[Ord. No. 52 §5.1, 7-2-1987]
A. The
following standards are regarded as guidelines for desirable development.
The size, shape and orientation of lots shall be designed to provide
desirable building sites and logically related to topography, natural
features, streets and adjacent land uses. Due regard shall be given
to natural features such as large trees; unusual rock formations;
watercourses; and sites which have historical significance, scenic
views and similar assets, the preservation of which would add attractiveness
and value to the subdivision. The following minimum standards are
set forth as guides to these goals.
1. Where additional widening strips are dedicated on existing streets,
calculations of the area of a lot should not include the dedicated
strips in determining the gross area of the lot. Dedicated widening
strips shall be required for all proposed subdivisions which front
along a County road. The area of all lots must be calculated exclusive
of the street right-of-ways.
2. Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, soil
conditions, steepness of terrain, flood conditions or other adverse
natural physical conditions, the Commission may, after adequate investigation,
withhold approval of such lots until engineering studies are presented
to the Commission which establish that the method proposed to meet
any such condition is adequate to avoid significant danger to health,
life or property.
3. Alleys are undesirable except where alleys of adjoining subdivisions
would be closed off from access by the failure to provide alleys in
new subdivisions.
4. Exhibit "A" to this Chapter summarizes the design standards and improvements
to be observed in subdivision development.
[Ord. No. 52 §5.2, 7-2-1987]
A. Blocks
shall be designed so as to provide good circulation of traffic.
1. Lengths. Refer to Exhibit "A" to this Chapter.
2. Width. Blocks shall be wide enough to allow two
(2) tiers of lots with sufficient depth to provide an adequate building
site on each lot, except as consistent with street design standards
as set forth.
[Ord. No. 52 §5.3, 7-2-1987; Ord.
No. 60 §5.3(g), 12-3-1987]
A. The
size, shape, orientation and dimensions of lots shall be appropriate
for the location and physical character of the proposed subdivision
and for the type of development contemplated in compliance with the
applicable zoning order or regulation. Building lines shall be shown
on all lots intended for residential use and shall not be less than
the setback required by the zoning order.
1. Depth. Excessive depth in relation to width shall
be avoided. (A proportion of one (1) to one (1) or two (2) to one
(1) will normally be considered appropriate, unless topography is
such that other lot dimensions allow for proper development.)
2. Street access. Each proposed lot shall front upon
a street improved to the standards and specifications of the St. Charles
County Highway Department, unless the lots front on a private roadway.
3. Width. Lots for residential purposes shall have
sufficient width at the building setback lines to permit compliance
with side yard or distance requirements of the applicable zoning order
or regulations and still be adequate for a building of practicable
width. The minimum lot width required for a lot fronting on a circular
turnaround shall be measured along a line tangent to the setback line
at a point midway between the side lot lines.
4. Double frontage. Lots with double frontage and reversed
frontage shall be avoided, except where necessary to provide separation
of development from traffic arteries or as otherwise required by topography
or similar conditions.
5. Side lot lines. Side lot lines shall be at right
angles to straight streets and radial to curved streets except when
said radial lot lines detract from desirability of the lot, in which
event some deviation may be allowed.
6. Corner lots. Corner lots for residential use shall
be platted to permit compliance with the yard and setback requirements
for the applicable zoning order. The right-of-way radius on corner
lots shall be a minimum of twenty (20) feet or, in the case of a straight
line, the line connecting two (2) points twenty (20) feet distance
from the intersection of the projected lot lines.
[Ord. No. 52 §5.4, 7-2-1987]
A. In
addition to the standards of this regulation, which are appropriate
to the platting of all subdivisions, the subdivider shall demonstrate
to the satisfaction of the Commission that the street, parcel and
block pattern proposed is specifically adapted to the uses anticipated.
The following standards shall, therefore, be observed.
1. Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
2. Street right-of-way and pavement shall be adequate to accommodate
the type of volume of traffic anticipated.
3. Block length. Refer to Exhibit "A" to this Chapter.
4. Every effort shall be made to protect adjacent residential areas
from the proposed non-residential subdivision, including the provision
of extra depth in parcels adjacent to an existing or potential residential
development and provision for a permanently landscaped buffer strip
where indicated by the Planning and Zoning Commission.
5. Streets carrying non-residential traffic, especially truck traffic,
shall not be extended to the boundaries of adjacent residential areas
and not be connected to streets intended for predominantly residential
traffic.
[Ord. No. 52 §5.5, 7-2-1987]
A. General Standards. Streets shall conform to existing topography
as nearly as possible. Streets shall intersect, as nearly as possible,
at right angles. Street jogs with centerline offsets of less than
one hundred twenty-five (125) feet are prohibited. Streets will not
be approved which are subject to flooding or frequent inundation.
The system of streets designated for the subdivision, except in unusual
cases, must connect with any streets already dedicated in adjacent
subdivision; and where no adjacent connections are platted, must in
general be the reasonable project of streets in adjacent tracts and
must continue to the boundaries of the tract subdivided, so that other
subdivisions may connect therewith.
The City Engineer may require a street to be dedicated to public
use in order to provide circulation.
B. Street Right-Of-Way And Utility Easement Requirements.
1. Highway and major thoroughfares. Highways and major
thoroughfares shall have widths as specified by the St. Charles County
Highway Department.
2. Collector streets. Refer to Exhibit "A" to this
Chapter.
3. Minor stub and cul-de-sac streets. Fifty-two (52)
feet. All cul-de-sac and stub streets shall have a turnaround radius
of fifty-two (52) feet.* The Planning and Zoning Commission may approve
a "T" or "Y" shaped paved space instead of a required turning circle.
Turnarounds may not be required on stub streets which are less than
two hundred fifty (250) feet in length and are planned to be extended
in the future. All stub streets in excess of two hundred fifty (250)
feet in length must provide a temporary turnaround with three (3)
standard specification, "Manual on Uniform Traffic Control Devices",
end of roadway markers mounted on two (2) pound "U" channel signpost.
Each marker shall consist of an eighteen (18) inch diamond reflectorized
red panel. The bottom of each panel shall be mounted a minimum of
four (4) feet above the elevation of the pavement surface and installed
at terminus of pavement. Refer to Exhibit "A" to this Chapter for
general street standards.
4. Utility easements. Utility easements where required
shall be at least ten (10) feet wide five (5) feet on each side of
the lot line) along rear, front and side lot lines. Easements of adequate
width shall be provided for open drainage channels, where required.
Easements five (5) feet in width may be allowed for underground cable
installations. Telephone and electric power lines shall be located
underground, except in subdivisions where all of the lots are twenty
thousand (20,000) square feet or larger in size and then the developer
will have the option of underground or overhead utility lines.
*Note: In subdivisions with no through streets,
a fifty-five (55) foot pavement radius and a sixty-seven (67) foot
right-of-way radius will be required on at least one (1) cul-de-sac
in order to facilitate school bus circulation. For individual cul-de-sac
the fifty-five (55) foot pavement radius and sixty-seven (67) foot
right-of-way radius shall only be required if the cul-de-sac exceeds
one thousand three hundred (1,300) feet in length.
C. Minimum Pavement Widths.
1. Highways, major thoroughfares and collector streets. Thirty-eight (38) foot minimum. In the case of a major thoroughfare
requiring an improvement different than a thirty-eight (38) foot pavement,
the matter of financial and other arrangements for installing wide
pavements at the time shall be taken up by the developer with the
officials having jurisdiction.
2. Minor, stub and cul-de-sac streets. Thirty (30)
feet. Refer to Exhibit "A" to this Chapter. The pavement of a turning
circle at the end of a cul-de-sac street shall have a minimum outside
diameter of eighty (80) feet.
A "T" or "Y" shaped paved space, when approved by the Planning
and Zoning Commission in place of a turning circle, shall extend entirely
across the width of the street right-of-way, except for sidewalk space,
and shall be at least ten (10) feet wide with the flared portion rounded
by a minimum radii of twenty (20) feet.
3. Alleys and service drives. Twenty (20) feet minimum.
4. Sidewalks. Sidewalks shall be installed on both
sides of all major streets, collector streets, minor, dead-end and
cul-de-sac streets. Sidewalks shall have a minimum width of four (4)
feet in residential areas. In commercial and industrial areas sidewalks
may be required as deemed appropriate by the Planning and Zoning Commission.
The City by these requirements does not accept dedication of sidewalks.
[Ord. No. 52 §5.6, 7-2-1987; Ord.
No. 177 §6, 2-3-1994]
A. The
grades of streets shall not exceed the following; except where unusual
or exceptional conditions exist, the Planning and Zoning Commission
may modify these requirements:
1. Highway and major thoroughfares. Six percent (6%)
2. Collector streets. Eight percent (8%)
3. Minor streets, service drives and alleys. Twelve
percent (12%).
4. Pedestrian ways or crosswalks. Five percent (5%),
unless steps of an acceptable design are to be constructed.
5. Minimum grade. In no event shall the minimum grade
be less than two percent (2%), unless approved by the County Highway
Engineer.
[Ord. No. 52 §5.7, 7-2-1987]
A. Street
name signs meeting the requirements of the County Highway Engineer
shall be erected by the subdivider at all intersections.
B. Stop
signs, yield signs, etc., non-illuminated, non-electric, reflectorized
shall conform to the current "Manual on Uniform Traffic Control Devices"
and be provided and paid for by the developer as determined by the
City.
C. Whenever
a new street is constructed along the approximate alignment or extension
of an existing street, its name shall be the same as that of the existing
one.
D. Whenever
a cul-de-sac street serves not more than three (3) lots, the names
of the intersecting street shall apply to the cul-de-sac.
E. To
avoid duplication and confusion the proposed names of all streets
shall be approved by the St. Charles County Planning Department prior
to both preliminary plat approval and such names being assigned or
used.
[Ord. No. 52 §5.8, 7-2-1987]
A. Streets
shall be graded to full width of the right-of-way and fully constructed
of asphaltic concrete or Portland cement concrete pavements in accordance
with the Standard Specifications of the County of St. Charles Highway
Department. Refer to Exhibit "A" to this Chapter and Exhibit "C" on
file in the City offices for applicable construction standards. Before
streets are constructed, soil tests on the subgrade shall be submitted
and approved by the City Engineer. In all fill areas in the roadways,
soil tests shall be submitted and approved by the City Engineer for
every two (2) feet of fill. No traffic will be allowed on new concrete
pavement for thirty (30) days. The streets shall not be approved unless
it reaches four thousand (4,000) psi.
B. Improvement Of Existing Streets. For any development fronting
on an existing road or street, it shall be the responsibility of the
developer to bring the road or street up to County specifications
to the centerline of the road or street, plus an additional eight
(8) feet of width as per County specifications.
C. Designation Of Private Streets. For any subdivision having
private streets the developer must construct a sign at all entrances
of the subdivision, within fifty (50) feet of the centerline of the
road, which shall state: Private Streets Maintained by Property Owners.
These signs shall be installed where they are easily visible to anyone
entering the subdivision and maintained in good order by the developer
until the last lot is sold in the subdivision. The minimum size for
each sign shall be twelve (12) inches high by eighteen (18) inches
wide with two (2) inch high letters. There shall also be a sufficient
contrast in the coloring of the sign background as compared to the
message lettering. When private streets are built, they are to be
built to public street standards.
D. Approval Of Subgrade. The City Engineer shall approve the
subgrade before any base course or surface is placed thereon. The
subgrade shall be so constructed that it will be uniform in density
throughout. The entire width and length will conform to line, grade
and cross section shown on the plans or as established by the engineer.
If any settling or washing occurs or where hauling results in ruts
or other objectionable irregularities, the contractor shall reshape
and reroll the subgrade before the base or surfacing is placed. Tolerance
allowed on all lines, grades and cross sections shall be plus or minus
four hundredths (0.04) feet.
E. Utility Work Prior To Base Construction. No base course
work may proceed on any street until all utility excavations (storm
and sanitary sewers, water, gas, electric, etc.) have been properly
backfilled with granular material, crushed stone or gravel mechanically
tamped in ten (10) inch lifts or jetted with water and allowed to
set for a length of time satisfactorily to the City Engineer.
[Ord. No. 52 §5.9, 7-2-1987]
A. Sufficient
permanent and distinguished monuments shall be accurately placed throughout
the subdivision so that street alignment may be traced with accuracy.
Such monuments shall be in the form of iron pins or of something equal,
not less than one-half (½) inch in diameter and three (3) feet
long driven into the earth or spikes not less than six (6) inches
long driven into the pavement. Such monuments shall be installed by
the subdivider as soon as reasonably possible. The location of such
monuments shall be indicated on the final plat and shall be placed
in accordance with the following requirements:
1. Street points. Monuments shall be set at the intersection
of all streets and the beginning and end of all curves along the street
centerlines.
2. Curb marks. Curbs shall be permanently marked at
the beginning and end of all curves and at the prolongation of all
lot sidelines.
[Ord. No. 52 §5.10, 7-2-1987; Ord. No. 1623, 5-22-2017]
In addition to the installation of curbs or gutters along the streets as required by this Article, storm sewers shall be required. Such systems will be equipped with adequate basins, inlets and outlets and shall be constructed in accordance with Article
IV of Chapter
510 of this Code.
[Ord. No. 52 §5.11, 7-2-1987]
A. All
buildings, structures and use of land in the incorporated area of
the City of Cottleville shall hereafter be required to have an adequate,
safe and sanitary disposal system for all human, disposal of sewage
or other liquidated wastes and shall conform to the methods outlined
herein:
1. Where a public sanitary sewer main is reasonably accessible in the
opinion of the Planning and Zoning Commission, the subdivision shall
be provided with a complete sanitary sewer system connected with such
sewer main, including a lateral connection for each lot. Such systems
and connections shall comply with the regulations of the Missouri
State Board of Health and Missouri Department of Natural Resources
and Duckett Creek Sewer District.
2. It shall be the responsibility of the developer/applicant to comply
with all requirements of Duckett Creek Sewer District. Verification
of the service shall be provided at the time of submission of the
preliminary plat.
3. Where no sewers are accessible and no plans for a sewer system have
been prepared and approved, the developer shall either install a sewage
collection and disposal system in accordance with the requirements
of the preceding paragraph or individual disposal devices may be installed
on each lot within the subdivision, provided that no individual disposal
device should be permitted unless the lots to be served have sufficient
area to allow adequate soil absorption for on-site sewage disposal.
The Planning and Zoning Commission may modify lot area requirements
in relation to soil conditions and other pertinent facts and findings
in any particular subdivision. All such individual devices and systems
shall be constructed and maintained in accordance with the regulations
and requirements of the Missouri Department of Natural Resources.
In no case shall there exist on lots of less than three (3) acres
in an area, individual sanitary sewage disposal systems.
[Ord. No. 52 §5.12, 7-2-1987]
Where a public water supply main is reasonably accessible in
the judgment of the Planning and Zoning Commission, the subdivision
shall be provided with a complete water distribution system adequate
to serve the area being platted, including a connection for each lot
and appropriately spaced fire hydrants. In no case shall there exist
on lots of less than three (3) acres in area, individual water systems
unless a public water system is not reasonably accessible in the judgment
of the Planning and Zoning Commission. The water system shall be designed
and approved by Missouri Cities Water Company or the approved water
company serving the area of the proposed development.
[Ord. No. 52 §5.13, 7-2-1987]
A. Prior
to starting any of the work covered by the above plans, after approval
thereof, the developer shall make arrangements to provide for inspection
of the work sufficient, in the opinion of the City Engineer, to assure
compliance with the plans and specifications as approved.
B. The
City Engineer or his/her duly authorized representative shall make
all necessary inspections of all pavement construction, along with
all roadway related storm sewer construction.
C. Twenty-four
(24) hours' notice shall be given to the City Engineer's office regarding
any requested inspection.
[Ord. No. 52 §5.14, 7-2-1987]
The construction of all improvements required by these rules
and regulations shall be completed within two (2) years from the date
of approval of the final plat by the Planning and Zoning Commission,
unless good cause can be shown for the granting of an extension of
time by authority of the Planning and Zoning Commission upon recommendation
by the City Engineer. The final release of ten percent (10%) of the
escrow on all public improvements cannot be made at the end of the
one (1) year warranty period until a final inspection is made and
all corrected items are completed.
[Ord. No. 52 §5.15, 7-2-1987]
Where the subdivision contains sewers, sewage treatment plants,
water supply systems or other physical facilities that are necessary
or desirable for the welfare of the area or that are of common use
or benefit and which are not or cannot be satisfactorily maintained
by an existing public agency, provision shall be made which is acceptable
to the agency having jurisdiction over the location and maintenance
of such facilities and for the proper and continuous operations, maintenance
and supervision of such facilities.
[Ord. No. 52 §5.16, 7-2-1987]
Trust indentures will be required by the Planning and Zoning
Commission regarding maintenance of common areas.