be less than fifteen
(15) feet for closed conduits and twenty (20) feet for open channels
but in any case shall provide for conveyance of a 50-year storm flow
with additional width of no less than ten (10) feet for construction
and maintenance equipment and operations. These drainage ways shall
be improved to the extent necessary to properly accommodate storm
flows in a manner to eliminate erosion and possible loss and damage
to life, land and property. Any variation to these standards (such
as location, width and alignment) should be noted on the final plat
certified and approved by the City Engineer.
C.
Required Improvements.
1.
The subdivider shall cause a registered land surveyor to install
permanent reference points on all perimeter corners of the property.
2.
(Reserved)
3.
All required improvements shall be designed and built in accordance
with the latest edition of the Kansas City Metropolitan A.W.P.A. design
criteria unless otherwise noted in the City of Oak Grove's public
improvement standards.
a.
Off-site road improvements. When an area to be subdivided
contains lots adjacent to an existing road, said road shall be suitably
improved as required by the street construction standards for the
City Of Oak Grove based on its functional classification.
b.
Grading. All streets shall be graded to their full
right-of-way width as approved by the City Engineer.
c.
Paving. Road base and paving shall be installed
in accordance with the specifications and standards adopted by the
City of Oak Grove.
d.
Curbs and gutters. Vertical face curbs and gutters
shall be installed in accordance with the specifications and standards
adopted by the City of Oak Grove. Roll back curbs shall be permitted
in areas along streets serving single-family residences or in other
residential areas where curb cuts cannot be predetermined.
4.
Bridges and culverts shall be constructed only at locations approved
by the City in accordance with plans and specifications approved by
the City Engineer. Plans shall be prepared and sealed by an engineer
licensed by the State of Missouri.
5.
Sidewalks shall be constructed on both sides of all streets in all
zoning districts except for "R-1". In the "R-1" District, sidewalks
shall, at a minimum, be installed only on one (1) side of all streets.
In large lot subdivisions, no sidewalks are required. However, in
the interest of a better arrangement of pedestrian circulation and
to accommodate special design features of the developments, this requirement
may be waived with conditions if the development is part of a plan
approved by the Planning and Zoning Commission. Also, sidewalks may
be required exceeding the above standards if they are necessary to
complete pedestrian ways across a lower density development. Sidewalks
in residential development shall be constructed prior to the issuance
of certification of occupancy. The design and installation of sidewalks
shall meet all State and Federal requirements.
6.
Storm drainage and sanitary sewers shall be designed by applicant's
registered professional engineer, approved by the City and installed
by the subdivider.
7.
Water distribution system, including the number and location of fire
hydrants, shall be designed by a registered professional engineer
and approved by the City and installed by the subdivider.
8.
Street name signs and traffic control signs shall be provided by
the developer in accordance with the standards and specifications
of the City. The City shall replace and maintain said signs after
the initial installation by the developer.
9.
Sewage treatment plants and pumping stations, if approved, shall
be constructed in accordance with the specifications and standards
of the Missouri Department of Natural Resources. Plans shall be prepared
and sealed by an engineer licensed by the State of Missouri.
10.
A street light plan shall be designed by applicant's registered professional
engineer and approved by the City. The City shall take the necessary
steps in its capacity as a municipal corporation to secure placement
of street lights by Missouri Public Service Company. The subdivider
shall agree to pay all costs of installation and all costs incurred
by the City for said street lights of a period of five (5) years.
A bond or other financial assurance in a form acceptable to the City
Attorney may be required to ensure payment.
11.
All public utilities must be installed underground. Plans for underground
facilities shall be prepared by, or at the direction of, the agency
involved.
D.
Recommended Improvements.
1.
Tree planting. If planting of street trees is proposed
by the subdivider or if otherwise required in compliance with the
plan approval, the placement and species to use under varying conditions
will be approved by the Zoning Officer.
2.
Subdivision identification signs. Subdivision identification
signs, if desired, shall be placed at entrances to the subdivision
and shall be within an easement or private property. The developer
or homeowners' association is responsible for the maintenance and
upkeep of the identification signs as originally approved and installed.
Location of signs shall be subject to the provisions of the subdivision
regulations, as well as other applicable ordinances.
3.
Limited access. Whenever the proposed subdivision
contains or is adjacent to a major street or highway, adequate protection
of residential properties, limitations of access, and the preparation
of through and local traffic shall be provided by reversed frontage
with screen planting, provided by the developer and approved by the
City, contained in a non-access reservation along the rear property
lines.
There shall be no reserve strips controlling access to streets
except where control of such strips is definitely placed under conditions
approved by the Planning and Zoning Commission.
Frontage roads may be provided by the developer with the concurrence
of the Planning and Zoning Commission and will be shown on the preliminary
plat, provided such frontage roads shall be approved by the State
of Missouri or United States Government, when applicable.
E.
Agreement For The Installation Of Improvements. Prior to
the approval of a final plat by the Board of Aldermen for any subdivision
located in the City of Oak Grove or in any area where improvements
are required to be installed to City standards, the subdivider shall
enter into a written agreement with the City, in which all required
improvements are specified, together with method of construction and
provisions for payment of the cost thereof.
F.
Inspection Of Improvements.
1.
Administrative fee. The subdivider shall pay to the City an administration fee as set forth in the schedule of fees for the review and processing of the subdivision plat and construction plan. The subdivision plat shall not be signed until the administrative fee has been paid and inspection services guaranteed as described in Subsection (F)(2) hereof.
2.
Inspection of improvements. The subdivider shall
contract with a professional engineer registered in the State of Missouri
qualified to perform surveying, staking, inspection and testing services,
and "as-built" construction plans and furnish to the City a copy of
said contract. Upon inspection, if any of the required improvements
have not been completed in accordance with the City's construction
standards and specifications, the subdivider shall be responsible
for completing said improvements. Building permits shall not be issued
until an affidavit, signed and sealed by a registered professional
engineer, has been delivered to the City stating all the required
improvements have been in accordance with the approved plans, standards
and specifications.
The City Engineer will perform the final inspection of all public
improvements.
G.
Vacation Of Undeveloped Subdivision. When no lots on a plat
of subdivision have been sold, the subdivider may request the vacation
of the plat prior to the time that the improvements covered by the
bond are installed, and when such plat is vacated, all fiscal sureties
shall be returned to the subdivider.
[Ord. No. 1383 §1008, 1-6-2003; Ord. No. 1515 §§43 —
48, 6-5-2006]
A.
Final Construction Plans. The subdivider or developer shall have plans and engineering drawings, complete with other engineering information, as specified in Section 405.445(B), prepared for required improvements by a registered engineer. The complete plans, drawings and other engineering information shall be submitted in duplicate to the City Engineer at least thirty (30) days prior to the requested approval date of final plat. Failure to submit these plans, drawings and other information shall be considered an automatic extension of or a waiver by the subdivider of any time limitation for plat approval.
B.
Content Of Engineering Drawings. Engineering plans, drawings
and other engineering information shall contain the following data
and information and shall conform to the following requirements:
1.
All plans, profiles and details of proposed improvements shall be
on standard plan and profile sheets or other appropriate sheets. Each
sheet of the drawings shall be on twenty-four (24) inches by thirty-six
(36) inches sheets with an appropriate border and a title block along
the right edge of the plans. The title block shall contain at least
the name of the subdivision, a brief description of the information
shown on the individual sheet, the name and address of the developer,
the name, address and professional seal of the engineer, the date
of the original drawing and the date of any revisions to the drawing.
A vicinity map shall be shown on the cover sheet. Plans and profiles
shall be shown to a horizontal scale of one (1) inch equals one hundred
(100) feet and a vertical scale of one (1) inch equals ten (10) feet,
or a horizontal scale of one (1) inch equals fifty (50) feet and a
vertical scale of one (1) inch equals five (5) feet. The scale and
north point shall be clearly indicated on each sheet. If the drawings
consist of three (3) or more sheets, there shall also be an appropriate
cover or title sheet showing the entire subdivision at a suitable
scale, the subdivision name, a brief description of the nature of
the drawings, an index to the drawings and other applicable information.
2.
Plans, profiles and details for roadway and sidewalk construction
shall show profiles of the existing topography elevations, profiles
of proposed sidewalks, curb and street centerline elevations, intersection
control elevations, paving geometrics, typical cross sections and
other data required to staking and construction. Construction specifications
and cost estimates shall be submitted with the plans.
3.
Plans, profiles and details of storm sewer and storm drainage improvements
shall show existing profiles, proposed flow-line profiles, grades
and elevations, manhole details, drainage structure details and inlet
details, plus any other data necessary for staking and construction.
Construction specifications and cost estimates shall be submitted
with the plans. Copies of engineering calculations may also be required
submittals for review.
4.
Plans and details of the proposed water distribution system and water
supply facilities shall show all information necessary for review
and construction of the systems, including line sizes, fire hydrant
locations and valve locations. Construction specifications and cost
estimates shall be submitted with the plans. Copies of engineering
calculations may also be required submittals for review.
5.
Plans, profile and details for sanitary sewer systems and sewage
treatment facilities shall show line sizes, grades flow-line elevations
and other information necessary for plan review and construction.
Construction specifications and cost estimates shall be submitted
with the plans. Copies of engineering calculations may also be required
for submission and review.
6.
Grading plans for all lots and tracts in the subdivision requiring
cut or fill of more than thirty (30) inches showing the existing ground
contours, proposed finish ground contours, temporary erosion and sediment
controls and drainage shall be submitted. Construction specifications
and cost estimates shall be submitted with the plans.
7.
When unusual site conditions exist, the City Engineer may require
additional plans, drawings and specifications as may be necessary
for adequate review of the proposed improvements.
8.
All plans shall be based on USGS datum. Bench mark descriptions and
elevations shall be shown on the plan sheets.
9.
All plans for underground wiring shall be prepared by or at the direction
of the agency involved.
C.
Review Of Engineering Drawings. The City Engineer shall
require review all engineering drawings in order to determine whether
such drawings are consistent with the approved preliminary plat and
comply with the design standards. If such drawings are consistent
and so comply, the City Engineer shall forward to the Planning and
Zoning Commission a notice that they so conform and comply. In the
event that the drawings do not so conform and comply, the City Engineer
shall notify the subdivider in writing of the specific manner in which
such drawings do not so comply, and the subdivider may then correct
such drawings. If such drawings are not corrected, the City Engineer
shall forward to the Planning and Zoning Commission a notice as to
the items of non-compliance.
D.
Recommendation By Planning And Zoning Commission. The Planning
and Zoning Commission shall not consider a final plat until the City
Engineer has approved the engineering drawings and any other required
plans.
E.
Construction Permits. No improvements shall be constructed nor shall any preliminary work thereto be done until such times as the engineering drawings have been approved and a construction permit issued. Improvements shall be in compliance with all of the requirements relating to the agreement specified in Section 405.440(E). Permits shall have a required time limit for completion of the work with a provision that would include any authorized time extension. Preliminary grading may take place if a grading plan has been approved by the City Engineer and a grading permit has been issued.
F.
Certificate Of Insurance. The contractors shall indemnify
the City and shall provide a certificate of insurance naming the City
as an insured. The certificate of insurance shall be on a form furnished
by the City, or an industry standard, approved by the City. The contractor
shall secure and maintain throughout the duration of construction
insurance of types and in amounts as may be necessary to protect the
contractor and the interests of the City against all hazards or risk
of loss. It shall be the responsibility of the contractor to maintain
adequate insurance coverage at all times. The contractor may satisfy
the liability limits required for each type of insurance by securing
and maintaining an umbrella excess liability type policy. Satisfactory
certificates of insurance shall be filed with the City before a construction
permit will be issued. The liability limits shall not be less than:
|
Type Of Insurance
|
Limits
| |
|---|---|---|
|
Workers' Compensation
|
Statutory
| |
|
Automobile liability and bodily injury
|
$500,000.00 per person;
$2,000,000.00 per occurrence
| |
|
Property
|
$100,000.00 per occurrence;
$2,000,000.00 combined single limit
| |
|
Comprehensive general liability (including
products and completed operations)
|
$500,000.00 per occurrence;
$2,000,000.00 aggregate
|
G.
Performance Bonds.
1.
The contractor shall furnish a performance bond before a construction
permit will be issued as security for the faithful performance of
all his/her obligations under the "Agreement for the Installation
of Improvements". Each bond shall be in the amount at least equal
to the contract price and in such form and with such sureties as acceptable
to the City.
2.
Mud deposit. Each developer working within the City
limits of Oak Grove shall deposit a sum as set forth in the schedule
of fees at the time of issuing individual building permits. Said deposit
shall be guarantee that the permit applicant, and any subcontractors
of employees of such applicant, will keep streets and sidewalks in
the area in which they are working free and clear of dirt, gravel,
rubbish or other construction debris. The City Engineer may waive
the deposit required by this Section when the applicant is an individual
homeowner. A refund of the mud deposit will be processed after approval
of the final occupancy permit.
3.
No person, firm or corporation shall dump or deposit or cause to
be dumped or deposited any dirt, gravel, rubbish, leaves or other
debris, including, but not limited to, lumber, paper, trash, concrete
or metal, in any street right-of-way, gutter, storm sewer, waterway
or drainage way. Erosion of soil which flows onto any street, right-of-way,
gutter, storm sewer, waterway or drainage way from property before
or during construction shall be considered as depositing dirt, grave
or other construction debris.
If, upon inspection by the Building Inspector, City Engineer
or any of their designated representatives, it is determined that
dirt, gravel, rubbish, leaves or other debris has been dumped or deposited
in any street, right-of-way, gutter, storm sewer, waterway or drainage
way in violation of the provisions of this Section, he/she shall then
notify the responsible permittee or permittees and establish a twenty-four
(24) hour period to make the affected area free of said dirt, gravel
or debris. If within the twenty-four (24) hour period the said area
is not clear, the City Engineer or his/her designee may authorize
the City to take necessary action to clean up the said area and assess
all charges at an established hourly rate, but in no case will the
charges be less than two (2) hours for labor, materials and equipment.
H.
Escrow Deposits In Lieu Of Completion Of Improvements. In lieu of completion and dedication of all public improvements, the subdivider may cause a construction escrow account to be established by placing monies on deposit with the City in amounts sufficient to secure the satisfaction construction, installation and dedication of the incomplete portion of required improvements. The dollar amount of the escrow account will be based on the firm construction estimate provided by the developer and approved by the City Engineer. Escrow accounts shall not be established for the minimum improvements as outlined in Section 405.440(A), but may be utilized for perimeter street improvements and off-site improvements.
I.
Final Inspection.
1.
Construction inspection. Construction of any public
improvement, or grading of land in conjunction with approved plans,
shall be limited over weekends and/or holidays. If said improvement
is to be inspected by the City of Oak Grove, such construction must
be left uncovered, lined with safety fence and stabilized until inspection
of that portion of construction has been conducted. If improvements
have been constructed and covered without inspection thereto, the
City of Oak Grove may require that particular section be uncovered,
at the sole expense of the contractor, and inspected.
Connection to and/or construction within twenty-five (25) feet
of any existing public improvement is strictly prohibited on weekends
and over holidays.
2.
All improvements constructed or erected shall be subject to inspection
by the City Engineer. The cost attributable to all inspections required
by this Article shall be set forth in the schedule of fees and charged
to and paid by the subdivider.
a.
All phases of roadway and sidewalk construction.
b.
All phases of construction including, but not limited to, water lines,
sanitary sewer lines, storm sewer, underground wiring and other required
improvements.
If the City of Oak Grove is responsible for inspecting said
improvement, verbal approval to cover must be obtained from either
the Public Works Inspector or Public Works Director. When possible,
a request for inspection shall be made at least one (1) full business
day's hours in advance.
3.
Upon completion of all improvements within the area covered by the
final plat, the subdivider shall notify the City Engineer who shall
thereupon conduct a final inspection of all improvements installed.
If such final inspection indicates that there are any defects or deficiencies
in any such improvements as installed, or if there are any deviations
in such improvements as installed from the final engineering plans
and specifications, he/she shall notify the subdivider in writing
of such defects, deficiencies or deviations and the subdivider shall,
at his/her sole expense correct such defects or deviations. When such
defects, deficiencies or deviations have been corrected, the subdivider
shall notify the engineer that the improvements are again ready for
inspection.
J.
Report To The City Engineer. If a final inspection indicates
that all improvements as installed contain no defects, deficiencies
or deviations, the City Engineer shall certify that all improvements
have been installed in reasonable conformity with the engineering
plans and specifications accompanying the plat.
K.
As-Built Drawings. Upon completion of the work or any phases
thereof, the developer shall furnish permanent, reproducible "as built"
drawings of the work to the City.
L.
Survey Monuments. All required survey monuments disturbed,
destroyed, obliterated or lost during construction shall be replaced
upon completion of the work by the developer or his/her contractors
at the cost of the developer.
M.
Maintenance Bond And Maintenance Of Improvements.
1.
When all or parts of required improvements in a subdivision are installed
and the required inspections have been made, the developer shall furnish
to the City a maintenance bond equal to fifty percent (50%) of the
construction cost of said improvements. Said maintenance bond shall
be conditioned that improvements shall endure without need of repairs
for a period of two (2) years, said maintenance bond shall be on the
form as provided by the City of Oak Grove.
2.
Within the time period prescribed by the bond, the contractor, as
ordered by the City Engineer, shall repair, replace or rebuild such
portions of the work which are found to be faulty because of material
or workmanship. The contractor shall begin the remedial work not later
than five (5) days after the order from the engineer. In case the
contractor does not start the remedial work within the above time
limit or in case of an emergency condition caused by faulty workmanship,
the City may take the remedial action and charge the cost thereof
against the contractor and his/her surety.
3.
Prior to the expiration of the maintenance bond, an inspection of
the bonded improvements shall be made by the City and if improvements
are without need of repairs, the City shall release the maintenance
bond and assume the responsibility of maintenance of the improvements.
N.
Acceptance Of Improvements. Upon receipt of a certification
from the City Engineer stating that all improvements have been installed
in reasonable conformity with the approved engineering drawings and
in reasonable conformity with the requirements of this Article and
all other applicable Statutes, ordinances and regulations, that all
"as built" drawings have been furnished as required and that all survey
monuments are in place, the Zoning Officer will thereupon formally
accept such improvements. The improvements shall become the property
of the City. This acceptance does not relieve the developer of any
obligation to maintain these facilities as may be required by the
maintenance bond.
[Ord. No. 1383 §1009, 1-6-2003]
A.
The
Zoning Officer is authorized, as deemed necessary, to prepare administrative
guidelines to augment, implement and provide further details and examples
of methods and manners of complying with the minimum design standards
of this Article and to assist City staff, the Planning and Zoning
Commission and the Board of Aldermen in evaluating whether a proposed
subdivision complies with the minimum design standards.
B.
No
later than fourteen (14) days in advance of the effective date as
set by the Zoning Officer of an administrative guideline, the Zoning
Officer shall provide a copy of the administrative guideline to each
member of the Board of Aldermen. Upon receipt of the administrative
guideline, a majority of the Board of Aldermen may request a review
of the administrative guideline and may approve all or a portion of
such guidelines by resolution. Any portion reviewed by the Board of
Aldermen and not so approved shall not take effect. If the Board of
Aldermen does not request review, the administrative guideline shall
take effect on the date set by the Zoning Officer. All administrative
guidelines that take effect in this manner and have not been previously
adopted by the Board of Aldermen shall be adopted by the Board of
Aldermen, by resolution, annually.
[Ord. No. 1383 §1010, 1-6-2003]
A.
Appeals — Generally. The subdivider of a proposed subdivision may appeal decisions made in the enforcement of these subdivision regulations by the Zoning Officer to the Planning and Zoning Commission and by the Planning and Zoning Commission to the Board of Aldermen. Any such appeal shall provide a hearing de novo. In the event the Board of Aldermen sustains the Planning and Zoning Commission, the action of the Planning and Zoning Commission shall be final, except as otherwise provided by law. If the Board of Aldermen overrules the Planning and Zoning Commission, the Board of Aldermen shall make its decision, in writing, stating the reason therefore and, except as provided in Section 405.455 (B), return such decision and plat to the Planning and Zoning Commission for reconsideration and approval as required by law.
B.
Appeals On Improvement Standards. Any appeal as to the approval
of standards or plans and engineering drawings in connection with
required improvements shall be directed to the Board of Aldermen,
and that action shall be final.
C.
Waiver Of Required Improvements. Any waiver of the required
improvements may be made only by the Board of Aldermen on a showing
that such improvement is technically not feasible.
D.
Variances. In cases in which there is unwarranted hardship
in carrying out the literal provisions of these subdivision regulations
as to design criteria, e.g., lot width, lot depth, block length, etc.,
the Planning and Zoning Commission may recommend a variance from such
provision.
1.
An application for a variance shall be made to the Zoning Officer
who shall transmit the application to the Planning and Zoning Commission.
The Planning and Zoning Commission shall give the applicant and any
other interested person an opportunity to be heard with respect to
the proposed application for a variance.
2.
The Planning and Zoning Commission shall not recommend a variance
unless it shall find that the strict application of these subdivision
regulations will create an unwarranted hardship and unless the proposed
variance is in harmony with the intended purpose of these subdivision
regulations and that the public safety and welfare will be protected.
3.
Variances permitted under the provisions of this Article shall not include variances from the requirements of making improvements required in this Article, unless approved as provided for in Section 405.455 (C), the standards or specifications thereof, nor from the provisions of the Unified Development Code of the City, except as to variances for minimum lot width and/or area requirements. Consideration of an application for a variance pursuant to this Article does not relieve the applicant from the necessity of proceeding under the applicable provisions of any other regulations (including Unified Development Code regulations) of the City relating to variances.
E.
Variances — Planned Unit Development. When a plat
or subdivision is prepared in connection with a planned unit development
authorized by any legally adopted zoning regulation regulating the
same area, the Planning and Zoning Commission may vary the design
standards contained in this Article to such extent as may be necessary
to permit the preparation of a planned development plan in accordance
with the standards, conditions and restrictions of such Unified Development
Code regulations.
