SUBDIVISIONS

SUBDIVISION OF LAND

Art. I In General,

Art. II Preliminary Plat,

Art. III Final Plat,

Art. IV Improvements,

ARTICLE I, IN GENERAL

Sec. 25-1. Purpose; provisions deemed minimum requirements.

The purpose of this chapter is to set forth rules and regulations for the subdivision of real property so that each subdivision shall be properly coordinated with existing streets, utilities. Public facilities and plans for developing these entities. In their interpretation and application, the provisions of this chapter shall be construed to be the minimum requirements adopted for the protection of the public health, safety and welfare. To protect the public, among other purposes, such provisions are intended to provide for permanently wholesome community environment, adequate public services, safe streets and comprehensive, sound development of the county, both as to its current and future requirements.

Sec 25-2. Subdividers to confer with Pettis County Road & Bridge Department's office prior to taking action.

Advice and cooperation in the preparation of plats shall be freely given by the Pettis County Road & Bridge Department. Each subdivider of land shall confer with such office before preparing the preliminary plat in order to become more thoroughly familiar with subdivision requirements and the zoning provisions of this Code affecting the territory in which the proposed subdivision lies.

Sec. 25-3. Subdivisions defined; exceptions to subdivision requirements.

The term "subdivision" as used in this chapter and elsewhere in the Code of Ordinances of Pettis County, Missouri shall have the meaning given to it in Section 89-300(3), RSMo.

The provisions of this chapter shall not apply to the following divisions of land.

(1) Where all of the parcels remaining after the division of land contain ten (10) acres of land or more, and where the construction of any new or additional city streets, curbs, gutters, sidewalks, sanitary or storm sewers, water mains or construction of any other County Services or utilities is not required, as determined by the County Commission.

COUNTY CODE

(2) A change in the boundary between adjoining lands which does not create an additional or substandard lot.

(3) Any transfer by operation of law.

(4) Where the construction of any new or additional county roads, curbs, gutters, sidewalks, sanitary or storm sewers, water mains or construction of any other county services or utilities is not required, as determined by the County Commission.

Sec. 25-4 Commercial and industrial subdivisions; options for platting, etc.

Persons proposing subdivisions in areas located in a district of zoned commercial or industrial application may comply with the following procedures in lieu of other requirements of this chapter when establishing a plat as required by this chapter:

(1) Plat approval: Plats required under this chapter may be filed without delineating lot lines, and the exact positioning of any lot line is exempt from the requirements of this chapter if all lots within the plat meet minimum lot size standards of district in which the subdivision is platted.

(2) Design and improvement standards. The design of the subdivision shall accommodate the potential uses of the subdivision and the impact of such uses on the size, capacity and extent of improvements, services and utilities set in section 25-51; and shall consider the potential uses of the zoning districts surrounding the zoning district or districts in which the subdivision is platted in the same manner.

Secs. 25-5--25-15. Reserved

ARTICLE II, PRELIMINARY PLAT*

Sec. 25-16. Requirements and filing.

Five (5) prints of a preliminary plat shall be filed with the County Commission at least ten (10) days before the meeting at which approval is asked. The plat shall be drawn to a scale of one hundred (100) feet to one inch, or larger, and shall show, or be accompanied by the following information:

(1) The proposed name of the subdivision, which must not be so similar to that of an existing subdivision as to cause confusion, and names of adjacent subdivisions;

(2) The names of the owner and licensed engineer or surveyor responsible for the survey and design;

(3) The location of boundary lines and their relation to established section lines or fractional section lines;

(4) The location and width of existing and proposed streets, roads, lots, and building lines, easements, culverts and bridges and other features of the proposed subdivision, and similar facts regarding property immediately adjacent thereto; the location and size of existing sewers and water mains, and how the streets, alleys or highways in the subdivision offered for record may connect with those in the nearest subdivisions. If there are no adjacent subdivisions, then a map, made on a smaller scale, may be required by the County Commission showing outline and ownership of adjacent properties, and location and distance of nearest subdivision;

(5) A survey showing physical features of the property, including locations of watercourses, ravines, bridges, culverts, present structures, size of adjacent drainage areas in access, flood plains, and other features pertinent to the subdivision. The outline of wooded areas or the location of important individual trees may be required. Topography shall be shown by contours of five (5) or two (2) foot intervals. All grades shown shall be referred to United States Coast and Geodetic Survey. The approximate acreage of the property is to be indicated.

Sec. 25-17. Reserved

Sec. 25-18. Filing fee.

The subdivider shall upon such filing, pay a fee of five dollars ($5.00) per lot; except, that in no case shall the fee be less than twenty-five dollars ($25.00) nor more than two hundred dollars ($200.00), regardless of the number of lots.

Sec. 25-19. Action by Pettis County Commission; right of applicant following commission action.

As soon as practicable, and not later than thirty (30) days after its receipt of the preliminary plat, the Pettis County Commission shall, after having given due consideration thereto, advise the person filing the plat of its approval or disapproval thereof; and, if it is disapproved, shall advise the person filing it of the reasons for its disapproval. The approval of a preliminary plat shall not constitute acceptance of the subdivision, but is merely an authorization to proceed with the preparation of the final plat for record. No grading of streets or construction work shall be done in the subdivision before the final plat is accepted, except with the written approval of the County Commission. Upon refusal of the County Commission to approve a preliminary plan, the applicant may make such changes as are required for approval and resubmit the plan.

Secs. 25-20-25-30. Reserved.

ARTICLE III, FINAL PLAT*

Sec. 25 - 31. Submission; contents.

After the preliminary plat has been approved by the County Commission, a final plat in the form of a record plat shall be prepared and five (5) prints thereof shall be submitted to the County Commission at least ten (10) days prior to the meeting at which approval by them is asked. This plat shall be a scale of not more than one hundred (100) feet to the inch unless otherwise directed by the County Commission; and it shall show or be accompanied by the following information:

(1) The name of the subdivision and adjacent subdivisions, the names of streets, to conform wherever possible to existing street names, and numbers of lots and blocks, in accordance with a systematic arrangement;

(2) An accurate boundary survey of the property, with bearings, and distances referenced to section or fractional section comers, and showing, in dotted lines, the lines of all adjacent lands and the lines of adjacent streets and alleys, with their widths and names;

(3) 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 of arcs of all curves, and with all other information necessary to reproduce the plat on the ground;

(4) The location of building setback lines on all streets and the location and dimensions of utility and drainage easements and other public rights-of-way or access;

(5) Profiles of grades for streets, if required by the County Commission;

(6) A preliminary drainage master plan showing proposed drainage facilities for the entire subdivision and detailed storm drainage plans covering that portion to be initially platted. Sizes, location and alignment of ditches and drainage structures shall be shown;

(7) Certification of dedication of all streets, easements, public highways, alleys, parks and other land intended for public use, signed by the owner or owners and by all other parties who have lease rights, mortgage or lien interest in the property, together with any restrictions which are to apply to lots;

(8) An affidavit of ownership, showing fee simple title and encumbrances and liens;

(9) Certification by a registered civil engineer or licensed land surveyor to the effect that the plat represents a survey made by him, and that all the necessary survey monuments are correctly shown thereon;

(10) Certificates of approval on the tracing to be filled out by the County Commission.

(11) North point, scale and date.

Sec. 25 -32. Figures and letters.

All figures and letters shown on the final plat must be plain, distinct and of sufficient size to be easily read, and shall be of sufficient density to make a lasting and permanent record.

Sec. 25-33. Key map; submittal of list of property restrictions.

When, in a final plat, more than one sheet is used, a key map, showing the entire subdivision at smaller scale with block numbers and street names, shall be shown on one of the sheets or on a separate sheet of the same size. A copy of such restrictions as may be filed in connection with the property shall be submitted with the final plat.

Sec. 25-34. Action by County Commission and notice to applicant; variations.

(a) The County Commission shall, within thirty (30) days after receipt of the final plat, determine its recommendation as to whether the plat shall be approved, approved with modifications, or disapproved, and shall within such thirty (30) day period give notice to the subdivider of its determination. If approved, the County Commission shall so note on the face of the plat and shall thereupon forward it notifying the subdivider of its action. If approved with modification, or if disapproved, the County Commission shall attach to the original plat a statement of the reasons for such action and shall forthwith return the original of such plat to the subdivider, retaining one copy thereof for its records.

(b) The Commission may recommend a variation of the application of the provisions of this chapter in harmony with their general purpose and intent and in accordance with the rules contained in this chapter in cases where there are particular difficulties or particular hardships in the way of carrying out the strict letter of any such rule or provision relating to the subdividing of land. The County Commission may approve in spite of failure to strictly comply with the strict letter of any provision of this chapter.

Sec. 25-35.

Applicant's right of appeal to county.

If the final plat is returned to the subdivider, as provided in section 25-35, he may appeal the decision of the County Commission at the meeting to which such appeal is made shall be final.

Sec. 25-36. Action by County Commission on subdivision plat mandatory.

The County Commission, upon receipt of a final plat of a subdivision, shall then by ordinance, approve the plat as submitted, or with such changes or alterations as may be found necessary to make it conform to any road development plan which may have been adopted or which may appear desirable and to the requirements of any County plan; or shall reject the plat and return it to the applicant, with a statement of the reasons for rejections.

Sees. 25-37--- 25-50, Reserved.

ARTICLE IV, IMPROVEMENTS

Sec. 25-51. Reserved.

Sec. 25-52. Installation of permanent monuments required.

The owner or sub-divider shall have a registered professional engineer or registered land surveyor place sufficient permanent monuments along the boundaries of the property so that another engineer may retrace his work with accuracy. Iron pins not less than three (3) feet long and three-quarter inch diameter shall be placed at block comers, angle points on the streets and the beginning and end of curves on streets.

Sec. 25-54. Street arrangement-To provide free traffic circulation.

Unless otherwise approved by the County Commission, provision shall be made for the extension of main thoroughfares as shown on the major street plan of the County Commission. Secondary streets shall provide free circulation within the subdivision. Offset street intersections with offsets of less than one hundred fifty (150) feet, center line to center line, shall not be permitted.

Sec. 25-55. Same-Relation to existing streets and abutting land.

The system of streets designated for the subdivision, except in unusual cases where land use will not justify it or in other unusual cases, shall connect with streets already dedicated in adjacent subdivisions; and where no adjacent connections are platted, shall in general be the reasonable projections of streets in nearest subdivided tracts, and shall be continued to the boundaries of the tract subdivided, so that other subdivisions may connect therewith. The County Commission may require that land abutting a highway or thoroughfare be platted so that the side or rear of lots abut such highway or thoroughfare in order that traffic hazards are kept at a minimum.

Sec. 25-56. Same-Dead ends and culs-de-sac.

Except where land use will justify it or in other unusual cases, no dead end streets will be approved unless such dead end streets are provided to connect with future streets in adjacent land; but "places" or culs-de-sac may be permitted where the contour of the land makes it difficult to plat with connecting streets. Such "places" or culs-de-sac shall provide proper access to all lots and shall generally not exceed four hundred (400) feet in length, and a turnaround shall be provided at the closed end, with an outside property line radius of not less than fifty (50) feet and a curb radius of at least forty (40) feet. Temporary turnarounds may be required at the end of those streets extended to the edge of the subdivision for future connection to adjacent subdivisions.

Sec. 25-57. Same-Required widths.

All right-of-ways for road/streets shall be at least fifty (50) feet in width, but a greater width may be required by the County Commission. All streets shown as thoroughfares on the major street plan of the County shall be platted to the width as provided on such plan.

Sec. 25-58. Sidewalks.

Where sidewalks are to be installed by the developer, they shall be located in the platted street, one foot from the property line. Sidewalks shall be not less than four (4) feet wide and shall conform to the specifications of the County.

Sec. 25-59. Utility easements.

Easements of not less than eight (8) feet shall be provided on each side of rear or side lines, where necessary for public utilities. If necessary for the extension of main water or sewer lines or similar utilities, or drainage courses, easements of greater width may be required along lot lines or across lots. Easements, where practicable, shall connect with established easements in adjoining property.

Sec. 25-60. Reserved

Sec. 25-61. Block lengths, intersecting streets and pedestrian ways.

In general, intersecting streets, determining block lengths, shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets or customary subdivision practice in the neighborhood. Where no existing plats control, the blocks may not exceed twelve hundred (1200) feet in length. In blocks longer than five hundred (500) feet, pedestrian ways through the block may be required near the center of the block. Such pedestrian ways shall have a minimum width often (10) feet.

Sec. 25-62. Reserved