[CC 1985 § 25-58; Ord. No. 277, A3 § 1, 11-7-1966; Ord. No. 659, 8-7-2000]
Whenever the area is divided into
lots containing one (1) or more acres and there are indications that
such lots will eventually be re-subdivided into smaller building lots,
consideration must be given to the highway, street and lot arrangement
of the original subdivision so that additional minor streets can be
opened which will permit a logical arrangement of smaller lots. Easements
providing for the future opening and extension of such streets may,
at the discretion of the City Council, be made a requirement of the
plat.
[CC 1985 § 25-59; Ord. No. 277, A3 § 2, 11-7-1966; Ord. No. 659, 8-7-2000]
The arrangement of highways and streets
in new subdivisions shall make provisions for the continuation of
the existing highways and major streets (or their proper projection
where adjoining property is not subdivided) insofar as they may be
deemed necessary by the City Council for public requirements. The
width of such highways and streets in new subdivisions shall not be
less than the minimum street widths established herein. The highway
and street arrangements shall also be such as to avoid hardship to
owners of adjoining property when they plat their own land and seek
to provide for convenient access to it.
[CC 1985 § 25-60; Ord. No. 277, A3 § 3, 11-7-1966; Ord. No. 659, 8-7-2000]
When the area to be subdivided adjoins
a railroad right-of-way, the intersection of the center line of any
street or highway paralleling the railroad with that of any street
that crosses the railroad shall not be less than one hundred fifty
(150) feet from the line of the railroad right-of-way.
[CC 1985 § 25-61; Ord. No. 277, A3 § 4, 11-7-1966; Ord. No. 659, 8-7-2000]
The minimum right of way width of
a minor street shall be fifty (50) feet. Where streets adjoin unsubdivided
property, a half street at least twenty-five (25) feet in right-of-way
width shall be dedicated, and whenever subdivided property adjoins
a half street, the remainder of the street shall be dedicated. No
homes shall be constructed on half streets. Half streets are permitted
where it is essential to the reasonable development of the subdivision,
and at other locations where the City Engineer determines that it
will be practical to require the dedication of the other half when
adjoining property is subdivided. No roadway shall be constructed
on a half street right-of-way until both halves of the half street
have been dedicated to the City. The City Engineer may require the
dedication of fifty (50) feet minimum right-of-way on perimeter streets
to accommodate two (2) lanes of traffic.
[CC 1985 § 25-62; Ord. No. 277, A3 § 5, 11-7-1966; Ord. No. 659, 8-7-2000]
The minimum paved surface width for
streets shall be twenty-eight (28) feet on cul-de-sac streets two
hundred forty (240) feet or shorter and thirty-four (34) feet wide
for any through street or any cul-de-sac street greater than two hundred
forty (240) feet in length. Streets serving lots of one (1) acre or
larger and that are two hundred forty (240) feet or shorter may, with
approval of the Commission, be constructed with a minimum paved surface
width of twenty (20) feet.
[CC 1985 § 26-63; Ord. No. 277, A3 § 6, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
Except in cases where unusual topographic
conditions may make it advisable to modify these provision, the following
shall apply:
1.
Maximum length of eight hundred (800)
feet.
2.
Vehicular turnaround at the closed
end of a street having a minimum right of way radius of fifty (50)
feet and a roadway having a minimum radius of forty (40) feet to the
interior curbline.
3.
In the case of temporarily dead-end
streets, which are stub streets designed to provide future connection
with unsubdivided areas adjoining, the City Planning and Zoning Commission
may require a temporary easement for a turnaround of the nature indicated
above, or an appropriate area for a back-around, or a roadway at least
twenty-six (26) feet in width of not excessive length to connect the
temporary dead-end with an existing street.
[CC 1985 § 25-64; Ord. No. 277, A3 § 8, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
Street intersections shall be rounded by
radii of at least thirty (30) feet.
B.
Streets should be laid out to intersect
at right angles and may be curved approaching the intersection in
order to bring this about; no street shall intersect any other street
at an angle of less than sixty degrees (60).
C.
The design of the intersection should be
such that a clear sight distance will be maintained for seventy-five
(75) feet at the roadway center line with no obstruction to sight
within the triangle formed by these points.
[CC 1985 § 25-65; Ord. No. 277, A3 § 9, 11-7-1966; Ord. No. 659, 8-7-2000]
Streets that are obviously in alignment
with others already existing and named shall bear the name of the
existing streets. The proposed names of new streets shall be shown
on the final plat and such names shall not duplicate or sound similar
to existing street names. The City Engineer shall determine street
names and house numbers.
[CC 1985 § 25-66; Ord. No. 277, A3 § 10, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
No block shall be longer than one thousand
two hundred (1,200) feet between street lines. An easement near the
center of the block not less than ten (10) feet wide for a crosswalk
may be required on blocks that are over seven hundred fifty (750)
feet in length.
B.
The width of blocks, except for special
reasons, shall not be less than two hundred (200) feet.
[CC 1985 § 25-67; Ord. No. 277, A3 § 11, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
The lot arrangement and design shall be
such that all lots will provide satisfactory building sites, properly
related to topography and the character of surrounding development.
B.
The width and area of all lots shall comply
with the requirements of the zoning district in which they are located.
Unless otherwise determined by zoning regulations, no residential
lot shall be less than sixty (60) feet in width at the building line,
or less than eighty (80) feet in depth, or less than seven thousand
two hundred (7,200) square feet in area.
C.
The foregoing requirements apply only to
residential lots served by public sanitary sewers. In the case of
lots not so served, such lots shall be of sufficient additional area
to properly accommodate a suitable private sewage disposal device.
The City Planning and Zoning Commission will determine the required
lot size upon report of appropriate tests and adequate determination
and recommendation of the County Health Officer or State Board of
Health.
D.
In all lots, so far as possible, the side
lines shall be at right angles to straight street lines or radial
to curved street lines, except where a variation of this rule will
provide a better street and lot layout.
E.
Double frontage and reverse frontage lots
shall be avoided except where their use will produce definite advantages
in meeting special situations in relation to topography, sound site
planning and proper land use.
[CC 1985 § 25-68; Ord. No. 277, A3 § 12, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
Building lines conforming to zoning regulations
shall be shown on all lots within the platted area. Provisions shall
be made by the owner's declaration of plat, requiring all roofed or
enclosed parts of buildings to be set back to such building lines.
B.
Eaves, cornices or other similar architectural
features shall be permitted to project into a required yard no more
than twelve (12) inches. Chimneys shall be permitted to project no
more than two (2) feet, provided the width of any side yard is not
reduced to less than thirty (30) inches.
C.
Open, unenclosed ramps, porches, platforms
or landings, not covered by a roof, shall be permitted to extend no
more than six (6) feet into the required front yard, provided such
porch does not extend above the first level and is no more than six
(6) feet above grade at any point.
D.
Windows shall be permitted to project into
a required rear yard no more than six (6) inches.
[CC 1985 § 25-69; Ord. No. 277, A3 § 13, 11-7-1966; Ord. No. 659, 8-7-2000]
Whenever a subdivision is developed as a modern neighborhood or community unit, wherein adequate park area is provided and through traffic is adequately cared for and the majority of the minor streets are of the cul-de-sac type, the Commission may vary the requirements of Sections 410.080, 410.090, 410.100, 410.130, 410.140 and 410.150 of this Article in order to allow the subdivider more freedom in the arrangements of the streets and lots, but at the same time protect the convenience, health and safety of the probable future residents of the subdivision as well as the general welfare of the surrounding area.
[CC 1985 § 25-70; Ord. No. 277, A3 § 8, 11-7-1966; Ord. No. 659, 8-7-2000]
The City Planning and Zoning Commission
and City Council may require that certain minimum regulations regarding
type and character of development be incorporated in the owner's declaration
of plat. Such regulations shall be intended to protect the character
and development of the platted subdivision, as well as that of the
surrounding development.
[CC 1985 § 25-71; Ord. No. 324 § 2, 4-3-1972; Ord. No. 574 §§ 2 —
5, 5-5-1997; Ord. No.
659, 8-7-2000]
A.
Where alleys are not provided in the plat
of the City of St. James, Missouri, easements of not less than ten
(10) feet in width shall be granted to the City by the owner on each
side of all rear lot lines and, where necessary, side lot lines, for
public utility requirements. Easements of greater width shall be granted
to the City along lots lines or across lots when necessary for extensions
of main sewers or other utilities.
B.
The placement or construction of buildings
or structures on such public utility easements shall be permitted
only pursuant to the provisions of this Section.
C.
The owner of any lot within the limits
of the City of St. James, Missouri, may make written application to
the City Engineer for the placement or construction of any building
or structure. The City Engineer shall have authority to approve the
placement or construction of any fences across such utility easements
and such fences shall be permitted upon the owner's compliance with
this Chapter. Any request for placement or construction of a building
or structure, other than a fence, shall be presented by the City Engineer
to the City Council for consideration.
D.
The owner of any lot within the limits
of the City of St. James, Missouri, who makes application to the City
Engineer must apply for and receive a permit from the City Engineer
prior to placement or construction of any fence on such property where
a public utility easement has been granted to the City. In making
application to and requesting a permit from the City, each such lot
owner shall agree in writing to the following conditions:
1.
To notify the City Engineer in writing
so as to locate the presence of all underground utilities prior to
the placement or construction of any such fence.
2.
To maintain access to the lot on
which the City maintains a public utility easement by:
a.
Providing a gate with a minimum width
of ten (10) feet on both ends of such easement, whether such gate
consists of a single, ten-foot wide gate or two (2) five-foot wide
gates.
b.
Agreeing to remove the fence in a
timely fashion if notified by the City that access to the public utility
easement is required.
c.
Accepting responsibility for replacement
or repair of the fence should City utility crews be required to remove
the fence in order to gain access to the easement in an emergency
situation or should the lot owner fail to remove the fence in a timely
manner when so notified to do so by the City.
[CC 1985 § 25-72; Ord. No. 277, A3 § 16, 11-7-1966; Ord. No. 659, 8-7-2000]
Wherever any stream or surface watercourse
is located in an area that is being subdivided, the subdivider shall
at his/her own expense make adequate provisions for the proper drainage
of surface water and shall also provide and dedicate to the City of
St. James an easement along said streams and watercourses meeting
the approval of the City Planning and Zoning Commission.
[CC 1985 § 25-73; Ord. No. 659, 8-7-2000]
Storm sewers and open drainageways,
including all appurtenant drainage structures, shall be constructed
where necessary in accordance with plans and profiles and are prepared
by the subdivider's engineer and approved by the City Engineer. A
contour map shall be prepared for the area comprising the subdivision
and such additional area as may be required by the City Engineer,
to include any significant watersheds which drain into or through
the property to be developed. The design for drainage of the subdivision
must be adequate to provide for drainage of adjacent watershed areas
after complete development of the total area. The subdivider on the
final plat must dedicate rights-of-way and easements for drainage
facilities where such facilities do not lie within public street areas.
[CC 1985 § 25-74; Ord. No. 277, A3 § 18, 11-7-1966; Ord. No. 659, 8-7-2000]
Where an area being subdivided includes
lands proposed to be used for parks or schools, the subdivider shall
indicate the location of such areas on the subdivision plat. Park
sites are to be purchased within one (1) year of the recording date
of the subdivision by the City at the appraised raw land value prior
to subdivision plus one-half (1/2) of the cost of grading and paving,
including curbs, of the portion of any streets that are contiguous
to the site. School sites are to be reserved for two (2) years giving
the appropriate school district the right to purchase the land at
the appraised raw land value prior to subdivision plus one-half (1/2)
the cost of grading and paving, including curbs, of any streets contiguous
to the site. Should the park or school sites not be purchased within
the time limit specified above, the subdivider may then sell them
for an alternate purpose as shown on the approved subdivision plat.
[CC 1985 § 25-75; Ord. No. 277, A3 § 17, 11-7-1966; Ord. No. 659, 8-7-2000]
Monuments shall be placed at block
corners, point of curves, change in direction along lot lines and
at each lot corner in accordance with specifications of the City Engineer.
[CC 1985 § 25-76; Ord. No. 659, 8-7-2000]
A.
Streets and right-of-way of subdivisions
shall comply with the following specifications:
1.
The right-of-way width and the roadway width for each type of street shall not be less than that specified in Section 410.080.
2.
The crown of each street shall not
be less than four (4) inches nor greater than six (6) inches.
3.
Subgrade Preparation.
a.
The roadbed shall be stripped of
all organic and other unsuitable materials. The subgrade surface shall
be brought to the specified lines, grades and cross section. Tolerance
shall be plus or minus five hundredths (0.05) foot.
b.
The subgrade shall be compacted in
both cut and fill sections to a density of ninety-five percent (95%)
of the maximum density for the material used as determined by ASTM
designation D-698. Cut sections shall be compacted to a depth of at
least six (6) inches below finished subgrade elevation. Fill sections
shall be compacted in lifts of less than six (6) inches.
c.
The newly finished subgrade shall
be repaired from any action of the elements. Any settlement or washing
that occurs prior to placing of aggregate base shall be repaired to
the specified lines and grade and cross section.
d.
The subdivider shall have compaction
tests taken on the subgrade at distances along the roadway every three
hundred (300) feet or fraction thereof as directed by the City Engineer.
The results of these tests must be certified by a registered professional
engineer and must be submitted to and approved by the City Engineer
prior to the installation of any aggregate base materials.
e.
It shall be the responsibility of
the subdivider to remove and replace unsuitable material in order
to meet the above compaction requirements. Admixtures to the soil,
such as cement or lime, is acceptable.
4.
Aggregate Base (Compacted Granular
Base).
b.
Upon request by the City Engineer,
the above gradation requirement shall be certified by the material
supplier. The City Engineer must approve any variance from these criteria.
c.
Aggregate base material shall be
compacted to a density of ninety-five percent (95%) of the maximum
density for the material used as determined by ASTM designation D-698.
d.
The minimum thickness of base materials
for specific street types shall be six (6) inches. Thicker bases will
be required in industrial areas or areas of poor soil conditions.
5.
Paving And Finishing.
a.
The contractor shall be responsible
for raising and lowering manholes and valve boxes to finish grade.
The contractor shall furnish manhole rings and valve can extensions.
b.
The minimum thickness of paving materials
for specific street types shall be two (2) inches for hot mix asphalt
or three-fourths (3/4) inch for double bituminous surface treatments.
c.
In industrial areas or other areas
subject to heavy trucks or equipment loads, or in areas where poor
soil conditions exist, the above thickness requirements will be increased
by the City Engineer.
d.
The City Engineer shall approve all
base and surface materials and their method of placement.
6.
The finished grade of the parkway
(being the area between the curb and gutter and the right-of-way line
or property line) shall, where possible, slope from the back or top
of curb to a point three (3) inches to twelve (12) inches above the
curb at a point perpendicular to curb and gutter or street center
line.
[CC 1985 § 25-77; Ord. No. 659, 8-7-2000]
A.
All streets shall be bound by curb and
gutter.
B.
All concrete shall be air entrained with
four percent (4%) to six percent (6%) air, six-bag mix developing
four thousand (4,000) psi in twenty-eight (28) days. Slump shall be
two (2) inches to four (4) inches. Aggregate gradation shall conform
to ASTM C33 with one-and-one-half-inch maximum size aggregate.
C.
The flag of such cement concrete gutter
shall be eighteen (18) inches wide and one-half (1/2) inch above flow
line and of a thickness of six (6) inches and the top of the curb
shall be six (6) inches above the flow line.
D.
Backfill material, where necessary, shall
be placed as soon as possible after seventy-two (72) hours has elapsed
from time of placement of the curb and gutter.
E.
No concrete shall be placed when the ambient
temperature is below twenty-six degrees Fahrenheit (26° F.). Concrete
placed during rain may be rejected by the City Engineer if the finish
is damaged as a result thereof, and rejected work must be corrected
by the subdivider.
[CC 1985 § 25-78; Ord. No. 277, A3 § 7, 11-7-1966; Ord. No. 659, 8-7-2000]
A.
Streets shall be so arranged that grades
shall not exceed ten percent (10%) for major thoroughfares and fifteen
percent (15%) for minor streets. The City Planning and Zoning Commission
may permit variation from these grades where it deems modification
advisable to adjust topographic situations.
B.
The owner of the subdivision shall provide
the City Engineer with plans and drawings which show the grades of
all streets and curbs within such subdivision.
C.
All changes in street grades shall be connected
by a vertical curve of reasonable length to assure adequate visibility.
D.
In approaching intersections, there should
be a suitable leveling of the street at a grade generally not exceeding
five percent (5%) and for a distance of generally not less than one
hundred (100) feet from the nearest line of the intersecting street.
The grade within the intersection should be as level as possible,
permitting proper drainage.
E.
No street grades shall be less than one-half
of one percent (0.5%) on any type street.
[CC 1985 § 25-79; Ord. No. 659, 8-7-2000]
A.
The subdivider's surveyor shall establish
or confirm the prior establishment of permanent monuments at each
and every controlling corner on the boundaries of the parcel or tract
of land being subdivided or as approved by the City Engineer. In addition,
the subdivider's surveyor shall establish at least two (2) permanent
monuments as approved by the City Engineer for each and every block
in the subdivision. Such monuments shall be placed so as to create
base lines in each block from which all other points and lines in
that block are laid out. All monuments established under the provisions
of this Subsection shall be concrete monuments and shall meet minimum
standards for monumentation as established by the State land survey
authority.
B.
All land surveys shall meet the requirements
of the current minimum standards for property boundary surveys adopted
by the State land survey authority.
C.
The subdivider's survey shall furnish the
City Engineer's office with a reproducible copy of the approved final
subdivision plat.
[CC 1985 § 25-80; Ord. No. 659, 8-7-2000]
Subdivisions shall have sidewalks
on one (1) side of the street. There is established and set apart
a strip of land from front property line to the curb or edge of the
street on either side of all the streets in the residence portion
within the City, to be known as the "sidewalk and tree zone." In the
construction of sidewalks, such sidewalks shall be set adjacent to
the property line and shall be four (4) feet six (6) inches wide,
unless otherwise provided by this Code or other ordinances. Where
sidewalks exist, the remainder of the strip of land shall be used
only for the purpose of planting grass, shade trees, and ornamental
trees by the adjacent property owners. In the working or repairing
of any streets, due regard shall be had for the purposes for which
this strip of land or zone is dedicated.
