[Ord. No. 105 §5.1, 6-23-1987]
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", which is attached hereto and made a part hereof, summarizes
the design standards and improvements to be observed in subdivision
development.
[Ord. No. 105 §5.2, 6-23-1987]
A.
Blocks
shall be designed so as to provide good circulation of traffic.
[Ord. No. 105 §5.3, 6-23-1987]
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 ordinance 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 ordinance.
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 ordinance
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. 105 §5.4, 6-23-1987]
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".
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 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. 105 §5.5, 6-23-1987; Ord. No. 1053 §28, 9-13-2006]
A.
General Standards. All streets shall be designed to meet
the street design, right-of-way and utility easement requirements
of the City and St. Charles County.
1.
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.
2.
Streets will not be approved which are subject to flooding or frequent
inundation.
3.
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 projection of streets in adjacent tracts
and must continue to the boundaries of the tract subdivided so that
other subdivisions may connect therewith.
4.
The Board of Aldermen may require a street to be dedicated to public
use in order to provide circulation.
B.
Street Right-Of-Way And Utility Requirements.
[Ord. No. 1888, 10-18-2017]
1.
Highways and Major Thoroughfares. Refer to Exhibit "A".
2.
Collector Streets. Refer to Exhibit "A".
3.
Minor stub and cul-de-sac streets: forty-two (42) feet. All
cul-de-sac streets shall have a minimum turnaround pavement radius
of forty (40) feet and a minimum right-of-way radius of forty-eight
(48) feet. In subdivisions with no through streets, a fifty-five-foot
pavement radius and a sixty-three-foot right-of-way radius will be
required on at least one (1) cul-de-sac. For subdivisions in which
the only street is a cul-de-sac, the fifty-five-foot pavement radius
and sixty-three-foot right-of-way radius shall only be required if
the cul-de-sac exceeds one thousand three hundred (1,300) feet in
length. In culs-de-sac with a fifty-five-foot radius a common ground
center island may be built, provided it shall have a twenty-nine-foot
radius. Turnarounds shall 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, but will require hazard markers consisting
of three (3) standard specification end-of-roadway markers, as set
forth in the current Manual on Uniform Traffic Control Devices (MUTCD),
at the terminus of pavement. All stub streets in excess of two hundred
fifty (250) feet in length must provide a temporary turnaround with
hazard markers consisting of three (3) standard specification end-of-roadway
markers, as set forth in the MUTCD, being installed at the terminus
of pavement. Temporary turnarounds shall have a minimum pavement radius
of forty (40) feet centered within a forty-three-foot radius easement.
Permits will not be issued for building construction on lots abutting
a temporary turnaround, as shown on any recorded subdivision plat,
unless and until the temporary facility is actually constructed and
approved by the City Engineer. The removal of the temporary turnaround
and the restoration of the disturbed ground shall be the responsibility
of the party that will be extending the street. Refer to Exhibit "A"
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.
C.
Minimum Pavement Widths.
[Ord. No. 1888, 10-18-2017]
1.
Highways, Major Thoroughfares And Collector Streets. Thirty-eight-foot
minimum. In the case of a major thoroughfare requiring an improvement
different than a thirty-eight-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. Refer to Exhibit "A".
A T- or Y-shaped paved space, when approved by the Planning
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 radius 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 five (5) feet in residential
areas. In commercial and industrial areas sidewalks may be required
as deemed appropriate by the Planning Commission. The City by these
requirements does not accept dedication of sidewalks.
[Ord. No. 105 §5.6, 6-23-1987; Ord. No. 1053 §29, 9-13-2006]
A.
The
grades of streets shall not exceed the following, except where unusual
or exceptional conditions exist, the City Engineer 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 a minimum grade
be less than three-fourths of one (.75%) percent.
[Ord. No. 105 §5.7, 6-23-1987; Ord. No. 1053 §30, 9-13-2006]
A.
Street
signs shall be erected by the subdivider at all intersections. Street
name signs shall meet the requirements of St. Charles County Highway
Department except that the sign legend shall be six (6) inch Series
C black lettering for street name and four (4) inch Series B letters
for the suffix on white reflective background and shall contain a
six (6) inch high Dardenne Prairie logo to the left of the street
name. A proof of the proposed street identification sign shall be
approved by the City Engineer prior to the manufacture or installation
of any street identification sign.
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 by the developer.
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 County Department of Community Development
Planning Division prior to both preliminary plat approval and such
names being assigned or used.
[Ord. No. 105 §5.8, 6-23-1987; Ord. No. 1053 §31, 9-13-2006]
A.
All
streets shall be designed to meet the street design, right-of-way
and utility easement requirements of the City and St. Charles County.
Street 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 Highway
Department. Refer to Exhibit "A" and Exhibit "C" 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 a minimum of fourteen (14)
days and until the concrete reaches a compressive strength of four
thousand (4,000) psi. The streets shall not be approved unless it
reaches a compressive strength of 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. 105 §5.9, 6-23-1987]
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]
Editor's Note — Ord. no. 1684 §8, adopted May 15,
2013, repealed section 410.290 "public storm sewers and other drainage
appurtenances" in its entirety. Former section 410.290 derived from
ord. no. 105 §5.10, 6-23-1987; ord. no. 354 §1, 9-17-1998;
ord. no. 371 §1, 1-21-1999; ord. no. 571 §§1 —
2, 6-20-2002; ord. no. 1053 §32, 9-13-2006; ord. no. 1256 §1,
12-19-2007.
[Ord. No. 105 §5.11, 6-23-1987; Ord. No. 1140 §5, 3-21-2007; Ord. No. 1256 §2, 12-19-2007]
A.
All
buildings, structures and use of land in the incorporated area of
the City of Dardenne Prairie shall hereafter be required to have an
adequate, safe and sanitary disposal system for all human, disposal
of sewage or other liquidated wastes, shall conform to the methods
outlined herein:
1.
Where a public sanitary sewer main is reasonable accessible, in the
opinion of the Planning 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 the applicable local
sanitary sewer district.
2.
It shall be the responsibility of the developer/applicant to comply
with all requirements of the applicable local sanitary sewer district.
Verification of the service shall be provided at the time of submission
of the preliminary plat or Site Plan.
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 Commission may modify lot area requirements in relations
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. 105 §5.12, 6-23-1987]
Where a public water supply main is reasonably accessible, in
the judgment of the Planning 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. 996 §1, 2-15-2006]
All transformers, junction boxes, markers and other visual indications
of electric, telephone or fiber optic cable connections shall be along
the side or behind the rear building lines, so as not to be visible
from the street. In corner lots, where a side building line is visible
from the street, all transformers, junction boxes, markers or other
visual indications of utility connections shall be behind the rear
building line.
[Ord. No. 105 §5.13, 6-23-1987; Ord. No. 1053 §33, 9-13-2006]
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.
Forty-eight
(48) hours' notice shall be given to the City Engineer's office regarding
any requested inspection.
[Ord. No. 105 §5.14, 6-23-1987; Ord. No. 1053 §34, 9-13-2006]
A.
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 Board of Aldermen, unless good cause can
be shown for the granting of an extension of time by authority of
the Board of Aldermen upon recommendation by the City Engineer.
B.
The
final release of five percent (5%) 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. 105 §5.15, 6-23-1987]
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. 105 §5.16, 6-23-1987]
Trust indentures will be required by the Planning Commission
regarding maintenance of common areas.
