[CC 2001 §16.28.010; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(A), 9-11-1997]
No final plat for a subdivision shall be approved unless the improvement plans conform to the minimum standards set forth within this Chapter.
The recommendations of the City Comprehensive Plan for streets, drainage rights-of-way, school sites, public services and facilities shall be considered in the approval of the final plat.
[CC 2001 §16.28.020; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(B), 9-11-1997]
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), insofar as they may be deemed necessary by the Commission for public requirements.
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. No proposed street name shall duplicate an existing street name.
The minimum widths and cross sections of all streets shall conform to the street design standards and street cross section standards included in the ordinance codified in this Chapter. The widths and locations of all major streets shall also conform with the widths and locations designated in the major street plan. Street pavements shall conform to the design characteristics for street pavement included in this Chapter. 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.
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 required 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.
The intersection of more than two (2) streets at one (1) point will not be permitted, nor will streets jog with centerline offsets of less than one hundred twenty-five (125) feet, except by variance in cases with exceptional conditions.
Between reversed curves there shall be a tangent of not less than one hundred (100) feet on arterial and marginal access streets.
The proposed location of an intersection of 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 Council as applicable. Intersections shall be designed and constructed to the current standards and specifications of the Missouri State Highway Department or the City Council as applicable.
Where a tract of land is of such size or location as to prevent a lot arrangement directly related to a normal street arrangement, there may be established one (1) or more places. Such place may be in the form of a court, a dead-end street or other arrangement; provided however, that proper access shall be given to all lots from a dedicated place (street or court). A dead-end street or place shall terminate in an open space or cul-de-sac (preferably circular) having a minimum radius of fifty (50) feet. A dead-end street or place shall not exceed one thousand (1,000) feet in length.
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 the 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.
[CC 2001 §16.28.030; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(C), 9-11-1997]
Easements of at least ten (10) feet in width shall be provided on each side of all rear lot lines and along side lot lines where necessary for poles, wires, conduits, storm and sanitary sewers, gas, water or other mains. Easements of greater width may be required along or across lots where necessary for the extension of main sewers or other utilities or where both water and sewer lines are located in the same easement.
Whenever a stream, watercourse, drainageway or channel 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 relocation or straightening.
[CC 2001 §16.28.040; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(D), 9-11-1997]
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 City Council, an adequate buffer area shall be provided and access from any abutting major street prohibited. Blocks of residential lots with an average area of less than fifteen thousand (15,000) square feet shall not exceed three hundred (300) feet in width.
The length of blocks shall be such as may be appropriate, in the opinion of the Planning and Zoning Commission, for the locality and the type of development contemplated, but shall not exceed one thousand (1,000) feet where the average size of the lots is less than two (2) acres in area. Blocks of less than three hundred (300) feet shall not be permitted except under exceptional circumstances.
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.
[CC 2001 §16.28.050; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(E), 9-11-1997]
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 applicable Zoning Code regulations.
Street access. Every lot shall abut on a street, subject to the requirements of street and block layout as described above.
Minimum lot size. The average lot size for residential purposes shall be eight thousand five hundred (8,500) square feet, with a minimum side yard of ten (10) feet on each side, a rear yard of twenty-five (25) feet and a front yard of twenty-five (25) feet.
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.) No lot shall have a depth in excess of three (3) times its width, without a variance.
Side lot lines. Where practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines.
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 regulations.
Double frontage. Except as otherwise provided herein, double frontage lots shall be discouraged.
[CC 2001 §16.28.060; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(F), 9-11-1997]
Building lines shall be shown on all lots intended for residential use of any character and on commercial or industrial lots immediately adjoining residential areas. Such building lines shall not be set back less than twenty-five (25) feet or as required by any zoning or building line regulation applying to the property. Restrictions requiring buildings to be set back to such building lines shall be shown on the plat.
Restrictions shall also be made and shown on or referred to on the plat, requiring all residential buildings to be set at least ten (10) feet off each side lot line and not less than twenty-five (25) feet from rear lot lines.
[CC 2001 §16.28.070; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(G), 9-11-1997]
The Commission shall confer with the subdivider regarding the type and character of development that will be permitted in the subdivision and may agree with the subdivider as to certain minimum restrictions (deed restrictions or covenants) to be placed upon the property to prevent the construction of substandard buildings, control the types of structures or the use of the lots to protect the character and value of the subdivision.
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.
Where the subdivision contains sewers, sewage treatment plants, water supply systems, 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.
[CC 2001 §16.28.080; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(H), 9-11-1997]
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.
[CC 2001 §16.28.090; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(K), 9-11-1997]
[CC 2001 §16.28.100; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(M), 9-11-1997]