CHAPTER 405: SUBDIVISION REGULATIONS
ARTICLE I. SUBDIVISION REGULATIONS IN GENERAL
SECTION 405.010: SHORT TITLE
This Chapter shall be known as the Subdivision Regulations of the City of Stockton, Missouri. (CC 1979 §42.010)
SECTION 405.020: PURPOSE─DEFINITION─INTERPRETATION
The purpose of these subdivision regulations is to set forth rules and regulations for the subdivision of real property so that each subdivision hereafter approved shall be properly coordinated with existing streets, utilities, public facilities, and plans for developing these entities. For purpose of these regulations, the term "subdivision" shall mean the division of a lot, tract or parcel of land into two (2) or more lots, or other divisions of land for the purpose of transfer of ownership or development, whether immediate or future, including all changes in street or lot lines. In their interpretation and application, the provisions of this Code shall be held 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 municipal services, safe streets, and comprehensive sound development of the municipality, both as to its present and future requirements. (CC 1979 §42.020)
ARTICLE II. ACCEPTANCE OF PLATS
SECTION 405.030: PLAT TO BE PREPARED
Whenever any addition to or subdivision of the City shall be laid out, the proprietor of such addition or subdivision shall cause to be made an accurate map or plat thereof, particularly setting forth and describing:
1. All parcels of land within such addition or subdivision reserved for public purpose by their boundaries, course or extent, whether they are intended for avenues, streets, lanes, alleys, commons or other public uses.
2. All lots for sale, by numbers, and stating their precise length and width.
3. All conditions and covenants upon which the lots will be offered for sale. (CC 1979 §40.200)
SECTION 405.040: STREETS WITHIN SUBDIVISION
The streets of all such additions or subdivisions, except plats for cemetery purposes, shall conform to the streets of the City so that the streets and avenues of such additions or subdivisions shall, as near as may be, run parallel with or be continuations on a straight line of the streets of the City. (CC 1979 §40.210)
SECTION 405.050: ACCEPTANCE OF PLAT
Whenever any plat of a proposed addition or subdivision shall comply with and conform to the above requirements and the subdivision regulations of this Chapter, it shall be presented to the advisory board, if active, or to the Board of Aldermen who shall accept such plat and order the same placed in full upon the record. Provided that, the Board of Aldermen shall withhold its acceptance of the said plat whenever all taxes against the property proposed to be platted have not been paid. (CC 1979 §40.220)
ARTICLE III. PRELIMINARY PLATS
SECTION 405.060: PRELIMINARY PLAT
A. A preliminary plat must be filed with the Commission. The plat shall be drawn to a scale of one hundred (100) feet to one (1) inch, provided however, the Commission may waive this requirement if the plat can be more readily portrayed at a different scale. The preliminary plat shall show or be accompanied by the following information:
A.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.
A.2. The names of the owner, licensed engineer or surveyor responsible for the survey and design.
A.3. The location of boundary lines and their relation to established section lines and fractional section lines.
A.4. The location and width of existing and proposed streets, roads, lots and alleys, building lines, park and other features, and similar facts regarding property immediately adjacent thereto; also the location and size of existing sewers and water mains. If there are no adjacent subdivisions, then a map made on a smaller scale may be required by the Commission showing the outline and ownership of adjacent properties, the location and distance of the nearest subdivisions, and how the streets, alleys or highways in the subdivision offered for record may connect with those in the nearest subdivisions.
A.5. A survey showing physical features of the property, including locations of watercourses, ravines, bridges, culverts, present structures, size of adjacent drainage areas in acres, and other features pertinent to the subdivision. The outline of wooded areas and the location of important individual trees may be required. On extensive or broken tracts the Commission may require contours at intervals of two (2) or five (5) feet. All grades shown shall be referred to USGS data. The approximate acreage of the property is to be indicated.
A.6. Approximate grades and gradients of streets, including existing streets within the proposed development, and outside streets tangent or adjacent thereto.
A.7. A designation of the proposed uses of land within the subdivision; that is the type of residential use, location of business or industrial sites, and sites for churches, schools, parks or other special uses.
A.8. North point, scale and date.
B. As soon as practicable and not later than thirty (30) days after its receipt of the preliminary plat, the Commission shall, after having given due consideration to the said preliminary plat, advise the person filing said plat of its approval or disapproval of the plat; and, if the same be disapproved, shall advise the person filing said plat of the reasons for its disapproval. Upon refusal of the Commission to approve the preliminary plat, the applicant may make such changes as are required for approval and resubmit the plat or he/she may appeal the decision to the Board who may reverse the decision of the Commission and approve said preliminary plat. The approval of a preliminary plat shall not constitute acceptance of the subdivision, but merely an authorization to proceed with the preparation of the final plat. No construction work shall be done on the subdivision before the preliminary plat is accepted, except with the written approval of the Commission and the City Board. (CC 1979 §42.040)
ARTICLE IV. FINAL PLAT
SECTION 405.070: FINAL PLAT
After the preliminary plat has been approved by the Commission, a final plat in the form of a record plat shall be prepared and submitted to the Commission for approval by that body and the City Board. This plat shall be drawn on tracing cloth or stable base film of standard sheet size in India ink and shall be at the same scale as the approved preliminary plat and 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. In case of branching streets, the lines of departure shall be indicated.
2. An accurate boundary survey of the property, with bearings and distances, referenced to section corners, 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. Locations 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. Dimensions shall be shown from all angle points and points of curve in lot lines.
4. The location of building lines on front and side street and the location of utility easements.
5. Profiles of grades for streets, if required by the Board or by the Commission.
6. Certification of dedication of all streets, public highways, alleys, parks and other land intended for public use, signed by the owner or owners and by all other parties who have a mortgage of lien interest in the property.
7. An affidavit of ownership, showing fee simple title and encumbrances and liens.
8. Certification by a registered civil engineer or licensed surveyor to the effect that the plan represents a survey made by him/her, and that all the necessary survey monuments are correctly shown thereon.
9. Certificates of approval on the tracing to be filled out by the Commission.
10. North point, scale and date.
11. This final plat shall be submitted to the City within ninety (90) days of the approval of the preliminary plat.
12. All lot lines identified by bearings and distances.
13. All bearings and distances or road boundaries. (CC 1979 §42.050)
SECTION 405.080: FINAL PLAT─FIGURES AND LETTERS
All figures and letters shown must be plain, distinct, and of sufficient size to be easily read and must be of sufficient density to make a lasting and permanent record. (CC 1979 §42.060)
SECTION 405.090: FINAL PLAT─KEY MAP
When more than one (1) sheet is used, a key map, showing the entire subdivision at smaller scale with block numbers and street names, shall be shown on one (1) of the sheets or on a separate sheet of the same size. (CC 1979 §42.070)
SECTION 405.100: FINAL PLAT─PERMANENT MONUMENTS
The engineer shall place sufficient permanent monuments along the boundaries of the property so that another engineer may retrace his/her work with accuracy. Iron pins not less than three (3) feet long and three-fourth (¾) inch diameter shall be placed at block corners, angle points on the streets, and the beginning and end of curves on streets. (CC 1979 §42.080)
ARTICLE V. GENERAL DESIGN REQUIREMENTS
SECTION 405.110: STREET ARRANGEMENTS
Unless otherwise approved by the Board, provision must be made for the extension of main thoroughfares as shown on the major street plan of the City Plan; and secondary streets must provide free circulation with the subdivision. Off-center street intersections will not be approved except in unusual cases. (CC 1979 §42.090)
SECTION 405.120: RELATION TO ADJOINING STREETS AND LAND
The system of streets designated for the subdivision, except in unusual cases where land use will not justify same 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. (CC 1979 §42.100)
SECTION 405.130: LARGE ALLOTMENTS
In case a tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged to permit the opening of future streets and logical resubdivisions. (CC 1979 §42.110)
SECTION 405.140: DEAD-END STREETS AND COURTS
Except in 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 courts or "places" may be permitted where the contour of the land makes it difficult to plat with connecting streets. Such courts or "places" 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 curb radius of at least forty (40) feet. (CC 1979 §42.120)
SECTION 405.150: STREET WIDTHS
All streets shall be at least fifty (50) feet in width, but a greater width may be required by the City Board upon the recommendation of the Commission. (CC 1979 §42.130)
SECTION 405.160: ALLEYS AND ALLEY WIDTHS
Except in unusual cases, alleys or loading courts must be provided in business blocks. Alleys are optional in residential districts, but may be required where alleys of adjoining subdivisions would be closed or shut off from egress by the failure to provide alleys in the new subdivisions. Alleys shall have a minimum width of twenty (20) feet. In case of intersecting alleys, a cutoff shall be required of at least five (5) feet measured from the point of intersection of the alley lines; the resultant connecting lot line to be at least five (5) feet in length. (CC 1979 §42.140)
SECTION 405.170: BLOCK LENGTHS
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 one thousand (1,000) feet in length, except that a greater length may be permitted by the City Board upon the recommendation of the Commission. In blocks longer than one thousand (1,000) feet, pedestrian ways through the block may be required near the center of the block. Such pedestrian ways shall have a minimum width of ten (10) feet. (CC 1979 §42.150)
SECTION 405.180: LOT SIZES
The width and area of all lots shall be in accordance with the Commission. (CC 1979 §42.160)
SECTION 405.190: LOT LINES
All lots shall have the side lines as nearly as practicable at right angles to the street on which the lot faces. Lots with double frontage are undesirable and should be avoided wherever possible. (CC 1979 §42.170)
SECTION 405.200: BUILDING LINES
Building lines shall be shown on all lots and shall provide at least the setback required by the City. (CC 1979 §42.180)
SECTION 405.210: 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, easements of greater width may be required along lot lines or across lots. Easements, where practicable, shall connect with established easements in adjoining property. There will be a minimum of sixteen (16) feet when adjoining or adjacent to unplatted property. The indication of easements on a plat does not necessarily constitute a dedication of such easement to public use, but the easements as shown shall not thereafter be changed without the consent of the Board. Adequate drainage courses for stormwater shall be provided for by the easement. (CC 1979 §42.190)
SECTION 405.220: PARKS, SCHOOL SITES AND PLAYGROUNDS
Suitable sites for parks, schools, playgrounds, and any other public requirements should be carefully considered and indicated on the preliminary plat so that it can be determined which of such sites should be indicated on the final plat and when and in what manner such areas will be acquired by the City. Attention is called to the advantages on a large tract of dedicating a reasonable percent of the property for such use. (CC 1979 §42.200)