In addition to the regulations established by this chapter, all subdivision plats must comply with the following laws, rules and regulations:

Plat approval may be withheld if a subdivision is not in conformity with any of the above or the intent and purposes of this Code.

The division or further division of land into lots or parcels, each of which contains more than forty (40) acres, where no new streets or easements of access are created;

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 nonconformity;

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 lot is created;

A conveyance made to correct a description in a prior conveyance; and

Any transfer by operation of law.

No plat of a land division may be accepted for recordation or recorded with the Recorder of Deeds until the Development Services Director has either:

No subdivision or exempt land division may be executed solely by deed instrument. All applications for subdivisions or exempt land division must bear the signature of the owner of the property for which the application is being made.

All roads and sidewalks on common areas within the subdivision;

Improvements to existing roads and/or construction of new roads required for safe and adequate access to the subdivision as may be required by this chapter;

One-half of the roads classified as a collector or arterial road on the Transportation Master Plan that are located adjacent to the perimeter of the subdivision;

All of the sidewalk or trail on said one-half (1/2) of the collector or arterial road identified in A3 above;

Water supply and wastewater systems;

Stormwater management facilities;

Sewage disposal facilities;

Other private utilities;

Street lighting; and

Any other improvements required by this Code or required at the time of preliminary plat approval.

Forms and Conditions.

Amount. The amount of the guarantee must be in an amount at least equal to the contract price for the public infrastructure.

Term. Guarantees must be posted for a time period acceptable to the City Council.

Release of Guarantee. The performance guarantee will be released when:

The contractors shall indemnify the City, with Certificate of Insurance with the City named as co-insured. Certificate of Insurance shall be on a form furnished by the City and in an amount established 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 himself/herself and the interest of the City against all hazards or risk of loss. The form and limits of such insurance together with each underwriter, shall be acceptable to the City, but regardless of such acceptance it shall be the responsibility of the contractor to maintain adequate insurance coverage at all times.

Each builder working within the City limits of Raymore must deposit a sum approved by the Governing Body and listed in the Schedule of Fees and Charges maintained in the City Clerk’s office at the time of issuing individual building permits. The deposit will be a guarantee that the permit applicant and any subcontractors or employees 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 Director of Public Works may waive the deposit required by this section when the applicant is an individual home owner. No person, firm or corporation may 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 or erosion of soil that flows onto any street, right-of-way, gutter, storm sewer, waterway or drainage way abutting property from property before or during construction.

If upon inspection by the Building Official, Director of Public Works 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, the provisions of Section 455.020A shall be enforced.

The subdivision survey shall conform to the procedures as defined in an official document adopted by the Director of Public Works and shall be based on the current Minimum Standards for Property Boundary Surveys 10 CSR 30-2, Missouri Code of State Regulations.

All required improvements shall be designed and built according to the latest edition of the Kansas City Metropolitan A.P.W.A. and City of Raymore criteria unless otherwise noted in this chapter.

Prior to approval of the final plat, the developer shall submit to the City a cost estimate of the public improvements as specified by the Engineer’s plans and specifications.

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

All public and private improvements shall be completed according to the plans and specifications approved by the Director of Public Works.

All private utilities that have a surface access point for equipment shall be located within recorded easements in the rear yard area of lots. If location in a rear yard easement is impractical due to topography or other physical features of a lot, then the Public WorksDirector may allow the installation of private utilities in a recorded easement in the front yard area of a lot.

When a road segment that is classified as a collector or arterial road on the Transportation Master Plan is located adjacent to the perimeter of the subdivision the subdivider is responsible for the construction of the one-half (1/2) of the road segment that is adjacent to the subdivision and for all of the corresponding sidewalk or trail on said one-half (1/2) of the road. A cost estimate shall be prepared by the developer’s engineer and submitted to the Director of Public Works for review. Once the amount of the estimate is accepted by the Director of Public Works said amount shall be submitted to the City in accordance with Section 445.020C. Said funds shall be guaranteed until the time said collector or arterial road is constructed and the funds shall be utilized for the costs associated with construction of the collector or arterial road.

Construction Plan Review Fee. Prior to the issuance of a construction permit, the subdivider shall pay to the City a plan review fee as approved by the Governing Body and listed in the Schedule of Fees and Charges maintained in the City Clerk’s office for the review and processing of the Construction and Grading Plans.

Inspection of Improvements.

That all improvements have been installed in reasonable conformity with the approved engineering drawings and in reasonable conformity with the requirements of this chapter and all other applicable statutes, ordinances, and regulations;

That all “as built” drawings have been furnished as required;

That all survey monuments are in place; and

That all required fees have been paid,

State plane coordinates for manholes, curb inlets, valves and junctions for public force mains, water valves, hydrants, open ends of storm pipe, and street light poles.

Depth and top of elevations of manholes, flared end sections and curb inlets.

Drawings in PDF and AutoCAD format.

When all or parts of required improvements in a subdivision are installed, and required inspections have been made, the developer and/or its contractor or designee shall furnish to the City a maintenance bond naming the City and developer as additional insureds 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 required and approved by the City of Raymore.

Within the time period prescribed by the bond, the developer and contractor, as ordered by the Director of Public Works, shall repair, replace or rebuild such portions of the work which are found to be faulty because of materials or workmanship. The developer or its contractor shall begin the remedial work no less than five (5) days after order from the Director of Public Works. In case the developer or its contractor does not start the remedial work within the above time limit, or in case of an emergency condition caused by faulty work, the City may take remedial action and charge the costs thereof against the developer, contractor and their surety.

If the developer and/or its contractor or designee does not start or finish the remedial work within the established time frame, the City may suspend the issuance of any building permits within the subdivision.

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.

Establishment. If a property owners association is to be responsible for the maintenance and control of roads, open space, recreational facilities or other common areas and facilities within a subdivision, that association must have legal authority to maintain and exercise control over the common areas and facilities, including the power to compel contributions from residents or property owners to cover their proportionate share of the costs associated with the maintenance of the common areas and facilities.

Documentation.

Responsibilities. Property owners associations must be established and approved as a condition of plat or development approval. They are responsible for the cost and maintenance of all common open space, private streets, landscape areas (including those within cul-de-sac islands, and around identification signs), trails, subdivision identification signs, utilities, and other facilities that are not dedicated to the public.

Traffic Movement and Pedestrian Circulation.

Open Space.

Natural Hazards. Lands subject to flooding, excessive erosion, and subsidence because of soil types or groups, water courses and other drainageways, steep slopes or other natural hazards may not be platted for residential or other uses in such a way as to present a danger to life or property or to the public health, safety or general welfare.

Natural and Cultural Resources.

The lengths, widths, and shape of blocks must 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 to the terrain.

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.

Blocks may not exceed one thousand (1,000) feet in length. Pedestrian ways of not less than ten (10) feet in width must be provided near the center of any block that is six hundred (600) feet or more in length where deemed necessary 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.

The lot size, width, depth, shape and orientation, and the minimum setback lines must be appropriate for the location of the subdivision and for the type of development and use contemplated.

Lot dimensions, including width, depth, area and setbacks, must conform to the requirements of the Unified Development Code unless otherwise expressly stated in this section.

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

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 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. No access shall be allowed onto a collector or arterial road.

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.

Unless otherwise approved by the Director of Public Works, the minimum finished floor elevation for the garage slab shall be one and one-half (1 1/2) feet above the top of curb. The maximum finished garage floor elevation shall be such as to provide a maximum driveway slope of eighty percent (80%).

When land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged in such a manner as to allow for the opening of future streets and logical further re-subdividing of the parcel.

Applicability. For preliminary or final plat applications, if the median lot area per dwelling unit of proposed lots is less than seventy-five percent (75%) of the median lot of the adjacent existing platted lots, the requirements of this section shall apply.

Exempted Subdivisions.

Standards. New residential subdivisions subject to the requirements of this section must provide one (1) of the following lot compatibility techniques along the common property line:

Combination of Options. A combination of options may be utilized to fulfill the adjacency requirement along the entire length of the common property line between the proposed lots and existing platted lots.

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

All required 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.

Utility Easements. The Director of Public Works 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 on all lots:

Drainage Easements.

Private Easements.

Restriction of Use.

Street Access. All lots located in any subdivision must provide direct access to a dedicated public street, except that private streets may be permitted as a part of a Planned Unit Development or as otherwise permitted by this chapter.

Arrangement, Width and Location. In any new subdivision, the street layout must conform to the arrangement, width, and location indicated on the Transportation Plan. Streets shall be designed and located in proper relation to existing and proposed streets; to the terrain; to natural features such 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.

Connectivity.

Buffer Strips.

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

Street Dimensions. All streets must conform to the requirements contained in the City of Raymore Technical Specifications and Design Criteria Manual.

Half Streets.

Suburban Estate Streets. Streets in subdivisions with lots two and one-half (2 1/2) acres in area or larger and with frontages of two hundred (200) feet or greater, or any streets in subdivisions in the RE district, may be designed in accordance with the cross section as shown in the City specification for streets, subbase and base for residential lots larger than two and one-half (2 1/2) acres.

Cul-de-sac Streets.

Private Streets. Private streets are permitted subject to the approval of the City Council. A homeowner’s association or business district association must be formed to maintain any private street.

Street Classification. Street classification in new subdivisions must first be determined by the Director of Public Works when the Preliminary Plat of a subdivision is submitted. The final classification will be determined by the City Council as approval of the final plat is made by that Council.

Street Names and Signs.

The subdivider shall be responsible for installation of all required street lights associated with any new subdivision at the time public improvements are installed. Street lights shall be required as follows:

Street lights required to be installed on adjacent collector or arterial streets shall be installed in accordance with a street light plan already approved by the City or a plan designed by an engineer registered in the State of Missouri, submitted by the subdivider, and approved by the Director of Public Works.

The subdivider shall take the necessary steps to secure placement of required street lights. Street lights shall be installed and be operational prior to acceptance of any public improvements in the subdivision.

Requirement.

Installation of Sidewalks.

Sidewalk Width.

When a land use permit or building permit is requested on a lot or tract abutting a public street, the Development Services Director must determine that adequate right-of-way exists on that portion of the public street abutting the property. The minimum right-of-way, measured from the centerline of the street of the property line of the lot or tract, will be determined based upon the classification of the abutting street. Classification of the abutting street shall be determined by reference to the Transportation Plan; or, if the classification is not designated on any of such documents, the Director of Public Works shall determine the street classification by reference to existing or planned land uses of abutting properties and the Transportation Plan.

Once the street classification has been determined, right-of-way requirements shall be calculated in an amount equal to one-half (1/2) of the total right-of-way requirement established for such street classification in the Transportation Plan. Where the property lies on both sides of the public street, the right-of-way requirement must equal the amount set forth in the plan.

No land use permit or building permit will be issued for any lot or tract where the abutting right-of-way does not clearly comply with the right-of-way requirements until title for the additional required right-of-way has been conveyed to the City by plat or deed and accepted by the City Council.

Any requirement for dedication of right-of-way pursuant to this section may be waived by the Development Services Director where the permit being requested does not result in a change or expansion of use of the property or an increase in the square footage of any building.

Where development or construction will require easements and right-of-way dedications outside subdivision plat boundaries, no approval of construction plans for developments will be granted until verification of the recording of all easements and right-of-way dedications has been received.

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 City Council upon its consideration of the opinion of the Director of Public Works, 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 City Council upon its consideration of the opinion of the Director of Public Works, 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 City Council upon its consideration of the opinion of the Director of Public Works.

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 this Code or by the policy of the City Council; and the subdivider of such proposed subdivision shall provide an additional roadway pavement meeting the minimum standards set by this Code and the City Council. The City Council 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 City Council 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.

Storm drainage systems must be designed by a registered professional engineer, approved by the Director of Public Works and installed by the subdivider.

Reinforced concrete pipe (RCP) must be installed at street crossings for storm sewers.

Sanitary sewers must be designed by a registered professional engineer, approved by the Missouri Department of Natural Resources, approved by the Director of Public Works and installed by the subdivider.

The minimum requirement for sewer lines is the installation of eight-inch sewer line and service connection to all adjacent lots.

Sewage treatment plants and pumping stations, if approved, must be constructed according to the specifications and standards of the Missouri Department of Natural Resources.

All new homes shall be connected to a public sanitary sewer system.

Existing residences with an individual sewage disposal system that is properly functioning are not required to connect to a public sanitary sewer system. Should the individual sewage disposal system fail, connection shall be made to a public sanitary sewer system. If no public sanitary sewer system is available within three hundred (300) feet of the primary structure, then the individual sewage disposal system may be repaired or replaced.

Water distribution system, including the number and location of fire hydrants, shall be designed by a registered professional engineer and approved by the Missouri Department of Natural Resources and Director of Public Works and installed by the subdivider.

The minimum requirement for water systems is the extension of eight-inch water distribution mains and service connections to all adjacent lots according to the City’s minimum specifications.

Define the obligation of developers to meet the park and open space needs generated by new development;

Encourage the provision of adequate park and open space in higher density developments through a graduated scale for parkland dedication;

Encourage the inclusion of neighborhood parks within larger residential developments in an effort to achieve a parkland goal of one hundred percent (100%) service area coverage of all areas within the City limits of the City of Raymore;

Encourage the development of larger neighborhood and regional parks by encouraging cash payment in lieu of parkland dedication in smaller residential developments. These cash payments will be applied to the acquisition of larger parks serving multiple neighborhoods within the impact area of the proposed development; and

Require the development of a linkage system throughout the City of Raymore.

Developments planned for land on which a trail segment is identified on the Growth Management Plan Update Open Space Corridor Plan must provide such trail segment. Trail segments with a minimum width of ten (10) feet shall be constructed at the time of infrastructure improvement and must be constructed to meet or exceed the standards set forth by the MetroGreen Plan adopted by the Mid-America Regional Council. A public access easement fifteen (15) feet in width is required over the entire length of the trail segment. The property owners’ association established for the development must maintain the trails along with all other common areas in their development.

The trail system is considered integral to the parks and recreation system and all developers required to construct a segment of a required trail will be awarded credit against the land dedication requirement. The developer will be awarded credit both for the property acreage within the public access easement and for the cost of the trail improvement. Trail construction cost credits will be determined by the Director of Public Works using AASHTO standard costs for asphalt installation for the year in which the construction takes place.

It shall be a condition of preliminary plat and final plat approval of a subdivision, PUD (Planned Unit Developments) or other residential property improvement that each subdivider, developer or owner will be required to make, at the discretion of the Raymore Parks and Recreation Board either:

The method selected will be recommended by the Parks and Recreation Board. The Planning and Zoning Commission shall review the method selected according to this chapter and Unified Development Code as well as the Growth Management Plan in their regular manner of consideration. The final approval shall be by the City Council prior to acceptance of the preliminary plat of the subdivision. All final plats submitted shall incorporate any park land dedication requirement approved as part of the preliminary plat. This provision applies to the development of all lands in the City of Raymore, including all subdivisions, lots, tracts and parcels of land regardless of intended use.

If dedication of land is selected, the dedication shall be by plat and deed. The amount of dedication required shall correspond to the density of the subdivision and shall be calculated off of the following formula:

The projected population at full development shall be the criteria used to determine the amount of land to be donated. A formula of twenty (20) acres per one thousand (1,000) people (projected full development) will be used, which is the standard set forth by the Missouri Statewide Comprehensive Outdoor Recreation Plan.

The minimum land area for a dedicated parkland tract shall be five (5) acres. Parkland shall be in a single parcel unless there are physical features, such as a railroad or water, separating the proposed tracts provided that neither tract is smaller than five (5) acres. Two (2) or more tracts may be considered for subdivisions including at least five hundred (500) dwelling units, provided that neither tract is smaller than eight (8) acres.

Retention areas or detention basins which are required as by the Unified Development Code will not qualify as a public open space.

Water (including streams, rivers, ponds and lakes), marsh, floodplains and wetland acreages shall not be used to comply with the land requirement of this section, except as provided for required trail improvements listed in this section.

At least fifty percent (50%) of the gross area of any active open space required to be dedicated pursuant to this section shall have a natural slope of four percent (4%) or less and shall not be located in an existing watercourse, drainage easement or water ponding area. In addition, that portion of the land must have a cover of six (6) inches or more of topsoil suitable for the seeding and cultivation of grass. If land proposed to be dedicated has a natural slope in excess of that required by this subsection, but may be engineered to provide for a slope that meet the requirements imposed therein, the developer may, upon the favorable recommendation of the Parks and Recreation Board, permit such land to be dedicated to satisfy the requirements of this subsection.

Open space areas located in spillways where the spillway is greater than twenty-five percent (25%) of the land area shall not be used to meet the requirements of this section.

Parkland shall be dedicated by the developer in a condition ready for full service with electrical, water and sewer access at the property line.

The layout of the park shall maximize street frontage on a public street. Minimum frontage shall be two hundred (200) feet.

All land to be dedicated to the City for park purposes shall have the prior approval of the Parks and Recreation Board and shall be shown and marked on the plat as “dedicated to the City of Raymore, Missouri, for park purposes”. All land dedicated shall transfer ownership at the time of recording of the first final plat, unless otherwise agreed to as part of the development agreement for the subdivision.

The developer must provide an area that meets the minimum standards set forth in this section related to size, suitability and location.

The developer must provide minimum neighborhood park improvements in a privately dedicated open space tract including, but not limited to:

All improvements to privately dedicated open space tracts shall be included in the first phase of infrastructure installation for the development’s first final plat. A public access easement over the entire area is required and must be shown on the final plat of the phase of development which includes the dedicated space.

Privately dedicated parkland shall be maintained by the developer or the lot owners in the subdivision under a legal agreement approved by the City as adequate to ensure its continued operation and maintenance.

The Parks and Recreation Board shall recommend credit against the requirements of this section for privately dedicated parkland upon a finding that the dedication would advance the goals of the parks and recreation element of the City’s most recent comprehensive plan and/or would preserve a significant natural, cultural or historic feature or landmark. All requests shall be submitted to the Parks and Recreation Department two (2) weeks prior to appearance before the Parks and Recreation Board and shall include the following information:

Formula for Cash in Lieu of Land. The following formula shall be used to determine the minimum cash in-lieu requirement:

Formula for Partial Land Donation. When a portion of land dedication requirement is accepted, the remaining cash fee will be calculated and credited as follows:

A park land donation fee shall be paid as approved by the Governing Body and listed in the Schedule of Fees and Charges maintained in the City Clerk’s office.

The City of Raymore City Council has the authority to waive a part or all of the commercial development park land donation fee at their discretion.