[R.O. 2008 §405.070; Ord. No. 381 Art. VII §1, 11-9-1987]
A. 
No final plat for a subdivision shall be approved unless the improvement plans conform to the minimum design standards set forth within these regulations.
B. 
The recommendations of the City Comprehensive Plan for streets, drainage rights-of-way, school sites, public parks and recreational areas, and other public services and facilities shall be considered in the approval of the final plat.
[R.O. 2008 §405.080; Ord. No. 381 Art. VII §2, 11-9-1987]
A. 
Street classification shall be limited to four (4) categories in accordance with their use functions:
1. 
Arterial.
2. 
Collector.
3. 
Local (includes cul-de-sac).
4. 
Marginal access (service roads).
B. 
The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining areas (or their proper projections where adjoining land is not subdivided).
C. 
The angle of intersection between all streets shall not vary more than ten degrees (10°) from a right angle, except by variance in cases of exceptional conditions. Streets in alignment with existing streets shall bear the same name of the existing street. All proposed street names shall be checked against duplication of other street names.
D. 
Except as otherwise provided herein, temporary dead-end streets may be approved where necessitated by the layout 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 said temporary turnarounds shall be the same as required for permanent turnarounds. The extra right-of-way shall be vacated upon extension of the temporary street and the reconditioning of said street and front yards shall be at the expense of the subdivider.
E. 
The street layout of the subdivision shall be in general conformity with the Major Street Plan and provide the most advantageous and aesthetically pleasing development of the entire neighborhood and adjoining streets. Where appropriate to the design, proposed streets shall be continuous and in alignment with existing, planned, or platted streets with which they are to connect.
F. 
The street and alley layout shall provide access to all lots and parcels of land within the subdivision. Alleys shall be discouraged in residential areas, but may be included in commercial and industrial areas where needed for loading and unloading or access purposes. All alleys, where platted, shall have a minimum right-of-way width of twenty (20) feet.
G. 
The proposed location of an intersection or any new street with an existing City street or State highway shall be subject to approval of the Missouri State Highway Department or the City Board of Aldermen, as applicable.
H. 
Intersections shall be designated and constructed to the current standards and specifications of the Missouri State Highway Department or the City Board of Aldermen, as applicable.
I. 
The intersection of more than two (2) streets at one point will not be permitted, nor will street jogs with center-line offsets of less than one hundred twenty-five (125) feet, except by variance in cases with exceptional conditions.
J. 
Horizontal visibility on curved streets and vertical visibility on all streets shall be maintained along the center line as follows:
1. 
Arterial: five hundred (500) feet.
2. 
Collector: three hundred (300) feet.
3. 
Marginal access: three hundred (300) feet.
4. 
Local: two hundred (200) feet.
K. 
Between reversed curves, there shall be a tangent of not less than one hundred (100) feet on arterial and marginal access streets.
L. 
Blocks shall be of sufficient width to provide for two (2) tiers of lots of an appropriate depth. The Commission may approve block widths providing for a single tier of lots where lots would otherwise front on a major street or where topographic conditions or size of the property prevents two (2) tiers. In the event that a single tier of lots is permitted by the Commission and approved by the Board of Aldermen, an adequate buffer area shall be provided and access from any abutting major street prohibited.
M. 
The length of blocks shall be such as may be appropriate, in the opinion of the Planning Commission, for the locality and the type of development contemplated, but shall not exceed one thousand five hundred (1,500) feet where the average size of the lot does not exceed two (2) acres in area.
N. 
Each lot shall be provided with direct ingress and egress to a public street or highway, to provide adequately for the layout of utilities, garbage and waste removal, fire and police protection, and other services, and to protect and further the public health and safety generally. Subdivisions intended for commercial and industrial occupancy shall have access to a collector street under all circumstances, except in the case of appropriately separated planned retail centers.
[R.O. 2008 §405.090; Ord. No. 381 Art. VII §3, 11-9-1987]
A. 
The size, shape and orientation 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 Chapter 402.
1. 
Depth. Excessive depth in relation to width shall be voided. (A proportion of one (1) to one (1) or two (2) to one (1) will normally be considered.)
2. 
Street Access. Every lot shall abut on a street, subject to the requirements of street and block layout as described above.
3. 
Width. Lots for residential purposes shall have sufficient width at the building setback lines to permit compliance with side yard or distance requirements or the Zoning Ordinance or regulations and still be adequate for a building or practicable width.
4. 
Double Frontage. Except as otherwise provided herein, double-frontage lots shall be prohibited.
5. 
Side Lot Lines. Where practicable, side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces.
6. 
Corner Lots. Corner lots for residential uses shall be platted wider than interior lots to permit compliance with the yard and setback requirements of the applicable zoning regulation.
7. 
Minimum Lot Size. Where not otherwise determined by zoning ordinances or regulations, the minimum lot size for residential purposes shall be seven thousand five hundred (7,500) square feet with a minimum width of seventy-five (75) feet at the required building setback line, a minimum side yard of ten percent (10%) of the frontage on each side, a rear yard of twenty-five (25) feet, except for accessory structures, and a front yard of thirty (30) feet.
8. 
No Utilities. Where public sanitary facilities and/or water are not accessible, the lot size shall be determined in accordance with the requirements of Article III.
[R.O. 2008 §405.100; Ord. No. 381 Art. VII §4, 11-9-1987]
A. 
Existing features which would add value to residential development or maintain the historic distinction of the City of Ironton shall be retained whenever feasibly possible. Features such as watercourses or falls, historic sites, trees or similar irreplaceable assets, shall be preserved in the design of the subdivision. No significant natural feature, historic site or similar amenity shall be moved, altered, demolished or rerouted, nor shall any change in grade of the land be effected unless approval of the preliminary plan has been granted by the Planning Commission.
B. 
All existing sinkholes shall be protected by being walled up or by an alternate procedure approved by the Planning Commission, and easements providing access to and including the sinkhole area shall be provided as required in Section 405.110 below.
C. 
No existing trees shall be removed from any subdivision until approval of the preliminary plan has been granted. All trees on the plat marked for retention shall be preserved, and all trees shall be welled and protected against change of grade where required.
[R.O. 2008 §405.110; Ord. No. 381 Art. VII §5, 11-9-1987]
A. 
Where alleys are not provided, easements for utilities shall be provided. Such easements shall have a minimum width of twenty (20) feet, one-half (1/2) of the width taken from each of the abutting lots. Where necessary, a twenty-foot easement may extend from the front to the rear lot lines between lots with one-half (1/2) of the required easements from each abutting lot.
B. 
Whenever a stream, watercourse, drainageway, channel, or sinkhole is located in an area which is being subdivided, the subdivider shall provide an easement along each side of the above for the purpose of widening, deepening, sloping, improving or protecting the above. The width of the easement shall be adequate for any necessary channel relocations and straightenings and approved by the City Engineer.
[R.O. 2008 §405.120; Ord. No. 381 Art. VII §6, 11-9-1987]
A. 
The Commission shall confer with the subdivider regarding the type and character of development that will be permitted in the subdivision.
B. 
Deed restrictions or covenants, when included by the subdivider, shall provide for the proper protection and maintenance of the development in the future; however, such deed restrictions or covenants shall not contain reversionary clauses wherein any lot shall return to the subdivider because of a violation thereon of the terms of the restrictions or covenants.
C. 
Where the subdivision contains sewers, sewage treatment plants, water supply system, park areas, street trees or other physical facilities necessary or desirable for the welfare of the area and which are of common use or benefit and are not or cannot be satisfactorily maintained by an existing public agency, provision shall be made by trust agreement, made a part of the deed restrictions acceptable to any agency having jurisdiction over the location and improvement of such facilities, for the proper and continuous maintenance and supervision of such facilities.
[R.O. 2008 §405.130; Ord. No. 381 Art. VII §7, 11-9-1987]
Where an area being subdivided includes lands proposed to be used for parks or schools, under the duly adopted Comprehensive Plan of the City and environs, the subdivider shall not plat such lands as a part of the subdivision plat; and shall confer with the appropriate public agency regarding the time, method and amount of payment for the agency to acquire the land. If no agreement has been reached upon the acquisition of the area within two (2) years from the date of the submission of the preliminary plan, the subdivider may then plat the balance of the area.
[R.O. 2008 §405.140; Ord. No. 381 Art. VII §8, 11-9-1987]
The Street Design Standards are included as an attachment to this Chapter.
[R.O. 2008 §405.150; Ord. No. 381 Art. VII §9, 11-9-1987]
The Street Cross-Section Standards are included as an attachment to this Chapter.
[R.O. 2008 §405.160; Ord. No. 381 Art. VII §10, 11-9-1987]
A. 
Concrete Surface.
1. 
The crown of the street, in cross section, shall be a minimum of one and one-half percent (1.5%) incline toward the center of the pavement. All intersections shall be of uniform thickness one (1) inch greater than the maximum thickness of the thickest intersecting street.
2. 
Portland cement concrete twenty-seven-day compressive strength shall be a minimum of four hundred (4,000) psi, water-cement ratio not exceeding six (6) gallons per sack, six (6) sacks of cement per cubic yard of concrete, four percent (4%) to six percent (6%) entrained air with maximum aggregate size of one and one-half (1 1/2) inches; or as required to meet Missouri State Highway Commission Standards, where applicable. Expansion material shall be placed every one hundred (100) feet, with saw joints every twenty (20) feet.
Type of Street
Minimum Uniform Thickness
(inches)
Arterial
7.25 to 8.25
Collector
6.50
Local
6.00
Marginal
6.00
Alley
6.00
B. 
Flexible Surface.
1. 
Base material to be aggregate containing five (5) twenty-five percent (25%) fines, maximum aggregate size one (1) inch or good subbase soil, if approved by the City Engineer; or as required to meet Missouri State Highway Commission Standards, where applicable.
2. 
The crown of the street, in cross section, shall be a minimum of two percent (2%) incline toward the center of the pavement. All intersections shall be of the maximum thickness of the two (2) intersecting streets as shown in the table, plus one (1) inch of additional water-bound macadam, if it is used, or one-half (1/2) inch of additional base if asphalt surface is used.
Base Surface
Base/Surface Westbound Macadam (Grade B*)
(inches)
Type of Street
Grade B* Base
(inches)
Asphalt Surface
(inches)
Arterial
5
4
8
Collector
5
3
6
Local
5
2
6
Marginal
5
2
6
Alley
5
2
5
*Gradation:
Grade B - Crushed Stone
100% through one-inch sieve
Maximum
65% through three-eighths-inch sieve
5% to 25% through #10 sieve
[R.O. 2008 §405.170; Ord. No. 381 Art. VII §11, 11-9-1987]
405 Street Name Guide.tif
[R.O. 2008 §405.180; Ord. No. 381 Art. VII §12, 11-9-1987; Ord. No. 658, 3-9-2020]
(February 1987)
No.
Street Name
1.
Archer
2.
Boulder Drive
3.
Briarwood
4.
Buckey
5.
Burnett
6.
Dent
7.
Donna
8.
Eidson
9.
Elm
10.
Fairgrounds Road
11.
Fairlane
12.
Felicia
13.
Fifth
14.
First
15.
Greason
16.
Hall
17.
Hammond
18.
Hancock
19.
Heath
20.
Iron
21.
Kim
22.
Knob
23.
Lake Drive
24.
"M"
25.
Madison
26.
Main
27.
Mallard
28.
Marshall
29.
Michael Lane
30.
Missouri Highway
31.
Missouri Route M
32.
Monroe
33.
Mountain
34.
Oak
35.
Ozark
36.
Park Drive
37.
Patricia
38.
Peck
39.
Pine
40.
Polk
41.
Reynolds
42.
Robin
43.
Russell
44.
School Drive
45.
Second
46.
Shepherd
47.
Shepherd Mountain Drive
48.
St. Francois
49.
Sunshine
50.
Third
51.
Valley
52.
Washington
53.
Water
54.
Wayne
55.
West Boulder Lane
56.
Westwood Drive
[R.O. 2008 §405.190; Ord. No. 381 Art. VII §13, 11-9-1987]
Residential Density
Block and Lot Requirements
Low Density
Over 20,000 Square Feet of Lot Area Per Dwelling Unit
High Density
Under 20,000 Square Feet of Lot Area Per Dwelling Unit
Business- Industrial
(1)
Maximum block length (feet)
1,500
1,000
2,000
(2)
Minimum block length (feet)
300
300
300
(3)
Minimum building setback (feet)
30
30
30
(4)
Minimum lot width at building setback line (feet)
75
75
None
(5)
Minimum lot depth (feet)
100
100
100
(6)
Maximum lot depth
3 times width
3 times width
3 times width
(7)
Minimum average lot width for corner lots (feet)
85
85
None
Rights-of-way
(8)
Local street right-of-way width (feet)
50
50
60
(9)
Alley width, if provided (feet)
20
20
24
(10)
Utility easement width (feet)
20
20
20
(11)
Minimum cul-de-sac radius (feet)
50
50
60
(12)
Corner radius at intersection of streets (feet)
20
20
30
(13)
Maximum cul-de-sac length (feet)
1,000
1,000
1,500
(14)
Maximum street grade
a)
Local
12%
10%
8%
b)
Collector
10%
10%
6%
c)
Arterial
10%
10%
6%
d)
Intersection
5%
4%
3%
(15)
Minimum street grade
1%
1%
1%
(16)a
Minimum sight distance at intersections
75
75
75
(17)b
Street pavement width with curbs and gutters (feet)
a)
Local
32
32
32
b)
Collector
40
40
40
c)
Arterial
44
44
44
(18)
Minimum pavement radius on cul-de-sac (feet)
40
40
50
(19)
Minimum center-line radius on horizontal curves (feet)
a)
Local
150
150
200
b)
Collector
300
300
300
c)
Arterial
500
500
500
(20)
Minimum tangent length on horizontal curves (feet)
30
30
40
(21)c
Minimum length of vertical curves (feet)
a)
Local
100
100
100
b)
Collector
100
100
100
c)
Arterial
200
200
200
(22)d
Minimum sidewalk width (feet)
4
4
4
NOTES:
a
Back from intersection, across corners.
b
Pavement widths are from inside curb lip to inside curb lip.
c
Not less than 20 feet for each algebraic different in grade.
d
Located as per the cross sections in Section 405.150.