[CC 2001 §16.28.010; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(A),
9-11-1997]
A.
No
final plat for a subdivision shall be approved unless the improvement
plans conform to the minimum standards set forth within this Chapter.
B.
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]
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),
insofar as they may be deemed necessary by the Commission for public
requirements.
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. No proposed street
name shall duplicate an existing street name.
D.
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.
E.
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.
F.
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.
H.
Between
reversed curves there shall be a tangent of not less than one hundred
(100) feet on arterial and marginal access streets.
I.
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.
J.
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.
K.
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]
A.
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.
B.
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]
A.
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.
B.
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.
C.
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]
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 applicable Zoning Code
regulations.
1.
Street access. Every lot shall abut on a street,
subject to the requirements of street and block layout as described
above.
2.
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.
3.
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.
4.
Side lot lines. Where practical, side lot lines
shall be at right angles to straight street lines and radial to curved
street lines.
5.
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.
6.
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]
A.
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.
B.
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]
A.
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.
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
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]
|
Concrete Surface
| |
|---|---|
|
Type of Street
|
Minimum Uniform Thickness
|
|
Arterial
|
7.25 inches to 8.25 inches
|
|
Collector
|
6.50 inches
|
|
Subcollector
|
6.50 inches
|
|
Local
|
6.00 inches
|
|
Marginal
|
6.00 inches
|
|
Alley
|
6.00 inches
|
|
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.
|
|
Portland cement concrete twenty-seven (27) day compressive strength
shall be a minimum of four thousand (4,000) psi, water-cement ratio
not exceeding six (6.0) gallons/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 (1½) 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.
|
|
Flexible Surface
| |||
|---|---|---|---|
|
Type of Street
|
Base Surface
|
Base/Surface Water-Bound Macadam
(Grade B*)
| |
|
Grade B* Base
|
Asphalt Surface
| ||
|
Arterial
|
5 inches
|
4 inches
|
8 inches
|
|
Collector
|
5 inches
|
3 inches
|
6 inches
|
|
Sub-collector
|
5 inches
|
3 inches
|
6 inches
|
|
Local
|
5 inches
|
2 inches
|
6 inches
|
|
Marginal
|
5 inches
|
2 inches
|
6 inches
|
|
Alley
|
5 inches
|
2 inches
|
5 inches
|
|
*Graduation
|
|
Grade B — Crushed Stone
|
|
100% through 1 inch sieve
|
|
maximum 65% through ⅜ inch sieve
|
|
5% — 25% through #10 sieve
|
|
Base material to be aggregate containing five percent (5%) to
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.
|
|
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 (½) inch of additional base
if asphalt surface is used.
|
[CC 2001 §16.28.100; Ord. No. Z-3-90F §1, 9-11-1997; Attachment §405.040(M),
9-11-1997]
|
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
|
|
Maximum block length (feet)
|
1,000
|
1,000
|
2,000
|
|
Minimum block length (feet)
|
300
|
300
|
300
|
|
Minimum building line (feet)
|
25
|
25
|
25
|
|
Minimum lot width at building line (feet)
|
75
|
75
|
0 — 50
|
|
Minimum lot depth (feet)
|
100
|
100
|
100
|
|
Maximum lot depth
|
3 times width
|
3 times width
|
N/A
|
|
Minimum average lot width for corner lots (feet)
|
85
|
85
|
None
|
|
Rights-of-Way
| |||
|
Local street right-of-way width (feet)
|
50
|
50
|
60
|
|
Alley width, if provided (feet)
|
20
|
20
|
24
|
|
Utility easement width (feet)
|
20
|
20
|
20
|
|
Minimum cul-de-sac radius (feet)
|
50
|
50
|
60
|
|
Corner radius at intersection of streets (feet)
|
20
|
20
|
30
|
|
Street Design Standards
| |||
|
Maximum cul-de-sac length (feet)
|
1,000
|
1,000
|
1,500
|
|
Maximum street grade (%)
| |||
|
a. Local
|
12
|
10
|
8
|
|
b. Collector
|
10
|
10
|
6
|
|
c. Sub-collector
|
10
|
10
|
6
|
|
d. Arterial
|
10
|
10
|
6
|
|
e. Intersection
|
5
|
4
|
3
|
|
Minimum street grade (%)
|
1
|
1
|
1
|
|
Minimum sight distance at intersections (feet) *
|
75
|
75
|
75
|
|
Street pavement width with curbs and gutters (feet) **
| |||
|
a. Local
|
32
|
32
|
32
|
|
b. Sub-collector
|
36
|
36
|
36
|
|
c. Collector
|
40
|
40
|
40
|
|
d. Arterial
|
44
|
44
|
44
|
|
Minimum pavement radius on cul-de-sac (feet)
|
40
|
40
|
40
|
|
Minimum pavement radius on horizontal curves (feet)
| |||
|
a. Local
|
150
|
150
|
200
|
|
b. Sub-collector
|
300
|
300
|
300
|
|
c. Collector
|
300
|
300
|
300
|
|
d. Arterial
|
500
|
500
|
500
|
|
Minimum tangent length on horizontal curves (feet)
|
30
|
30
|
30
|
|
Minimum length of vertical curves (feet) +
| |||
|
a. Local
|
100
|
100
|
100
|
|
b. Sub-collector
|
100
|
100
|
100
|
|
c. Collector
|
100
|
100
|
100
|
|
d. Arterial
|
200
|
200
|
200
|
|
Minimum sidewalk width (feet) ++
|
4
|
4
|
4
|
|
* Back from intersection, across corners.
|
|
** Pavement widths are from inside curb lip to inside curb lip.
|
|
+ Not less than 20 feet for each algebraic difference in grade.
|
