Divide, further divide land;

Otherwise alter the boundaries of lots or parcels of land; or

Dedicate land for use as streets, alleys and sidewalks or for other public or private purposes.

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.

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.

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.

A conveyance made to correct a description in a prior conveyance.

Any transfer by operation law.

Administration of these subdivision regulations is vested in the following governmental branches, agencies, department or individuals of the City Government:

Each of the above-named governmental branches, agencies, departments or individuals shall have the responsibilities hereinafter set forth.

Maintain up-to-date subdivision regulations, including amendments thereto, and permanent and current records with respect to this Unified Development Ordinance.

Receive, file and transmit application, sketch plans, preliminary plats and final plats to the designated review groups as specified in this Unified Development Ordinance.

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.

Review and recommend approval, approve conditionally or disapprove preliminary plats.

Review and recommend approval or disapproval of final plats.

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.

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.

Review and recommend approval, conditional approval or disapproval of preliminary plats to the Planning Commission and Board of Aldermen.

Review and recommend approval, conditional approval or disapproval of final plats to the Planning Commission and Board of Aldermen.

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.

The filing fee for a preliminary plat shall be set according to the fee schedule adopted by the City of Oak Grove.

The filing fee for a final plat shall be set according to the fee schedule adopted by the City of Oak Grove.

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.

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.

Any other fees, taxes or assessments related to the subdivision of land adopted by the City of Oak Grove.

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:

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.

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.

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.

The subdivider shall submit the following with the sketch plan:

Street separation between the proposed development and the adjacent development;

Density of development, measured in dwelling units per acre;

Restrictions on types of fencing, parking of specific vehicles, dog runs and outbuildings;

Similarity of architectural style and character of structures in transition areas, including front elevations, exterior materials and roof pitch;

Classification and mixture of building types, including ranch, raised-ranch, split-level, multi-level, earth contact and two-story structures;

Green space or common area in transition areas, including areas, structures and amenities for the exclusive use and maintenance of homeowners of a subdivision;

Streetscape, including distinctive and aesthetic features of special street signage, street lighting fixtures, street trees and other landscaping;

Lot width;

Lot depth;

Setbacks; and

Square footage of homes in transition areas measured by total finished floor area.

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.

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.

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.

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.

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.

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.

Twenty-five (25) paper print copies of the preliminary subdivision plat shall be furnished for review.

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:

Substantially the same as the approved preliminary plat;

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;

There has been compliance with any condition that may have been attached to the approval of the preliminary plat.

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.

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.

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.

All steps required for the approval of final plat, including the recording thereof, shall be adhered to with respect to each unit so submitted.

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.

The final plat shall be prepared by a registered land surveyor in the State of Missouri and bear his/her official seal.

Ten (10) paper print copies of the final subdivision plat shall be furnished for review.

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.

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.

The final plat shall show and contain the following information:

The proposed plat of subdivision shall include not more than five (5) acres;

The proposed plat of subdivision shall create not more than five (5) lots, tracts or parcels or land;

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

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.

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.

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.

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.

The standards within these subdivision regulations recognize and reference subdivision streets by functional classification.

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:

Streets shall intersect each other at right angles unless otherwise dictated by topography or other factors of good design.

The minimum right-of-way of all proposed streets shall be as follows:

The minimum pavement width of all proposed streets, measured back of curb to back of curb, shall be as follows:

Unless necessitated by exceptional terrain and subject to the approval of the City Engineer, the maximum street grades shall not exceed the following:

The centerline radius of a horizontal curve shall be as follows:

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.

Street names shall be suggested by the developer and approved by the Planning and Zoning Commission at the time of the preliminary plat approval.

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.

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

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.

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.

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.

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.

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.

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.

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.

Lot dimensions shall conform to the requirements of the zoning regulations unless established in accordance with this Section.

The minimum widths of residential lots measured at the setback lines thereof shall not be less than:

Residential lots fronting or backing on major streets shall be platted with extra depth to permit increased distances between the buildings and traffic ways.

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.

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.

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.

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.

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.

Corner lots for residential use shall have extra width to permit appropriate building setback from, and orientation to, both streets.

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.

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.

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.

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.

Downstream property owners shall be protected from adverse flooding and siltation by such methods as are approved by the City Engineer.

In addition to the regulations established herein, all subdivision plats shall comply with the following laws, rules and regulations:

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.

The following are considered minimum public improvements:

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.

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.

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:

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.

The subdivider shall cause a registered land surveyor to install permanent reference points on all perimeter corners of the property.

(Reserved)

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.

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.

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.

Storm drainage and sanitary sewers shall be designed by applicant's registered professional engineer, approved by the City and installed by the subdivider.

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.

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.

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.

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.

All public utilities must be installed underground. Plans for underground facilities shall be prepared by, or at the direction of, the agency involved.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

All plans shall be based on USGS datum. Bench mark descriptions and elevations shall be shown on the plan sheets.

All plans for underground wiring shall be prepared by or at the direction of the agency involved.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.