[Ord. No. 1109, § 1, 12-3-2019]
(a)
In laying out a subdivision, the developer shall comply with the
following general principals and requirements:
(1)
Flood areas. In order to protect the health, safety and general
welfare of the people, the planning commission shall make a recommendation
for disapproval of any proposed subdivision located in an area subject
to flooding. Whenever a subdivision is proposed to be in an area having
poor drainage or other adverse physical characteristics and impairment,
the planning commission may approve the plat, provided the developer
legally binds themselves to make such improvements as will render
the subdivision substantially safe and otherwise acceptable for the
intended use. Additionally, the developer shall post with the City
of Butler a surety performance bond or other acceptable security sufficient
to cover the cost of such improvements as estimated by the officials
having jurisdiction.
(2)
Comprehensive plan — compliance.
a.
The subdivision layout shall conform to the official thoroughfare
plan. Whenever a tract to be subdivided embraces any part of a highway,
thoroughfare, parkway or other major or collector street it shall
be platted by the developer in the location and at the width indicated
in the plan.
b.
The subdivision shall conform to the official comprehensive
plan. Unless a proposed public ground or park is dedicated to the
City, the board of education, or the county, if it is in whole or
in part within the proposed subdivision, it shall be reserved by the
developer for acquisition by said City, board of education or county
within a period of two years of purchase or other means.
(3)
The street and block layout.
a.
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.
b.
Proposed streets shall be extended to the boundary lines of
the tract to be subdivided, unless prevented by topography or other
physical conditions or unless such extension is not necessary or desirable
for the coordination of the layout of the subdivision with the existing
layout.
c.
Dead-end streets of reasonable length may be approved where
necessitated by topography or where, in the opinion of the planning
commission, they are appropriate for the type of development contemplated.
1.
Temporary dead-end streets may be approved where necessitated
by the layout of the subdivision or staging of development, provided
that temporary turn-around shall be constructed where lots are fronting
on such temporary dead-end street.
2.
The additional width of right-of-way required for such temporary
turn-around shall be the same as that required for permanent turn-around.
d.
Proposed streets shall intersect one another as nearly at right
angles as topography and other limiting factors of good design permit.
Four-way intersections shall be used for minor interior streets wherever
practicable and not in conflict with other applicable design principles
and standards. Street jobs with centerline offsets of less than one
hundred and 125 feet shall be avoided.
e.
Wherever there abuts the tract to be subdivided a dedicated
or platted and recorded half-width street or alley, the other half-width
of such street or alley shall be platted such that the ultimate right-of-way
conforms to the minimum standards included herein.
f.
In platting lands abutting federal and state highway or other
primary thoroughfares, every effort shall be made to cushion the adverse
impact of heavy or high-speed traffic on such lands, especially where
used for residential purposes minimize interference with through traffic
operations and reduce vehicular and pedestrian accident hazards. In
designing such plats, the following rules and the provisions shall
be applied:
1.
Lots abutting such thoroughfares shall be platted at generous
depth. Vehicular access to such lots shall be provided by means of
minor streets, alleys in the rear, or frontage streets immediately
alongside the traffic way, connected therewith at infrequent intervals
and otherwise separated therefrom by reserved non-access control strips
or land; or
2.
The frontage of such lots may be reversed, and the lots may
front on a minor street paralleling the thoroughfare at approximately
100 feet to 1,000 feet, and loop streets of cul-de-sacs may be extended
from such collector street toward the thoroughfare, the ends of which
will give access to the lots abutting the thoroughfare immediately
along their rear or side lot lines.
3.
Each lot shall be provided with access to a public street or
highway to assure convenient ingress and egress to and from such lot,
provide adequately for the layout of and other services, and to protect
and further the public health and safety generally. Subdivision intended
for commercial or industrial occupancy shall be access to a major
street or thoroughfare, may have access to any residential street
or residential collector street under any circumstances, except in
the case of appropriately separated planned retail centers.
g.
Except under unusual conditions, when held desirable by the
planning commission, private streets will not be approved.
h.
Blocks shall have sufficient width to provide for two tiers
of lots of appropriate depth, except in the case of reversed frontages.
1.
The length of blocks shall be such as may be appropriate, in
the opinion of the planning commission, for the locality of the type
of development contemplated, but shall not exceed 1,500 feet where
the average size of lots does not exceed two acres in area.
(4)
Minimum rights-of-way of streets, alleys and easements for utilities.
a.
Highways, primary thoroughfares and parkways: as specified in
the official thoroughfare plan, but not less than 72 feet wide in
any case.
b.
Secondary thoroughfares or parkways: as specified in the official
thoroughfare plan, but not less than 72 feet wide in any case.
c.
Collector streets: 60 feet.
d.
Minor streets and dead-end streets: 50 feet. All dead-end streets
shall terminate in a circular turn-around having a minimum right-of-way
diameter of 100 feet, unless the planning commission approves a "T"
or "Y" shaped paved space in place of the required turning circle.
e.
Utility easements, where required: not less than 15 feet wide
along rear or side lot lines. Easements of adequate width shall be
provided for open drainage channels, where required.
f.
Alleys, where platted: a minimum width of 20 feet.
g.
Half streets shall be prohibited except where essential to the
reasonable development of the subdivision in conformity with the other
requirements of these regulations, and where the planning commission
finds it will be practicable to require the dedication of the other
half when the adjoining property is subdivided. Whenever a half street
is adjacent to a tract to be subdivided, the other half of the street
shall be platted within such tract.
(5)
Minimum pavement and sidewalk widths.
a.
Minimum pavement widths, back to back of curb, required to be
installed at the developer's expense, shall be as follows:
1.
Primary thoroughfares and parkways, collector streets, and minor
streets: not less than 632 feet long.
2.
Minor and dead-end streets: not more than 628 feet long.
3.
The pavement of a turning circle at the end of a dead-end street
shall have a minimum outside diameter of 80 feet.
4.
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 10 feet wide with the flared portion rounded by
minimum radii of 20 feet.
5.
Alleys and service drives: 18 feet.
b.
Sidewalks shall be installed on all major and collector streets
but may be required by the planning commission on any street, including
minor residential streets. Sidewalks shall have a minimum width of
four feet in residential areas and eight feet in commercial and industrial
areas.
(6)
Street grades and curves.
a.
The grades of streets shall not exceed the following, except
that where unusual or exceptional conditions exist the planning commission
may modify these requirements:
1.
Highways and primary thoroughfares: 4.0%.
2.
Parkways: 7.0%.
3.
Minor streets, service drives, and alleys: 12.0%.
4.
Pedestrian ways or crosswalks: 12.0%, unless steps of an acceptable
design are to be constructed.
5.
In no event shall the minimum grade of any street or alley be
less than 4/10 of 1%.
b.
All changes in street grades more than 1% shall be connected
by vertical curves of a minimum length equal to 15 times the algebraic
difference in the rate of grade for highways, thoroughfares and parkways;
and one-half of this minimum for all other streets.
(7)
Intersections.
a.
At street and alley intersections property line corners shall
be rounded by an arc, the minimum radius of which shall be 25 and
10 feet, respectively. In business districts a chord may be substituted
for such arc.
b.
Street curb intersections may be rounded by radii of at least
20 feet.
c.
The above minimum radii shall be increased when the smallest
angle of intersection is less than 60°.
(8)
Lots.
a.
The size, shape and orientation of lots shall be appropriate
for the location of the proposed subdivision and for the type of development
contemplated in compliance with applicable zoning ordinance or regulations.
b.
Excessive depth in relation to width shall be avoided. (A proportion
of 1:1 or 2:1 will normally be considered appropriate, except in the
case of narrow lots.)
c.
Lots for residential purposes shall have sufficient width at
the building set-back lines to permit compliance with side yard or
distance requirements to the applicable zoning ordinance or regulations
and still be adequate for a building of practicable width.
d.
Except as otherwise provided herein, double-frontage lots and
reversed frontage lots shall be avoided.
e.
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.
f.
Corner lots for residential use shall be platted wider than
interior lots to permit compliance with the yard and set-back requirements
for the applicable zoning ordinance or resolution.
g.
Where not otherwise determined by applicable zoning ordinance
or regulations, the minimum lot size for residential purposes shall
be 9,000 square feet with a minimum frontage of 75 feet, a minimum
side yard of 10% of the frontage on each side, a rear yard of 30 feet
— except for accessory structures — and a front yard of
25 feet.
[Ord. No. 1109, § 1, 12-3-2019]
(a)
Improvement installation. All improvements required under these subdivision regulations shall be constructed prior to filing the final plat with the planning commission for final approval, in accordance with the specifications and under the supervision of the official having jurisdiction. If the developer proceeds to install all required improvements before approval of the final plat, they shall post with the City of Butler a corporate surety bond, a cashier's check, or such other security as may be acceptable to the City of Butler. Complete details on this process can be found in Article III, § 22-7, Subsection (b)(2)(d).
(b)
Street construction. Streets shall be graded to full width of the
right-of-way and fully constructed with all-weather macadam or concrete
wearing pavements surfaced with asphaltic or Portland Cement concrete
wearing surfaces, concrete curbs and gutters with tile underdrain,
porous backfill and proper storm drains — all as specified and
approved by the director of public works and utilities, or his/her
designee.
(c)
Water supply. Where a public water supply main is reasonable accessible
the subdivision shall be provided with a complete loop type water
distribution system adequate to [serve] the area being platted, including
a connection for each lot and appropriately spaced fire hydrants in
accordance with the requirements of the American Water Works Association.
The planning commission shall not make a recommendation of approval
the final plat to the City Council until the Missouri Department of
Natural Resources certifies to the planning commission that such water
supply system follows the applicable regulations of said department
of natural resources.
(d)
Storm drainage. Every subdivision shall be provided with a storm
water sewer or drainage system adequate to serve the area being platted
and otherwise meeting the approval of the officials having jurisdiction.
(e)
Sewer system.
(1)
Where a public sanitary sewer main is reasonably accessible,
the subdivision shall be provided with a complete sanitary sewer system
connected with such sewer main, including a lateral connection for
each lot. Such system and connection shall comply with the regulations
of the Missouri State Department of Natural Resources.
(2)
Where a public sanitary sewer system is not reasonably accessible,
but where plans for the installation of sanitary sewers near the subdivision
have been prepared and approved by the state department of natural
resources, the developer shall install sewers in conformity with such
plans. Where immediate connection is not possible, and until such
connection with the sewer system in the district can be made, the
use of private sewage treatment facilities may be permitted, provided
such disposal facilities are installed and maintained in accordance
with the regulations and requirements of the Butler Water and Sewer
Department and the state board of health.
(3)
Where no sewers are accessible and no plans for a sewer system
have been prepared and approved, the developers shall either:
a.
Install a sewage collections and disposal system in accordance
with the requirements of the preceding subsection, or
b.
Individual disposal devices may be installed on each lot within
the subdivision, provided that no individual disposal devices shall
be permitted unless the lots to be served have a minimum width of
100 feet and an average lot area of 20,000 square feet with no lot
less than 15,000 square feet.
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The health department, with the concurring approval of the City
Council, may modify these requirements in relation to soil conditions
and other pertinent facts and findings in any subdivision. All such
individual devices and systems shall be constructed and maintained
in accordance with the regulations and requirements of the Missouri
State Board of Health and Senior Services.
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(f)
Planting, street lighting, street name signs.
(1)
All landscaped strips, parkways and screening areas dedicated
to the public shall be graded, seeded and planted in an appropriate
manner.
(2)
At least one tree per lot shall be planted by the developer
throughout the entire subdivision. Such trees shall not be less than
40 feet apart and shall be not less than two inches in diameter. Specimen
shall be determined by the City Administrator.
(3)
Provisions shall be made by the developer for adequate lighting
of public streets within the proposed subdivision, in accordance with
standards and specifications of the director of public works and utilities,
or his/her designee.
(4)
Street name signs shall be installed in accordance with the
specifications of the director of public works and utilities, or his/her
designee.
(g)
Electric and telephone lines. Where practicable, easements for poles
or underground conduits for electric light or telephone lines shall
be provided along rear and side lot lines. All electric and power
lines shall be located underground.
(h)
Monuments. Permanent and other monuments shall be placed in accordance
with the following requirements and under the supervision of the director
of public works and utilities, or his/her designee.
(1)
Street points. Monuments shall be set at the intersection of
all streets and the beginning and end of all curves along street center
lines.
(2)
The monuments shall be made of one inch I.D. galvanized iron
pipe 30 inches long set in concrete with a concrete core with registered
engineer's tag and number set with Phillips screw in the top and slightly
above the surface of pipe, screws to be long enough to be securely
bonded in concrete core. Monuments are to be set at a maximum of six
inches below the finished surface of the roadway. Monuments shall
have a cast-iron manhole frame and cover of not less in size than
7.5 inches diameter lid opening 3.75 inches throat plat opening and
12 inches long placed around and over monument lid flush with surface
of road pavement.
(3)
Engineer's tags with screw. Engineer's tags with Phillips screw
to be set one foot plus or minus from end of curb return on tangent
in top of concrete curb not less than four at all street intersections;
and not less than two at beginning and end of all curves, one in top
on concrete curb each side of centerline.
(4)
Redwood stakes. Five redwood stakes in size of two by two inches,
14 inches long shall be set at all lot corners; top to be set not
more than two inches above ground with registered engineer's tags
set on all stakes at beginning and end of all curves.
(i)
Construction plans. Construction plans, including the following,
for improvements to be installed shall be prepared by a qualified
registered professional engineer and submitted in accordance with
the specifications of the officials having jurisdiction. No improvements
shall be installed until and unless said plans shall have been received
and approved by the said officials:
(1)
The center-line profile of each proposed street, with tentative
grades indicated.
(2)
The cross-section of each proposed street showing the width
of pavement, the location and width of sidewalks and the location
and size of utilities mains.
(3)
The plans and profiles of proposed sanitary sewers and storm
water sewers, with grades and sizes indicated, or method of sewage
or storm water disposal in lieu of sewers.
(4)
A plan of the proposed water distribution system, showing pipe
sizes and the location of valves and fire hydrants.
(5)
A drainage plan showing all existing and proposed storm sewers,
manholes, catch basins, water courses, culverts and other underground
structures within the tract and immediately adjacent thereto, with
pipe sizes and grades, water openings indicated thereon. The drainage
plan shall show the method to be used for the adequate disposal of
all storm water, including drainage outlets, and such other data as
may be required by the director of public works and utilities, or
his/her designee.
(j)
Inspection. Prior to starting any of the work covered by the above
plans, after approval thereof, the developer shall decide 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, and written approval obtained from the director of public
works and utilities, or his/her designee.
(k)
Completion of construction. The construction of all improvements
required by these rules and regulations shall be completed within
two years from the date of approval of the final plat by the City
Council, unless good cause can be shown for the granting of an extension
of time by authority of the City Council.
(l)
Maintenance after approval. The developer shall maintain and keep
in good repair all required improvements for a period of five years
from the date the constructed improvements are approved by the director
of public works and utilities, or his/her designee.
