[CC 1990 §405.120; Ord. No. 97.053 §1, 11-10-1997]
The subdivider shall conform to the following principals and
standards of land subdivision in the design of each subdivision or
portion thereof unless otherwise indicted with approval of the Commission
and attached to the final plat.
[CC 1990 §405.130; Ord. No. 97.053 §1, 11-10-1997]
The subdivision plan shall conform to the design standards that
will encourage good development patterns and particularly to the principles
and standards which are exhibited in the Comprehensive Plan. The streets,
drainage rights-of-way, school sites, public parks and playgrounds,
and other public facilities shown on the officially adopted Comprehensive
Plan shall be considered in the approval of subdivision plats.
[CC 1990 §405.140; Ord. No. 97.053 §1, 11-10-1997]
A.
The
street layout of the subdivision shall be in general conformity with
a plan for the most advantageous and aesthetically pleasing development
of the entire neighborhood, including adjoining areas. Where appropriate
to the design, streets shall be continuous and in alignment with existing,
planned or platted streets which are to connect.
C.
Rights-of-way
widths of the above listed streets shall conform to the dimensions
specified in Appendix 1 of this Chapter and made a part of this Chapter.
Variances for increases or decreases to the specifications contained
in Appendix 1 shall only occur in unusual circumstances determined
and approved by the Board of Aldermen upon receipt of written notice
stating such from the City Engineer and/or Planning and Zoning Commission.
D.
Except
as otherwise provided herein, temporary dead-end streets may be approved
where necessitated by the layouts of the subdivision or staging of
development, provided that temporary unpaved turnarounds shall be
constructed where lots are fronting on such temporary dead-end streets.
The additional width of the right-of-way required for such temporary
turnaround shall be the same as that required for permanent turnarounds.
The extra right-of-way in excess of the street right-of-way shall
be vacated upon extension of the temporary street and the re-conditioning
of said street and front yards shall be at the expense of the developer.
E.
The
street and alley layout shall provide access to all lots and parcels
of land within the subdivision.
F.
Proposed
streets shall intersect one another as nearly at right angles as topography
and other limiting factors of good design permit.
G.
Street
jogs with centerline offsets of less than one hundred twenty-five
(125) feet shall be avoided.
H.
Certain
proposed streets, where appropriate, shall be extended to the boundary
of the tract to be subdivided so as to provide for normal circulation
of traffic within the vicinity.
I.
Proposed
streets shall be adjusted to the contour of the land so as to produce
usable lots and streets of reasonable gradient.
J.
Whenever
there abuts the tract to be subdivided a dedicated or platted and
recorded half-width street or alley, the other half-width of such
street or alley shall be platted such that the ultimate right-of-way
conforms to the minimum standards set forth in this Chapter.
K.
Reserve
strips controlling access to streets shall be prohibited except where
their control is definitely placed in the Board of Aldermen under
conditions approved by the Planning and Zoning Commission.
L.
If
the smaller angle of intersection of two (2) streets is less than
sixty degrees (60°), the radius of the arc of the intersection
of the property lines shall be as deemed by the Planning and Zoning
Commission.
M.
At
the intersection of other streets the property line shall be rounded
by arcs with radii of not less than twenty (20) feet, or chords of
such arcs.
N.
At
the intersection of streets and alleys, the property line corners
shall be rounded by arcs with radii of not less than fifteen (15)
feet or chords of such arcs.
O.
Intersection
of more than two (2) streets at one (1) point shall be avoided.
P.
Where
parkways or special types of streets are involved, the Planning and
Zoning Commission shall apply special standards to be followed in
the design of such parkways or streets.
Q.
Whenever
the subdivision contains or is adjacent to a railroad right-of-way
or a highway designated as a "limited access highway" by the appropriate
highway authorities, provision shall be made for a parallel street
at a distance acceptable for the appropriate use of the land between
the highway or railroad and such streets.
S.
Minimum
sight distances at street intersections shall be as determined in
the comprehensive plan for Desloge and shown on Appendix 1.
U.
All
changes in grade shall be connected by vertical curves of sufficient
radii to provide smooth transitions and required sight distances.
V.
Between
reversed curves on primary arterial streets there shall be a tangent
of not less than one hundred (100) feet and a collector and local
streets such tangent shall not be less than forty (40) feet.
W.
Maximum
grades for streets shall be as follows:
X.
The
minimum grade of any street gutter shall not be less than seventy-five
hundredths of one percent (.75%).
Y.
No
street shall have a name which will duplicate or so nearly duplicate
as to be confused with the name of an existing street; unless the
proposed street is an extension of or in alignment with an existing
street, in which case the duplication should be mandatory. The subdivider
is required to verify non-duplication of street names with 911.
Z.
Alleys
shall be discouraged in residential areas but shall be included in
commercial and industrial areas where needed for loading and unloading
or access purposes; and, where platted, shall be at least twenty (20)
feet in width.
AA.
Dead-end
alleys shall be avoided where possible, but if unavoidable, shall
be provided with adequate turnaround facilities at the dead-end, as
determined by the Planning and Zoning Commission.
[CC 1990 §405.150; Ord. No. 97.053 §1, 11-10-1997]
A.
Blocks
shall not exceed twelve hundred fifty (1,250) feet in length, unless
unusual circumstances justify greater length.
B.
Blocks
shall be of sufficient width to permit two (2) tiers of lots of appropriate
depth, except where an interior street parallels a limited access
highway, primary arterial street, or railroad right-of-way.
C.
No
other specific rule is made concerning the shape of blocks, but blocks
shall fit easily into the overall plan of the subdivision and their
design shall evidence consideration of lot planning, traffic flow,
and public areas.
D.
Within
blocks of over seven hundred (700) feet in length, the Planning and
Zoning Commission may require, or at near the middle of the block,
a walk connecting adjacent streets or other public areas, shopping
centers, etc. Width of right-of-way for such walks shall be at least
ten (10) feet and shall be intended for the use of pedestrians only.
[CC 1990 §405.160; Ord. No. 97.053 §1, 11-10-1997]
A.
All
lots shall abut on a street or place.
B.
Side
lines of lots shall be at approximately right angles to straight streets
and on radial lines on curved streets. Some variation from this rule
is permissible, but pointed or very irregular lots shall be avoided.
C.
Double
frontage lots shall not be platted, except that where desired along
primary streets, lots may face on an interior street and back on said
street. In that event, a planting strip, or a planting screen, at
least twenty (20) feet in width, shall be provided along the rear
of the lot.
D.
Minimum
lot areas, widths, building setback lines, and parking requirements
shall be provided in the Zoning Code for the district in which the
subdivision is located within the incorporated area of the City, except
that where a water main supply system or a sanitary sewer system is
not available, the lot area necessary to install a private water supply
or sewage disposal system on the lot in accordance with the Department
of Public Health and Welfare of Missouri, Division of Health, shall
become the minimum lot area.
E.
Whenever
possible, a unit shopping center, based on sound development standards,
shall be designated in contrast to the platting of lots for individual
commercial use.
F.
Corner
commercial lot size requirements and setbacks shall conform to all
provisions of the Zoning Code for the district in which the subdivision
is located within the incorporated area of the City.
G.
Every
effort shall be made to provide adequate buffers between the non-residential
subdivisions and adjacent residential areas. This shall include the
provision of extra depth parcels adjacent to an existing or potential
residential development, and provisions for a permanently landscaped
buffer strip between the adjacent non-residential subdivision and
other land use areas.
[CC 1990 §405.170; Ord. No. 97.053 §1, 11-10-1997]
A.
Where
necessary, easements for utilities shall be provided. Such easements
shall have a minimum width of fifteen (15) feet, and where necessary,
easements of fifteen (15) feet in width shall be located along side
lot lines and extend from the front to the rear lot lines. One-half
(½) the width shall be taken from each lot. Before determining
the location of easements the plan shall be discussed with the local
utility companies to assure the proper placement for the installation
of services. Where water and sewer lines are to be put in the same
easement, easements shall be twenty (20) feet in width.
B.
Whenever
a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a drainage right-of-way which shall
be for the purpose of widening, improving or protecting the stream
at the subdivision's expense. The width of the drainage right-of-way
shall be adequate for any necessary channel relocations and straightenings
and shall be reviewed by the City Engineer and shall relate as closely
as possible to the requirements of the Comprehensive Plan. Parallel
streets may be required in connection therewith.
[CC 1990 §405.180; Ord. No. 97.053 §1, 11-10-1997]
A.
Where
sites for parks, schools, playgrounds, or other public use areas as
shown in the Comprehensive Plan are located within the subdivision
area, the Board of Aldermen shall require that such areas be so designated
on the final plat. Within one (1) year after the approval of the final
plat, the authority having jurisdiction shall acquire the designated
land or commence proceedings to acquire it by condemnation, otherwise
the owner may make any other permitted use of the site, as permitted
by the zoning district within which it lies.
B.
When,
in the opinion of the Planning and Zoning Commission, the development
of a subdivision is of sufficient size to warrant setting aside a
part of said development for recreational purposes, a percentage of
said subdivision shall be dedicated or developed in accordance with
guide lines contained in the current Recreation and Open Space Plan
officially adopted by the Southeast Missouri Regional Planning and
Zoning Commission.
[CC 1990 §405.190; Ord. No. 97.053 §1, 11-10-1997]
A.
In
the subdividing of any land within the jurisdiction, due regard shall
be shown for all natural features, such as tree growth, watercourses
or other similar elements which, if preserved, would add attractiveness
to the proposed development.
B.
The
natural topography shall be retained wherever possible in order to
reduce excessive runoff onto adjoining property and to avoid excessive
regrading of the site.
C.
Floor
elevations of all buildings shall be carefully studied in relation
to existing topography, proposed street grades, existing twelve (12)
inch and over caliper trees, and other pertinent site features.
D.
Consideration
shall be given to varying the setback line required in the zoning
district where the subdivision is proposed in order to retain, wherever
possible existing topography, rock formations, and large trees.
E.
Where
there is question as to the suitability of a lot or lots for their
intended use due to factors such as rock formations, flood conditions,
or similar circumstances, the Commission shall consider withholding
approval of such lots.
