City of Wright City, MO Chapter 410 Subdivision and Land Development

Section 410.010 General Provisions.

[R.O. 1992 § 455.010; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 448 § I, 1-8-2004; Ord. No. 590 § I, 7-27-2006; Ord. No. 753 § I, 3-22-2012; Ord. No. 973, 7-25-2019; Ord. No. 1108, 4-24-2026]

A. Short Title. This Chapter shall be known and may be cited as the "Subdivision and Land Development Code" of the City of Wright City.

B. Purpose. The purpose of this Chapter is to regulate and control the subdivision and development of land within the City in order to promote the public health, safety, and general welfare. These regulations are specifically designed to:

1. Provide for the orderly growth and harmonious development of the City consistent with City policies and the adopted comprehensive plan.

2. Secure the proper arrangement of streets for efficient circulation through coordination with existing and planned streets, the comprehensive plan, public facilities, and adjoining developed land.

3. Achieve lots of appropriate size, shape, and utility that are compatible with existing and proposed development in the area.

4. Ensure adequate provisions for potable water, drainage, and sanitary sewer facilities in accordance with applicable City, State, and Federal requirements.

5. Provide open space, recreation areas, school sites, and other public facilities where appropriate.

6. Encourage multi-modal connectivity, sustainable stormwater practices, and resilient public infrastructure consistent with best practices and City policy.

C. Authority. This Chapter is enacted pursuant to the statutory authority of Sections 89.010 through 89.490, RSMo., as amended, and all other applicable provisions of Missouri law.

D. Applicability; Interpretation; Conflict With Other Laws.

1. Applicability To Existing Subdivisions. This Chapter shall not apply to any lot or lots forming a part of a subdivision created and recorded prior to November 13, 1997, except for further division of existing lots or the addition of improvements not authorized or approved under previous platting.

2. Non-Repeal. This Chapter is not intended to repeal, abrogate, or annul any existing provisions of other ordinances or regulations, private agreements, or recorded restrictive covenants running with the land to which the City is a party. Where this Chapter imposes a greater restriction than other City ordinances, the provisions of this Chapter shall control.

3. More Restrictive Provisions To Prevail. In the event of a conflict between this Chapter and any other applicable law, regulation, or approved plan, the more restrictive provision shall govern, to the extent permitted by law.

E. Administration. This Chapter shall be administered in accordance with Chapter 89, RSMo., as amended, and by the Planning and Zoning Commission, the City Administrator, the City Planner or Building Official (or their designee), the Mayor, and the Board of Aldermen.

1. Administrative Interpretations. The City Planner or City Administrator may issue written interpretations of this Chapter. Such interpretations may be appealed to the Board of Adjustment pursuant to applicable procedures in the Zoning Code.

2. Electronic Submittals. Plats and applications may be submitted electronically in a format acceptable to the City, together with the required number of hard copies when requested.

F. Fees; Cost Recovery.

1. Filing Deposit. The minimum filing processing deposit for a subdivision plat application shall be five hundred dollars ($500.00) plus an additional two hundred dollars ($200.00) per acre or fraction thereof, paid in anticipation of City expenses for reviewing and subsequently reviewing the submission at issue, including, but not limited to, administrative and clerical costs, costs of title research, surveys, legal, engineering and planning review, cost of traffic and planning consultants employed by the City, publication expenses, expenses of notification to adjoining property owners, expenses of hearings, including rental of a hall, if necessary, court reporter, if requested by either the City or the applicant, and other investigations deemed necessary by the City. Processing and all other actions related to the application or submittal shall not proceed. No processing shall occur until the minimum filing deposit is paid in full to the City Clerk.

2. Additional Costs. If the filing deposit is insufficient to pay all City expenses incurred for the submission, the City Clerk shall document additional costs and request payment within thirty (30) days. Processing shall not proceed until such additional sums are paid in full.

3. Fees Additional. The above amounts are in addition to any other fees imposed by this Chapter or other ordinances.

4. Other Fees And Escrows. Fees for boundary adjustments, buildings, improvements, grading, land use applications, inspections, permit fees, and escrow monitoring shall be collected to cover professional and administrative costs incidental to review, inspection, and processing. Upon final disposition, any unexpended portion of the fee shall be returned to the applicant, provided that the City shall retain a minimum of two hundred dollars ($200.00). Any costs in excess of the prescribed fee shall be paid within thirty (30) days of notification. The City Clerk shall prepare a list of costs and a determination of any amount due or refund owed.

G. Boundary Adjustments.

1. Applicability. The division or consolidation of land either: (a) to transfer parcels between adjoining property owners; or (b) to consolidate the use of adjoining parcels under single ownership, when no additional lot is created and no lot is reduced below zoning requirements, is exempt from the subdivision procedures of this Chapter but requires a boundary adjustment.

2. Procedure. Prior to such sale, transfer, or consolidation, a boundary adjustment plat shall be submitted to the Planning and Zoning Commission for review and recommendation. The application shall include the prescribed fee and such additional information as required. The City Clerk shall forward the application to the Building Inspector or designated official, who may refer the application to the City Engineer or City Attorney for review.

3. Final Action; Recording. The Commission shall forward the plat and its recommendation to the Board of Aldermen for consideration of an ordinance approving the same. The Board may refer the plat back to the Commission for further review prior to making a determination. If approved, the boundary adjustment shall be recorded with the Warren County Recorder of Deeds.

H. Exclusion Of Cemeteries. Cemeteries are not included in the definition of "subdivision" and are not subject to this Chapter.

I. Conformity With Zoning Code. All plats reviewed under this Chapter shall conform to all Zoning Code provisions for the district in which the proposed plat is located. All required zoning changes shall be approved prior to approval of the record plat by the Board of Aldermen.

J. Miscellaneous Provisions.

1. Building And Repair Permits In Unapproved Subdivisions. The Building Inspector shall not issue building or repair permits for any structure on a lot within any subdivision prepared after the adoption of this Chapter unless approved in accordance with this Chapter.

2. Recordation Required. No plat of any subdivision shall be recorded with the Warren County Recorder of Deeds or have any validity until approved as provided herein.

3. Sale By Metes And Bounds. No person shall sell or attempt to sell a lot by metes and bounds in violation of this Chapter.

4. Variations And Exceptions. When strict enforcement of these regulations would entail unusual, real, or substantial difficulties or hardships, the Commission and Board of Aldermen may vary or modify them so the subdivider may develop the property without unjust difficulty or expense, provided the public welfare and general intent of the regulations are preserved.

5. Changes Or Amendments. The regulations of this Chapter may be amended by the Board of Aldermen after a study and report by the Planning and Zoning Commission and a public hearing.

K. Platting Exceptions. The requirements of this Chapter do not apply to:

1. The division or subdivision of land into parcels or tracts of three (3) acres or more that does not involve any new public streets or easements of access, provided no illegal zoning lot is created.

2. The conveyance of land or interests for railroad rights-of-way or public utility facilities that do not involve new streets or access easements.

3. The conveyance of land for highway or street widening or other public purposes, or grants relating to the vacation of land impressed with a public use.

4. Conveyances made solely to correct descriptions in prior conveyances.

L. Non-Platted Developments — Development Performance Guarantee. All developments will be reviewed for a performance guarantee of construction plans and site plan improvements in accordance with City procedures.

Section 410.020 Rules Applying To The Text.

[R.O. 1992 § 455.020; Ord. No. 342 §§ I – II, 11-13-1997]

A. Rules Of Construction. For the purposes of this Chapter, rules of construction apply to the text, as follows:

1. Words used in the present tense include the future tense, and the singular includes the plural, unless the context clearly indicates the contrary.

2. The term "shall" is always mandatory and not discretionary; the word "may" or "should" is permissive.

3. Words or terms not interpreted or defined by the Chapter shall be used with a meaning of common or standard utilization.

Section 410.030 Definitions.

[R.O. 1992 § 455.030; Ord. No. 342 §§ I – II, 11-13-1997]

Definitions. The following definitions shall apply in interpretation and enforcement of this Chapter, unless otherwise specifically stated.

ABUTS/ABUTTING

To be separated by common property lines or an alley. This term implies a closer proximity than the term "adjacent."

ACCESS

A place or means of entering and exiting from public right-of-way to private property.

ACCESSORY BUILDING OR STRUCTURE

A subordinate building or structure having a use customarily incident to and located on the lot occupied by the main building. A building housing an accessory use is considered an integral part of the main building when it has any part of a wall in common with the main building or is under an extension of the main roof and designed as an integral part of the main building.

ACCESSORY USE

A use incidental and subordinate to the principal use of the premises.

ADJACENT

Lying near or close to: sometimes, contiguous: neighboring.

ALLEY

A minor public or private right-of-way shown on a plat providing secondary vehicular access to the rear or side of a lot, block or parcel of land otherwise abutting a street.

ALTERATION

Any addition, removal, extension or change in the location of any exterior wall of a main building or accessory building.

AREA, GROSS

The entire area within the boundary lines of a territory proposed for a subdivision, including the area to be dedicated for street and alley right-of-way and public use.

AREA, NET

The entire area within the boundary lines of a territory proposed for subdivision, less the area to be dedicated for street and alley right-of-way and public use.

AS-BUILT PLANS

Construction plans revised to show a facility or structure as actually constructed and as it appears on the tract of land involved.

BENCH MARK

A definite point of known elevation and location and more or less permanent character.

BLOCK

An area of land within a subdivision that is entirely bounded by streets, highways or rights-of-way, except alleys or between streets, highways, streams, parks, etc., or any other barrier, or combination thereof, to the continuity of development.

BOULEVARD or PARKWAY

A broad, often landscaped thoroughfare.

BUFFER STRIP

See "greenbelt or buffer strip."

BUILDING

Any structure having a roof supported by columns or walls built for the support, shelter or enclosure of persons, animals, chattels or property of any kind, but not including any vehicle, trailer (with or without wheels) nor any movable device, such as furniture, machinery or equipment.

BUILDING COVERAGE

The proportion of the lot area, expressed as a percent, that is covered by the maximum horizontal cross-section of a building or buildings.

BUILDING HEIGHT

The vertical distance from the average ground level abutting a building or structure to the highest point of the roof of a building or highest point of any permanent part of a structure other than a building.

BUILDING LINE or SETBACK LINE

A line parallel to a street right-of-way line, shore of a lake, edge of a stream, or other property line established on a parcel of land or lot for the purpose of prohibiting construction of a building or structure in the area between such building line and right-of-way, lake shore, stream bank or other property line.

BUILDING OFFICIAL

The person designated by the Board of Aldermen to administer all building permits and related construction items.

CAPTION or TITLE

The name by which the plat is legally and commonly known.

CERTIFICATE OF OCCUPANCY

Official certification which permits the use of a building in accordance with the approved plans and specifications and which certifies compliance with the provisions of law for the use and occupancy of the building in its several parts together with any special stipulations or conditions of the building permit.

CITY

The City of Wright City, Missouri.

CITY BOARD OF ALDERMEN

The officially elected Board of Aldermen of the City of Wright City; the term may be abbreviated in this Chapter as the "Board."

CITY CLERK

The person designated by the Board of Aldermen to sign the record plat signifying approval by the Board of Aldermen.

CITY ENGINEER

An official appointed by the Board of Aldermen as the City Engineer.

CITY PLANNER

The person designated by the Board of Aldermen to work with the Board of Aldermen, Planning and Zoning Commission and Board of Adjustment on all development related matters.

CITY PLANNING AND ZONING COMMISSION

The officially appointed Planning and Zoning Commission of the City of Wright City; the term may be abbreviated in this Chapter as the "Commission."

CITY SUPERINTENDENT

An official appointed by the Board of Aldermen as City Superintendent.

COMMON LAND

That land set aside for open space or recreational use for the owners of the residential lots in a subdivision, which land is conveyed by the developer to trustees whose trust indenture shall provide that said common land be used for the sole benefit, use and enjoyment of the lot owners present and future. No lot owner shall have the right to convey his/her interest in the common land except as all incident of the ownership of a regularly platted lot.

COMPREHENSIVE PLAN

A comprehensive land use plan made and adopted by the City Planning and Zoning Commission and Board of Aldermen for the City of Wright City which through any combination of test, charts and maps sets forth proposals for general locations for various land uses, streets, parks, schools, public buildings, utilities, and for the physical development of Wright City.

CONDOMINIUM

A multiple-family dwelling wherein each unit may be individually owned.

CONSTRUCTION PLANS (IMPROVEMENT PLANS)

The engineering drawings showing types of materials and construction details for physical structures and facilities, excluding dwelling units to be installed in conjunction with development of a subdivision.

CUL-DE-SAC

A local street with only one (1) outlet and having an appropriate turn-around at the end for the safe and convenient reversal of traffic movement.

CURB LEVEL

The mean level of the curb in front of the lot or, in case of a corner lot, along that abutting street where the mean curb level is the highest.

DEDICATION

Intentional transfer by the developer to the public of ownership of or an interest in land for a public purpose. Dedication may be effected by compliance with Statutes relating to dedication of land, by formal deed of conveyance, or by any other method recognized by the laws of the State of Missouri.

DEED

A legal document which conveys real property.

DEED RESTRICTION

A form of covenant contained in a deed of conveyance.

DEVELOPER

Any person, persons, corporation or government agency undertaking any development as defined in this Chapter. The term "developer" includes such commonly used references as subdivider, owner and proprietor.

DEVELOPMENT

Any subdivision of land as herein defined or any material change in the use or appearance of any parcel of land subject to provisions of this Chapter, or the act of building structures and/or installing site improvements.

DISPLAY HOME

A dwelling unit used initially for display purposes which typifies the type of units that will be constructed in the subdivision.

EASEMENT

A right or privilege to use a portion of another property for a particular purpose.

ENGINEER

A professional engineer registered in the State of Missouri.

ESCROW AGENT

A title company, bank, savings and loan association, trust company, attorney or other person, company or agency approved by the City Board of Aldermen to act as escrow agent under provisions of Section 410.110 of this Chapter.

FLOODPLAIN

That area of land adjoining the channel of a river, stream, watercourse, lake or similar body of water which will be inundated by a flood which can be expected once every one hundred (100) years for that region, as defined by the U.S. Corp. of Engineers and required by the National Flood Insurance Act.

FRONTAGE

The length of the property abutting on one (1) side of a street measured along the dividing line between the property and the street right-of-way.

GRADE

The slope of a surface specified in percent and shown on a surface profile plan as required herein.

GREENBELT or BUFFER STRIP

A strip of land located between incompatible land uses which is subject to private use restrictions, or a negative easement, or is dedicated to public use as open space for the purpose of protecting the built environment of a subdivision or to enhance a street right-of-way, or both.

IMPROVEMENT PLANS (CONSTRUCTION PLANS)

The engineering plans showing types of materials and construction details for the physical structures and facilities to be installed both in, or in conjunction with, the proposed subdivision.

IMPROVEMENTS

Any structural material or physical change incident to servicing or furnishing facilities for a subdivision such as, but not limited to, grading, street pavements, curb and gutter, driveway approaches, sidewalks and pedestrian ways, water mains and lines, sanitary sewers, storm sewers, culverts, bridges, utilities, lakes, waterways, canals, permanent street monuments, and other appurtenant construction; demolition of structures; planting and landscaping; or removal of trees and other vegetative cover.

INDUSTRIAL SUBDIVISION

A subdivision and development of land, as defined in this Chapter, in which the land is to be used for medium or light manufacturing plants, trucking and/or railroad facilities, warehousing, industrial research and similar activities.

LOT

A measured portion of a tract of land, described and fixed in a recorded plat or in a plat proposed to be recorded, considered and intended as a unit for transfer of ownership or for development.

LOT AREA

The total horizontal surface area within the boundaries of a lot exclusive of any area designated for street purposes.

LOT DEPTH

The mean horizontal distance from the front lot line to the rear line.

LOT LINE WIDTH

The horizontal distance between side lot lines measured at the front building line.

LOT LINE, FRONT

The boundary between a lot and the street on which it fronts.

LOT LINE, REAR

The boundary line or lines opposite and most distant from the front street line: except that in the case of uncertainty the Building Inspector shall determine the rear line.

LOT LINE, SIDE

Any lot boundary line not a front or rear line thereof; a side line may be a party lot line, a line bordering on an alley or place, or a side street line.

LOT, CORNER

A lot abutting two (2) or more streets at their intersection.

LOT, DOUBLE FRONTAGE

A lot having frontage on two (2) non-intersecting streets, as distinguished from a corner lot. Also known as a "through lot."

LOT, INTERIOR

A lot whose side lines do not abut upon any street.

MANUFACTURED HOME

A structure, transportable in one or more sections, which, in the traveling mode, is eight (8) body feet or more in width or forty (40) body feet or more in length, or, when erected on site, is three hundred twenty (320) or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained therein. Each manufactured home must meet the minimum standards of Chapter 700, RSMo. It must meet all the standards relating to manufactured homes as adopted by the Missouri Public Service Commission and evidenced by a seal issued by the Public Service Commission or equivalent standards such as the standards established under Title 42 of the United States Code.

[Ord. No. 890, 8-25-2016]

MATERIAL CHANGE

Includes, but is not limited to, any commencement of mining, excavation, grading or land clearance; deposit of refuse, waste or fill on land not already used for that purpose or permitted to be used for that purpose by the Zoning Code; or which extends the height of any existing deposit above the level of land adjoining the site; alteration of a shore bank, or flood plain of a river, stream or any lake, natural or artificial.

MOBILE HOME

A transportable, factory-built home designed to be used as a residential dwelling and built prior to the enactment of the Federal Manufactured Home Construction and Safety Standards Act of 1974, which became effective June 15, 1976.

[Ord. No. 890, 8-25-2016]

MODULAR HOME

A building assembly or system of building sub-assemblies, designed for habitation as a dwelling for one (1) or more persons, including the necessary electrical, plumbing, heating, ventilating and other service systems, that is constructed with conventional floor joist or trusses, does not include a permanent chassis, is of closed or open construction, and is made or assembled by a manufacturer, off the building site, for installation, or assembly and installation, on the building site, with a permanent foundation. For purposes of this Code, a modular home is a dwelling permitted in any district that permits single-family or duplex dwellings. A shipping container home shall not be considered a modular home.

[Ord. No. 890, 8-25-2016]

MODULAR UNIT

A transportable building unit designed to be used by itself or to be incorporated with similar units at a point of use into a modular structure to be used for residential, commercial, educational or industrial purposes. This definition shall not apply to structures under six hundred fifty (650) square feet used temporarily and exclusively for construction site office purposes. Each modular unit must meet the minimum standards of Chapter 700, RSMo. A modular seal permanently affixed to the modular unit and issued by the State of Missouri certifies that the modular unit has been built to applicable construction and safety standards.

[Ord. No. 890, 8-25-2016]

NEGATIVE EASEMENT

A grant by the developer to the public, a corporation or person for use of a recorded strip of land for open space or other non-developed purposes.

NON-ACCESS RESERVATION

A parcel or tract of subdivision land withheld from development and subject to private use and access restrictions for the purpose of protecting the environment of a subdivision, or to enhance a street right-of-way or to improve traffic flow on a principal street.

OFF-SITE

Any premises not located within the area of the property to be subdivided or developed, whether or not in the same ownership of the applicant for subdivision approval or a building permit.

OPEN SPACE

Land dedicated or reserved for use by the general public or for use by residents of the subdivision, or land held out of development and retained in its natural conditions, with or without public access. Open space includes but is not limited to parks, parkways, playgrounds, school sites, wildlife or plant life preserves and nature study areas.

PARCEL or TRACT

A continuous area or acreage of land which can be divided or subdivided as provided for in the State of Missouri and by this Chapter.

PEDESTRIAN WAY

A separate right-of-way dedicated to or reserved for public use by pedestrians which crosses blocks or other tracts of land to facilitate pedestrian access to adjacent streets and properties.

PLANNED UNIT DEVELOPMENT

An area with a minimum continuous coverage of five (5) acres which is to be developed as a single entity according to a plan and which is to contain one (1) or more residential, commercial, industrial or other land uses; along with associated uses primarily for the benefit of the Planned Unit Development, a PUD may be planned, developed and regulated as a single land use unit.

PLAT

A map or chart of a tract of land or a subdivision of land.

PLAT, PRELIMINARY

The map(s), drawing(s) and/or chart(s) on which a developer's plan of subdivision and existing conditions are presented to the Planning and Zoning Commission which will submit its findings as to approval, conditional approval or disapproval to the Board of Aldermen and shall include the reasons for such action as part of their permanent record.

PLAT, RECORD

A plat depicting a subdivision previously granted preliminary approval by the Planning and Zoning Commission, designated information set forth in this Chapter designating exact survey location of lots or parcels, as well as bearing the seal of a professional engineer or surveyor registered in the State of Missouri.

PRIVATE STREET OR ROADWAY

Property in either platted or unplatted areas which has been approved under the terms of this Chapter used and open for private and public vehicular traffic but not dedicated, owned or maintained by the City of Wright City.

PUBLIC IMPROVEMENT

Any facility for which the local government or utility may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government or utilities responsibility is established.

PUBLIC USE

Public parks, playgrounds, recreational areas, designated scenic or historic sites; school sites or sites for other public buildings; and other areas dedicated to public use or enjoyment.

PUBLIC USE, QUASI-

Any use which is essentially public, as in services rendered, although it is under private ownership or control.

PUBLIC UTILITY

A business or service having an appropriate franchise from the City/State and engaged in regularly supplying the public with some commodity or service which is of public consequence and need, such as electricity, gas, water, etc.

REPLAT

The process of changing, or the map or plat which changes, the boundaries of a recorded subdivision plat or portion thereof.

RESTRICTIVE COVENANT

A restriction on the use of land, normally among private participants, contained in the deed to the property or otherwise formally recorded.

REVERSE FRONTAGE

When a subdivision lot occurs between two (2) non-intersecting streets, one (1) of which is a parkway, thoroughfare or collector and the other is a minor residential street, the lot will front on the minor residential street and a non-access reservation will be provided buffering the rear of the lot from the traffic artery.

RIGHT-OF-WAY

The land opened, reserved or dedicated for a street, sewer, water, walk, drainage course or other public purpose.

ROADBED

The entire improved portion of the street, including shoulder, parking lanes, travel ways, curbs and gutters, which lies between the right-of-way lines.

SETBACK

The required distance between every structure and the lot line on the lot on which it is located.

SHIPPING CONTAINER HOME

A building used for permanent or temporary human occupancy, including, but not limited to, living, sleeping or other residential uses, composed of one (1) or several conjoined and/or stacked prefabricated metal containers formerly used as an enclosed shipping container for over-ocean, over-road and/or over-rail shipment of bulk goods.

[Ord. No. 890, 8-25-2016]

SIDEWALK

A structure, including necessary guardrails and steps, placed within the right-of-way of existing streets or connecting buildings, parking lots, public use area or other facilities having access to the street right-of-way for the purpose of providing safe pedestrian movement.

STREET

A general term denoting a public or private thoroughfare which affords the principal means of access to abutting property. The term includes all facilities which normally are found within the right-of-way; it shall also include such other designations as highway, thoroughfare, parkway, throughway, road, pike, avenue, boulevard, lane, place or court or other such terms but shall not include alley or pedestrian way.

STREETS, ACCESS

A private thoroughfare or driveway which affords a means of access to parking areas and bays and to abutting buildings and is less than four hundred (400) feet in length.

STREETS, ARTERIAL

Arterials are facilities designed to collect and distribute traffic in a manner similar to the primary arterial, except that the traffic generators served are of smaller nature than those serviced by primary arterials. Secondary arterials provide service to specific traffic destinations and easy movement from one (1) neighborhood area to another within the same part of the metropolitan area. Minor arterial streets, like principal arterials, should not provide direct access to residential lots and should have the same standards as principal arterials regarding access to commercial developments. Minimum rights-of-way should be eighty (80) feet and a minimum pavement width of forty-four (44) feet.

STREETS, COLLECTOR

Collector streets gather traffic from local streets and carry it to arterial streets where such traffic can then proceed to its destination. Collectors should be planned in such a manner that they clearly provide a "collector" service for a neighborhood or development unit but inhibit through traffic movement between neighborhoods or adjacent development units. Minimum rights-of-way should be sixty (60) feet and pavement width should be thirty-six (36) feet.

STREETS, FREEWAY

Freeways are divided, limited access facilities which have full control of access and have no traffic crossings or intersections at grade. Designed solely for the purpose of moving high speed traffic, the freeway is not intended to provide access or service to abutting properties. Rights-of-way vary in width but generally are greater than two hundred (200) feet. Pavement widths should be at least forty-eight (48) feet [four (4) twelve-foot lanes] or greater with access limited to intervals established by the Highway Department. Median widths must be approved by State Highway Department.

STREETS, INDUSTRIAL

Industrial streets are intended to serve industrial properties and carry heavy volumes of truck traffic. Minimum right-of-way should be sixty (60) feet and minimum pavement width should be thirty-six (36) feet to allow two (2) moving lanes of eighteen (18) feet width.

STREETS, MINOR RESIDENTIAL

Minor residential streets are intended to serve individual properties which abut the street. They should be designed for low speed circulation within the immediate neighborhood and to discourage through traffic by intersecting with arterial streets only when absolutely necessary. Minimum rights-of-way should be fifty (50) feet while minimum pavement width should not be less than twenty-six (26) feet or twenty-four (24) feet in the case of large lot residential streets. Additional rights-of-way and pavement widths may be necessary for local residential streets in the vicinity of schools, churches or other higher volume traffic generating area.

STREETS, PARKWAY

Parkways are a special form of transportation facility performing the dual function of aesthetics and movement of traffic. In addition, parkways, while considered to be scenic drives or urban greenbelts, also experience traffic volumes similar to those of primary and secondary arterials, and as a matter of necessity should prohibit direct access to adjacent residential lots. The alignment of parkways should correlate with that of natural watercourses in an effort to preserve efficient natural stormwater drainage and aid in prevention of potential flooding problems. It is recommended that the minimum right-of-way for parkways be one hundred (100) feet in width. Parkways where bicycle paths and jogging trails are included require one hundred twenty (120) feet right-of-way or more. A minimum pavement width of twenty-eight (28) feet from back of curbs should be provided for each pavement section so as to provide two (2) moving traffic lanes in each direction.

STREETS, PRINCIPAL ARTERIAL

Are the major traffic facilities in urban areas. They are intended to move traffic through the Wright City planning area with a minimum amount of delay. Minimum rights-of-way should be one hundred (100) feet and minimum pavement width should be forty-eight (48) or sixty-four (64) feet (when constructed with a sixteen-foot center median). Because principal arterials are designed to move traffic, they should provide no driveway access to adjacent residential land uses. Residential lots should back or site onto arterial streets. Commercial land uses may be provided access to arterial streets, but only when access to local or collector streets cannot be obtained. Additional access standards for principal arterial streets provide for a maximum of seven (7) street cuts per mile at a minimum interval of five hundred (500) feet.

STRUCTURE

Any object or assembly of materials constructed or installed on, above or below the surface of a parcel and includes but is not limited to any combination of materials, whether portable or fixed, having a roof, to form a building for occupancy by persons, animals or property; anything attached to a building; any pole, pipeline or other part of a distribution system whether located on, above or below the surface of a parcel. A structure is any improvement as defined in this Chapter, other than a material change as defined in this Chapter.

SUBDIVISION

The partitioning of a parcel or tract of land by an owner or developer into two (2) or more lots of any size for the purpose of sale, lease or development, whether immediate or future; included are all changes in street lines, dedication or platting of streets, and changes in lot lines.

SUBGRADE

That portion of a roadbed upon which a compacted base course is to be constructed or a road surface placed.

SURETY BOND

A bond approved by the Board of Aldermen posted with a surety company, as defined in this Chapter, to guarantee a developer's performance of subdivision improvements in accordance with Section 410.110 of this Chapter.

SURETY COMPANY

A surety, title or insurance company approved by the Board of Aldermen to act as surety under Section 410.110 of this Chapter.

SURVEYOR

A professional land surveyor registered in the State of Missouri.

TEMPORARY OCCUPANCY

A permit to occupy a development prior to site improvements being completed, issued by the Board of Aldermen.

TRANSITION

A strip of land located between incompatible land uses which is subject to private use restrictions, or a negative easement, or is dedicated to public use as open space for the purpose of protecting the environment of a development or to enhance a street right-of-way, or both.

YARD

An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided. In measuring a yard for the purpose of determining the width of a side yard, the depth of a front yard or the depth of a rear yard, the least horizontal distance between the lot line and the building shall be used. Where lots abut a street, all yards abutting said street shall be measured from the street right-of-way.

YARD, FRONT

A yard across the full width of the lot extending from the front line of the main building to the front line of the lot.

YARD, REAR

A yard between the rear lot line and the rear line of the main building and the side lot lines.

YARD, SIDE

A yard between the main building and the adjacent side line of the lot and extending entirely from a front yard to the rear yard.

ZERO LOT LINE DWELLING UNIT

A development approach in which a freestanding building is sited on one (1) or more lot lines with no yard on the zero lot line side in order to increase the amount of usable open space on the remaining area of the lot. Zero lot line dwellings are designed with no windows facing the zero lot line side and are internally oriented to an enclosed, private courtyard or patio. Typically the zero lot line unit is a one (1) story, L-shaped single-family house designed as a two (2), three (3) or four (4) bedroom unit on lots eighty (80) to one hundred (100) feet deep by forty (40), fifty (50) or sixty (60) feet wide, at density of five (5) to seven (7) families per gross acre. The zero lot line unit is usually designed in group or cluster arrangements and the land saved from conventional size house lots are used as common open space for recreation or to preserve natural features of the site.

Section 410.040 Preliminary Plat Procedures.

[R.O. 1992 § 455.040; Ord. No. 342 §§ I – II, 11-13-1997]

A. Filing Procedures. The developer shall submit five (5) large copies and nine (9) small copies of the proposed preliminary plat, a completed application form and plat review fees to the Wright City Planning and Zoning Commission at least fifteen (15) working days prior to the meeting at which approval is requested.

B. Information Required. The following information is required for all preliminary plats submitted for approval. The required information may be combined for presentation on one (1) or more drawings or maps. The Planning and Zoning Commission may request that the information be presented on drawings or maps in addition to those submitted in the interests of clarity, speed and efficiency in the review process. In all cases the preliminary plat submission should include.

1. Name of the proposed subdivision, which shall be original and not a duplication of any previously recorded subdivision.

2. Legal description of the entire site to be subdivided, including approximate acreage in tract.

3. A key map showing the tract in relation to the surrounding area.

4. Scale, date and north point shall be indicated on each map or plan.

5. Name and addresses of the developer(s), owner(s) of record, engineer, surveyor or designer responsible for the subdivision layout.

6. Within one hundred (100) yards of the proposed subdivision, names of adjacent subdivisions, layout of streets (with names), right-of-way widths, connections with adjoining platted streets, widths and locations of alleys, easements and public walkways adjacent to or connecting with the tract, location and size of all existing sanitary sewer, storm sewer and water supply facilities.

7. Existing topography at five (5) feet intervals. All topographic data shall directly relate to USGS data.

8. Layout and width of right-of-way, surfacing and names of all streets, sidewalks or public ways proposed for the subdivision.

9. Lot layout, dimensions and setback requirements.

10. All parcels of lands to be dedicated or reserved for public use or for use in common by property owners in the subdivision shall be indicated on the preliminary plat, along with any conditions of such dedication or reservation.

11. Identification, location and nature of all proposed zoning and uses to be included with the subdivision.

12. Designation Of Utilities To Serve Proposed Subdivision. The developer will ensure that the staging of the subdivision will include adequate provision for all utilities and streets for adjacent undeveloped properties.

13. Zoning status of property included in the preliminary plat and of all adjacent properties; political subdivisions of all such properties.

14. Receipt from the City Clerk showing paid preliminary plat fee.

15. Preliminary plats for industrial subdivisions shall be required to have covenants attached. These covenants shall include, but not limited to, delineating who will be responsible for the site improvements: developer and/or prospective owner.

16. Elevations of structures to be built within the subdivision are to be provided as a part of submittal. In the case of custom-built homes, a plot plan of a "typical" structure must be provided.

17. As a part of submittal, a preliminary copy of the trust indentures/covenants/deed restrictions must be provided.

18. Proposed layout of the public sanitary, storm and water systems that will serve the subdivision.

C. Review Procedures. The Planning and Zoning Commission, after receiving comments and recommendations from the City Planner, City Superintendent and/or Zoning Officer, shall review the preliminary plat for its conformance to the comprehensive plan and to standards and specifications set forth in this Chapter and other applicable ordinances. The Planning and Zoning Commission may request modifications in the preliminary plat. The Commission shall then confer approval, conditional approval or disapproval of the preliminary plat within forty-five (45) days of filing and transmit all copies of the preliminary plat together with written reasons for its action to the Board of Aldermen and City Engineer.

D. Effect Of Preliminary Plat Approval. Preliminary plat approval shall confer upon the developer, for a period of one (1) year from date of approval, the conditional right that the general terms and conditions under which the approval was granted will not be changed by the Commission. This one-year period may be extended by the Commission if the developer has applied in writing for such an extension and the Commission determines a longer period should be granted due to unusual circumstances. If an extension is not granted, the preliminary plat approval is null and void. If no record plat of a subdivision for which preliminary approval has been given is approved within said one (1) year period, or such longer period as the Commission may allow, a resubmission and review by the Planning and Zoning Commission may be required upon determination by the Commission. After approval of the preliminary plat, the developer may proceed with the detailed construction plan required for all facilities and utilities to be provided and may submit the proposed record plat to the Board of Aldermen for approval.

Section 410.050 Display House Plan Procedure.

[R.O. 1992 § 455.050; Ord. No. 342 §§ I – II, 11-13-1997]

A. Purpose. The purpose of this Section is to provide a procedure whereby the construction of display homes can begin prior to the recording of the record subdivision plat.

B. Procedure. If a developer intends to build display homes, he/she shall, as part of the preliminary plat of a proposed subdivision, locate each display home accurately in relation to the other proposed lots. There may be one (1) display home for every twenty (20) homes proposed, but the total is not to exceed five (5) display homes. The script of said display home procedure shall contain terms and conditions as required by the Commission, including, but not limited to, the following:

1. Upon Commission approval of the preliminary plat, the display home plan shall become an integral part of the record plat which established that each display home is on an approved lot; and

2. No part of the proposed subdivision may be conveyed, nor a building permit issued for any structure therein, until the display home or homes have been located on an approved lot.

C. Condominium Display. The City's policy will be to follow the same procedure as used for individually built display homes.

Section 410.060 Record Plat Procedures.

[R.O. 1992 § 455.060; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. Filing Procedures. Three (3) copies of the proposed record plat shall be submitted in the form required in this Chapter to the City Clerk together with completed application form and fees and security agreement required for performance guarantee. Upon correction, notification and corrections made accordingly, a record plat must be submitted at least fifteen (15) working days prior to the meeting of the Board of Aldermen at which the plat is to be considered. The City shall determine if the submittal is complete and in substantial compliance with the approved preliminary plat and, if so, transmit same to the Board in adequate time for inclusion on the agenda for the Board's next meeting. Record Plats in substantial compliance with the preliminary plat as approved by the Planning and Zoning Commission need not go back to the Commission. If the application is not complete, the Clerk shall so notify the applicant in writing and shall indicate deficiencies. A record plat shall not be accepted for review after the date of expiration of the approval of the preliminary plat. The record plat shall be signed by the registered land surveyor and by the developer prior to filing with the City Clerk. The record plat shall be prepared as set forth herein and meet the requirements for recording of Warren County Recorder of Deeds.

B. Information Required. Prior to approval of the record plat, the Board of Aldermen shall require the following information:

1. Name of subdivision plat.

2. Date, scale (graphic and written) and North point.

3. Acreage in plat to the nearest one-tenth (0.1) acre and/or square feet as applicable.

4. Abstract of title or other certificate establishing ownership interests and proof that proper parties have signed the plat for all land in the subdivision (including all owners of record and all deed of trust/mortgage/lien holders, as applicable).

5. The boundary lines within the outboundary lines of the subdivision, with accurate distances and bearings; also, all section, U.S. Survey and Congressional township and range lines.

6. On the final plat all proposed public and private streets and alleys with their widths and names shall be identified. Private streets shall state "Maintained by Property Owners." (If private, identify the entity responsible for maintenance by reference to recorded instrument.)

7. An accurate delineation of any property offered for dedication to public use and the purpose of dedication (street, utility, drainage, park/open space, etc.).

8. The line of departure of one (1) street from another. (See Subsection (B)(12) for intersection/curve/geometry requirements.)

9. The boundary lines of all adjoining lands for a distance of one hundred (100) feet and showing (with dotted lines) the right-of-way lines of adjacent streets and alleys with their widths and names and the names of adjacent subdivisions (if platted) and/or adjacent property owners (if unplatted), where available.

10. All lot lines and an identification system for all lots and blocks.

11. Building lines and easements for rights-of-way provided for public use, services or utilities, with figures showing their dimensions, and listing uses that are being provided including minimum front, side, and rear yard setback/building lines on a typical lot (or by lot where varied).

12. All dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the subdivision, blocks, lots, streets, alleys, easements, building lines, and of any other areas for public or private use. The linear dimensions are to be expressed in feet and decimals of a foot. Include curve data (radius, arc length, chord bearing and distance) and a stated basis of bearing. The outboundary shall be tied to the Missouri Coordinate System (NAD 83/Missouri Coordinate System of 1983) and show state plane coordinates for up to two (2) exterior corners (or as otherwise required by City Engineer).

13. All survey monuments, together with their description and whether found or set; include monument type/material and cap identification.

14. Area in square feet for each lot or parcel on the plat or supplemental sheet showing same. The total for each lot should equal or exceed ordinance requirements.

15. An accurate drawing of the proposed subdivision prepared at the scale of not less than one (1) inch equals one hundred (100) feet horizontal unless otherwise approved by the City Engineer due to size/complexity. Plat sheets shall include a key map/location map and shall conform to Recorder requirements for sheet size and margins.

16. Certification by a land surveyor to the effect that the plat represents a survey made by him/her, and that the locations of all required survey monuments, installed or to be installed, are correctly shown thereon. The months and year during which the survey was made shall be shown. Certificate shall be signed, sealed, and dated.

17. Dedication of all streets, public highways, alleys and land intended for public use together with lot restrictions signed by all parties who have mortgage or lien interest, including owners. Include references (book/page or instrument number) to recorded subdivision restrictions, trust indentures, and/or street maintenance agreements, if applicable.

18. Depict flood hazard boundaries as shown on FEMA maps. Depict floodplain/floodway (and fringe where mapped), label the FEMA FIRM panel number and effective date, and show Base Flood Elevations (BFEs) where provided. Floodway or wetland areas shall be clearly designated and, where required, shown as common ground or constrained area.

19. Where geotechnical or grading conditions warrant (e.g., steep slopes, unstable soils, fills, or documented roadway creep/settlement potential), the plat shall identify lots subject to special foundation/grading precautions by reference to an approved geotechnical report and/or approved improvement plans.

20. Common ground (if any): show boundaries, acreage, ownership/maintenance designation, and purpose (open space, stormwater, etc.).

21. Stormwater features: show the location and boundaries of detention/retention facilities and drainage easements/tracts as approved in improvement plans.

22. Utility information: identify utility easements by type and width; designate pipeline and/or overhead electrical easements where applicable.

23. Addressing (where required by local practice): show future street address/number or lot address assignment notation for each lot, if provided/required.

24. Approval blocks: provide signature blocks for City approval as required for recording (City Clerk attestation and seal or Planning Commission endorsement, as applicable).

C. Supporting Documents/Submittals Required For Approval (Not "Shown on Plat").

1. A notarized letter (or official certification) showing that there are no delinquent taxes outstanding.

2. Proof of an acceptable guarantee of completion for required public improvements not installed prior to record plat (e.g., escrow, irrevocable letter of credit, or surety bond), consistent with authority under Missouri law.

3. Copies of all trust indentures/covenants/deed restrictions/street maintenance agreements to be recorded, including provisions for maintenance of private streets and common ground (if any).

4. Digital submittal (recommended/modern standard): a digitized version of the record plat meeting the City's mapping standards, accompanied by a signed/sealed statement that the digital file matches the approved plat.

5. Recording format requirements (if applicable): plat material and recording requirements of the Recorder of Deeds (e.g., Mylar and other recorder formatting rules).

D. Review Procedures. The record plat shall conform closely to the preliminary plat as approved. Adequate security for all improvements and facilities to be provided by the developer shall be submitted in accordance with Section 410.110, and all dedications and easements and right-of-way shall be evidenced as having been made before the Board may approve the record plat. However, approval of the record plat shall not constitute acceptance of items for dedication. Such acceptance requires separate, formal action of the Board by an ordinance.

E. Record Plat Approval. The Board of Aldermen shall review all recommendations and either approve or disapprove the proposed record plat within thirty (30) days of the date of submission. The Board shall approve the plat if it conforms to the preliminary plat as finally approved and to the provisions of the Subdivision Code and Zoning Code. If the proposed record plat is approved and accepted by the Board by ordinance, the City Clerk shall sign the record plat signifying approval by the Board of Aldermen which shall include the date of approval and the date on which the City Clerk signs the certificate. If the proposed record plat is disapproved, the City Clerk shall record the reasons for rejection in the minutes of the Board meeting, notify the developer, in writing, of the action and reasons therefor, and return the plat to the developer.

F. Effect Of Record Plat Approval. Approval of the record plat shall confer upon the developer, for a period of one (1) year from the date of approval, a right that all existing zoning regulations and subdivision regulations shall remain unchanged as they apply to the property included in the record plat. No subdivision or plat shall be recorded in the office of the Recorder of Deeds for Warren County, Missouri, unless and until the City Engineer and/or City Superintendent approves the construction plan and the approval of the Board of Aldermen of the record plat is endorsed thereon. No lot in the subdivision plat may be sold until the construction plan has been approved by the City Engineer, Enforcement Officer, or Director of Public Works and the plat officially recorded by the County Recorder of Deeds. If no record plat of a subdivision for which final approval has been given is recorded by the Warren County Recorder of Deeds within said one-year period, the Board shall formally request the developer to explain extenuating circumstances preventing recording of the plat. The Board shall then determine whether provision of an extension would serve the best interests of the City of Wright City. If these findings are negative, then the Board shall formally revoke final approval of the plat and shall so notify the developer and the Warren County Recorder of Deeds.

If the construction plan is approved and the plat officially recorded within said time periods, the developer must diligently proceed with the proposed construction (applying for construction and building permits, installing streets, utilities, etc.) within one (1) year of recording the plat. The City shall have authority to complete all escrow items.

Once the developer has received record plat approval, it shall be the developer's responsibility to maintain at their sales office:

1. Description of the developer's/subdivision trustees' responsibilities for common ground within the subdivision.

2. A copy of their approved record plat indicating the nature of all adjacent zoning as of date of approval.

3. A copy of all indentures, restrictions and covenants be available also.

4. Developers shall be required to post notice, at the sales office, that these items are available for review.

Section 410.070 Grading Plan Process.

[R.O. 1992 § 455.070; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. Filing Procedures. The developer shall submit five (5) copies of the proposed grading plan and a completed application form to the City Engineer and/or City Superintendent.

B. Information Required. The following information is required for all grading plan submittals for approval. The required information may be combined for presentation on one (1) or more drawings or maps. The City Engineer and/or City Superintendent may request that the information be presented on drawings or maps in addition to those submitted in the interests of clarity, speed and efficiency in the review process. In all cases the grading plan submission should include:

1. The grading plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet, and of such accuracy that the City Engineer and/or City Superintendent can readily interpret the plan and shall include more than one (1) drawing where required for clarity.

2. The property is identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. The grading plan shall be designed and prepared by a registered professional architect, engineer or land surveyor appropriately licensed and registered in the State of Missouri. It shall also include the name and address of the property owner(s), developer(s) and designer(s).

3. It shall show the scale, north point, boundary dimensions, natural features such as wood lots, streams, rivers, lakes, drains, topography [at least five-foot contour intervals; when terrain is irregular or drainage critical, contour interval shall be one (1) foot] and similar features. All topographic data shall directly relate to USGS data.

4. It shall show existing manmade features such as buildings, structures, easements, high tension towers, pipelines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within one hundred (100) yards and their existing uses.

5. Any proposed alterations to the topography or other natural features shall be indicated.

6. All filled places under proposed storm and sanitary sewer lines and/or paved areas shall be compacted to ninety percent (90%) of maximum density as determined by the Modified AASHTO T-180 Compaction Test or ninety-five percent (95%) of maximum density as determined by the Standard Proctor Test AASHTO T-99.

7. All filled places in proposed roads shall be compacted from the bottom of the fill up to ninety percent (90%) maximum density as determined by the Modified AASHTO T-180 Compaction Test or ninety-five percent (95%) of maximum density as determined by the Standard Proctor Test AASHTO T-99. All tests shall be verified by a soils engineer concurrent with grading and backfilling operations.

8. The sediment control plan shall be submitted, approved, and implemented before grading begins. No graded area is to remain bare without being seeded and mulched. Positive steps should be exercised to prevent this soil from damaging adjacent property and silting up all storm drainage systems whether on or off site.

C. Review Procedures. The City Engineer and/or City Superintendent shall review the grading plan for its conformance to standards and specifications set forth in this Chapter and other applicable ordinances. The City Engineer and/or City Superintendent may request modifications in the grading plan. The City Engineer and/or City Superintendent shall then confer approval, conditional approval or disapproval of the grading plan within forty-five (45) days of filing and shall notify the City Planner, Code Officer and Building Official with written reasons for its action.

D. Effect Of Grading Plan Approval. Grading plan approval shall confer upon the developer, for a period of one (1) year from date of approval, the conditional right that the general terms and conditions under which the approval was granted will not be changed by the City Engineer and/or City Superintendent. This one-year period may be extended by the City Engineer and/or City Superintendent if the developer has applied, in writing, for such an extension and the City Engineer and/or City Superintendent determines a longer period should be granted due to unusual circumstances. If an extension is not granted, the grading plan approval is null and void. After approval of the grading plan, the developer may proceed with the grading operations upon the final direction of the City Engineer and/or City Superintendent and under the inspection of the Building and/or Public Works Department.

E. Improvement Installation Or Performance Guarantee. After approval of the grading plans by the City, the owner/developer must post a financial guarantee of performance as required by Section 410.110 of this Chapter. The following items, if they apply, shall be included in the financial guarantee:

1. Grading.

2. Siltation control.

3. Temporary storm drainage.

4. Seeding and mulching.

Section 410.080 Initial Considerations Improvements.

[R.O. 1992 § 455.080; Ord. No. 342 §§ I –II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. General. After approval of the preliminary plat and prior to Board of Aldermen approval of the record plat, construction plans prepared by an engineer appropriately licensed and registered in the State of Missouri for the subdivision of all, or a specified stage, of the tract shall be submitted to the City Engineer and/or City Superintendent. If substantive changes are to be made after approval of the construction plan has been granted, the City Engineer and/or City Superintendent shall require revised plans be submitted for approval. Improvements required under this Chapter are the minimum acceptable improvements.

B. Preparation Of Plan. It shall be the responsibility of the developer to have prepared by a registered engineer, in the State of Missouri, a complete construction plan for streets, utilities and other improvements required. Such construction plans are subject to approval by the City Engineer and/or City Superintendent and shall be prepared in accordance with standards and specifications stipulated in this Chapter [see Section 410.100, Subsections (A) – (J)].

C. Approval Of Construction Plan. Prior to both recording of the record plat and sale of any lot in the plat, the City Engineer and/or City Superintendent must review and approve the construction plans; after such approval, the City Engineer and/or City Superintendent shall issue an appropriate letter certifying approval and construction permits.

D. Construction Schedule. The developer shall submit to the City Engineer and/or City Superintendent and to all approving agencies and to public utility companies that will service the subdivision, prior to approval of the construction plan, a general schedule of the timing and sequence for construction of all required improvements at a preconstruction meeting.

E. Timing Of Improvements. No grading, removal of trees or other vegetation, land filling, construction of improvements, or other material change except for the purpose of aiding in review of the record plat shall commence on the subject property until the developer has:

1. Received letter of approval of grading plan and removal of trees or other vegetation; and

2. Obtained necessary approvals and permits from other affected municipal, County or State agencies.

F. Staging. Where a subdivision is to be developed in stages, the provisions of this Chapter shall apply to each stage. However, improvements and financial guarantees may be required to extend beyond the boundaries of a subdivision stage if such extension is necessary to ensure the relative self sufficiency of the stage pending completion of the entire subdivision. Such extensions, schedules and similar arrangements shall be set forth in an agreement between the developer and the Board prior to approval of the record plat.

Section 410.090 Engineering Drawings Of Improvements.

[R.O. 1992 § 455.090; Ord. No. 342 §§ I – II, 11-13-1997]

A. Required Prior To Construction. Engineering drawings of all required improvements shall be reviewed and approved by the City Engineer and/or City Superintendent, except for improvements to be made under the jurisdiction of other municipal, County or State agencies, in which case the drawings shall be submitted to the appropriate agency for review and approval. Where review and approval of engineering drawings is made by such agency, the City Engineer and/or City Superintendent shall be given written confirmation that the necessary reviews have been completed and approvals have been granted.

B. Modification During Construction. All installations and construction shall conform to the approved engineering drawings. However, if the developer chooses to make minor modifications in design and/or specifications during construction, he/she shall make such changes at his/her own risk without any assurance that the City Engineer will approve the completed installation of construction. It shall be the responsibility of the developer to notify the City Engineer and/or City Superintendent of any changes from the approved drawings. The developer may be required to correct the installed improvement so as to conform to the approved engineering drawings.

C. As-Built Drawings. The developer shall submit to the City Engineer a reproducible copy of "as-built" engineering drawings and three (3) sets of prints of each of the required improvements that have been completed. Each set of drawings shall be certified by the developer's engineer. This provision does not apply to improvements made under jurisdiction of other public agencies.

Section 410.100 Construction Plan Requirements.

[R.O. 1992 § 455.100; Ord. No. 342 §§ I – II, 11-13-1997]

A. General. The construction plan for all aspects of the site development shall be prepared by an engineer and five (5) copies submitted for review to the City Engineer or City Superintendent. The construction plan shall be any scale from (one (1) inch equals ten (10) feet) through (one (1) inch equals one hundred (100) feet), so long as the scale is an increment of ten (10) feet and is sufficiently clear in reflecting details of the proposed construction. Construction plans shall be prepared on exhibits twenty-three and one-half (23 1/2) inch by thirty-four and one-half (34 1/2) inch. The site plan or title page shall be used as the cover sheet for the construction plan. The plan shall generally consist of the following:

1. The site plan (single lot developments) or title page (subdivision development).

2. Roadway construction detail sheets.

3. Sanitary sewer plan and profile sheets.

4. Storm sewer plan and profile sheets.

5. Grading, cross-section and/or contour sheets.

6. Water plan and profile sheets.

7. Detention plan if so required.

8. Storm drainage map plan.

9. Amenities plan and schedule.

B. Roadway Construction Detail Sheets. All construction details pertaining to the roadway improvements (e.g., paving details, pavement widening, curbing, sidewalk, unpaved areas, entrances, etc.) shall be shown on typical section and in plan and profile. Specific details shall include, but not be limited to:

1. Pavement installation, widening or resurfacing improvements dimensioned and developed in accordance with the Standard Typical Section applicable to the project;

2. Pavement widening and resurfacing improvements established about the right-of-way centerline;

3. Mathematical profile grade elevations at twenty-five (25) feet intervals on vertical curves and fifty (50) feet intervals on tangent sections for all roadway construction. Elevations at ten (10) feet intervals along pavement edge at street intersections corners;

4. Resurfacing profile grade elevations on existing centerline and edges of pavement at twenty-five (25) feet intervals and breaks in grade (i.e., irregularities in pavement) and establish new centerline and edge of pavement profiles;

5. Location and type of joint where different from pavement construction; and

6. Type and location of entrance construction.

C. Sanitary Sewer, Storm Sewer And Water Line Plan And Profile Sheets. All construction details pertaining to the sewer and water improvements shall be prepared in accordance with requirements of this Chapter and other pertinent ordinances and shown in plan and profile. Specific details shall include, but not be limited to:

1. Existing ground and finished grade shown and designated;

2. Open trenching of concrete pavements will require replacement of entire slab from joint to joint;

3. Open trenching of asphalt pavements will require saw cut at edge and replacement with full depth asphalt. Contractor will be responsible for repair of settlement, etc., for a period of one (1) year. Contractor is to notify the City to make inspection when installing the asphalt pavement;

4. Limits of backfill and pavement replacement at all crossings of existing roadway surfaces not bored;

5. Location of all utilities to be encountered in construction. Plans must be submitted to all utilities for verification of conflicts. Contact the City Engineer regarding all major utility conflicts within road right-of-way;

6. Proof of plan approval by other political subdivisions having jurisdiction must be received prior to construction plan approval; and

7. All required details for the installation of the sanitary sewer, storm sewer and water mains.

D. Grading Plan And Cross-Section Sheets. A grading plan for the entire plat shall be provided. All grading details pertaining to site development shall be shown in plan or on cross-section sheets. Specific details shall include, but not be limited to:

1. Existing and proposed contours, normally at two (2) foot intervals. Contour intervals for grading plans other than the above will require special approval.

2. Site grading shall be compatible with ultimate roadway elevations.

3. Existing ground and finished grade for cross-section sheets plotted at scale of not less than one (1) inch equals one hundred (100) feet horizontal and one (1) inch equals ten (10) feet vertical.

4. Sinkholes to be affected by grading must be treated.

5. Siltation control details shall be provided.

E. Amenities Plan And Schedule. Detailed construction plans and specifications along with progress schedules shall be provided for, but not limited to, recreational buildings, swimming pools and appurtenant structures, tennis courts, jogging trails, fences and decorative landscaping provided as subdivision amenities.

F. Easements/Dedications Outside Subdivision Plat Boundaries. Where development or construction will require easements and right-of-way dedications, no approval of construction plans for developments will be granted until verification of the recording of all easements and right-of-way dedications have been received.

G. Permits.

1. No person, firm or corporation shall develop, alter or modify any tract of land, roadway or any City-owned utility within the City of Wright City or cause the same to be undertaken without first securing the approval of the construction plans as required by this Chapter or other City ordinances, nor shall any person, firm or corporation undertake such work or cause the same to be undertaken without first obtaining the required permits from necessary agencies, including the City of Wright City, County, State or Federal Governments for the proposed construction.

2. Applications for building permits shall be filed with the Building official or his/her duly authorized representative, upon the prescribed forms, setting forth the legal description of the lot, tract or parcel of land, together with a general description of the building or structure to be constructed, erected or altered thereon, including the approximate size and shape, principal material or construction location of the building or structure upon the lot, tract or parcel and the intended use.

3. There shall be a separate permit for each building or structure to be constructed, erected or altered except accessory buildings which may be included in the permit for the principal building when construction is simultaneous. For each permit issued there shall be charged and collected from the applicant a fee, in accordance with ordinances establishing same.

4. No permit shall be issued for any building, structure or construction unless the same is in conformity in every respect with all provisions of this Chapter.

5. The Building Official, or his/her duly authorized representative, shall be empowered to act within provisions of this Chapter upon all applications for building permits and the same shall be approved or denied not later than the tenth business day succeeding the day of filing. In the event of refusal to issue a permit upon an application, as herein provided, the applicant shall have the right to appeal.

6. A permit may be revoked by the Building Official at any time prior to the completion of the building or structure for which the same was issued, when it shall appear to him/her that there is departure from the plans, specifications or conditions as required under terms of the permit, that the same was procured by false representation, or that any provisions of this Chapter are being violated. Written notice of such revocation shall be served upon the owner, his/her agent or contractor, or upon any person employed on the building or structure for which such permit was issued, or shall be posted in a prominent location, and thereafter no such construction shall proceed.

H. Violation And Penalty.

1. In case any building or structure is erected, constructed, reconstructed, altered, converted or maintained or any building, structure or land is used in violation of this Chapter, the City, in addition to other remedies, may institute any appropriate action or proceedings to prevent such unlawful erection, construction, reconstruction, alteration, conversion, maintenance or use to restrain, correct or abate such violation; to prevent the occupancy of said building, structure or land; or to prevent any illegal act, conduct, business or use in or about such premises.

2. Failure to obtain and display the required permit prior to making such improvement shall constitute a violation of this Chapter. Each day of such non-compliance shall constitute a separate violation.

3. The owner or general agent of a building or premises where a violation of any provision of the regulations of this Chapter has been committed or shall exist, or the lessee or tenant of an entire building or entire premises where such violation has been committed or shall exist, or the owner, general agent, lessee or tenant of any part of the building or premises in which such violation has been committed or shall exist, or the general agent, architect, builder, contractor or any other person commits, takes part or assists in any such violation or who maintains any building or premises in which any such violation exists shall be guilty of a violation of this Chapter punishable as set forth in Section 420.010 of this Title.

I. Permit Applicants. The applicant shall be the owner(s) of record or legal representative designated by the owner(s).

J. Plans And Fees. Five (5) sets of plans shall accompany all applications or permits required by the City of Wright City. Submit directly to:

[Ord. No. 973, 7-25-2019]

City of Wright City

636 Westwoods Road

P.O. Box 436

Wright City, MO 63390-0436

K. Completion Of Construction. The construction of all subdivision improvements shall be completed within two (2) years of the City Engineer's and/or City Superintendent's approval of the construction plans. Where the improvements have not been completed within the specified time, new construction plans will be required to be submitted. Time extensions may be granted by the Building Official for those developments showing good cause as to why the improvements have not been completed.

Section 410.105 Stormwater Detention Requirements.

[R.O. 1992 § 455.105; Ord. No. 568 § I, 2-9-2006; Ord. No. 1108, 4-24-2026]

A. Stormwater Detention.

1. The requirement of stormwater detention shall be evaluated for all projects submitted to the City and/or City Engineer for review and approval and may be required, if deemed necessary. Detention facilities shall be provided and designated in accordance with the requirements of this Section.

2. Developments that have a differential runoff of less than two (2) cubic feet per second (cfs) for the 15-year, 20-minute event shall be exempt from detention requirements unless there are known stormwater problems or special conditions downstream from a project.

3. If there are known stormwater problems or special conditions downstream from a project, detention will be required.

4. Projects that have a differential runoff greater than two (2) cfs for the 15-year, 20-minute shall be required to provide detention per the following requirements.

a. For developments located entirely within one (1) watershed the stormwater detention requirements shall be based on the entire platted acreage of the development, including future phases. Reduction in the detention requirements for developments with several sub-watersheds shall not be permitted. Where a development site has more than one (1) watershed, the runoff water shall be controlled within each watershed.

b. The post-developed peak flow from the development may not exceed the existing peak flow for the two-year, 10-year, and 100-year, 24- hour events. The Engineer, at his/her discretion, can create stricter detention standards for watershed that are known to have stormwater management problems. The Engineer shall be made known of any stricter standards during the preliminary plat process or during the preliminary site improvement plan process plan for single lot developments.

c. The existing and post-developed peak flows shall be determined using Technical Release 55 (TR-55). All assumptions that are required for the TR-55 method shall be approved, in writing, by the City and/or City Engineer, prior to submitting construction plans to the City for review and approval.

5. When existing detention facilities are going to be used to accommodate additional runoff from building or parking lot expansions or subdivision additions, the facilities shall be retrofitted to meet the current detention requirements for the drainage area that is a tributary to the facility.

6. All variances to the stormwater detention requirements of this Section must be approved, in writing, during the preliminary plat process or the preliminary site improvement plan process for single lot development.

B. Design Considerations.

1. For rates of runoff (pre-developed and post-developed), the two-year, 10-year, and 100-year, 24-hour inflow hydrographs shall be determined by using Technical Release 55 (TR-55), "Urban Hydrology for Small Watersheds" from the Natural Resources Conservation Service, formerly Soil Conservation Service (SCS). The inflow hydrograph shall be developed based on the actual flow and timing characteristics upstream of the detention facility. The rainfall distributed shall be Type II.

2. Stormwater shall be detained on-site or off-site, as approved, and released at a rate not to exceed the release rate from the development under predeveloped conditions for the two-year, 10-year and 100-year, 24-hour events. Note that stormwater pipes, downstream from the control structure, shall be sized to carry the runoff from the 15-year, 20-minute design storm for the total tributary upstream watershed. No reduction in outfall pipe size shall be permitted because of detention.

3. The beginning point for the hydraulic grade line computations shall be the higher (i.e., more conservative) elevation as determined below:

a. For connection to existing pipe system:

(1) Top of pipe intrados of at least two (2) reaches downstream of the connection point of the existing system; or

(2) The hydraulic grade line computed for the existing system. Note if the downstream system is surcharged, the elevation where flow exits the system should be considered.

b. For connection to channels or ditches:

(1) Top of pipe intrados for the proposed pipe; or

(2) The hydraulic grade line computed for the channel or ditch as approved by the District.

4. The volume of detention may be provided through permanent detention facilities such as dry basins or ponds, permanent ponds or lakes, underground storage facilities or in parking lots. The design engineer shall make every effort to locate the detention facility at or near the lowest point of the project such that all of the on-site runoff shall be directed into the detention facility.

Flows from off-site upstream areas should be by-passed around the detention facility to ensure that the proposed detention facility will function as designed and will provide effective control of downstream flows with development in place. If off-site flows are approved by the Department to be directed into a detention facility, the design engineer must provide an analysis showing that the detention basin will adequately release stormwater under both existing and future developed off-site conditions. Modifying the release ratio to accommodate off-site flows may reduce or eliminate the effectiveness of the detention facility, because it will no longer control the increased volume of runoff during the critical time period of the watershed.

5. Detention basin volume will be based on routing the post-developed two-year, 10-year, and 100-year, 24-hour inflow hydrographs for developments through the detention facility while satisfying the appropriate allowable release rate. The routing computations shall be based on an application of the continuity principle (i.e., level pool routing).

6. Design Of Underground Basins.

a. Adequate access for basin maintenance and inspection shall be provided. A means of visual inspection from the ground surface of the low-flow device, overflow weir and outlet structure is necessary. Access also shall be provided to allow for cleaning of the low-flow device from the ground surface.

b. The basin should be sufficient volume and capacity to detain the 100-year, 24-hour event.

7. The design engineer shall submit sufficient documentation for review of a detention facility. Information provided in the following submittals shall include conditions within one hundred (100) yards of the proposed site, including one (1) foot contour intervals, names of adjacent properties with their existing uses, adjacent subdivisions, layouts and names of streets, right-of-way widths, connections with adjoining platted streets, widths and locations of alleys, easements, and public walkways adjacent to or connecting with the site, location and size of existing sanitary sewers, storm sewers, and water supply facilities, and the location of buildings, structures, high tension towers, pipelines, excavations, bridges, culverts, and drains. Documentation shall include the following items:

a. Topographic Map showing all existing features, including elevation. All topographic data shall directly relate to USGS data.

b. Pre-development and post-development drainage area maps. The drainage area map, along with calculations for pre-development and post-development, shall be used to determine the differential runoff for each basin within the development.

c. Watershed specific time of concentration for each detention basin.

d. Elevation vs. discharge tables and/or curves for all design frequencies.

e. Elevation vs. storage tables and/or curves for all design frequencies.

f. Inflow calculations and data for all frequencies.

g. Maximum ponding elevation with the low flow blocked for the 100-year, 24-hour event.

h. Hydraulic grade line computations for pipes entering and leaving the basin for all frequencies.

i. Site plan showing appropriate design information.

j. Cross sections defining size, shape and depth of the detention basin shall be required. At a minimum, three (3) sections, one (1) at each end and one (1) on the middle of the basin will be required. The developer shall also submit to the City Engineer "as-built" engineering drawing(s) of each basin's cross-sections depicted in the same manner as the proposed drawing's cross-sections.

These sections will be used to calculate the as-built storage volume of the basin(s) for review purposes. Additionally, the as-built information will be compared to the proposed design to verify that the constructed basin meets allowable design tolerances. All drawings shall be tied to a known physical structure or baseline to ensure accurate comparison between the proposed plans and as-built conditions.

8. All ends of pipes discharging into a dry basin or pond shall have adequate energy dissipation to prevent erosion and damage from stormwater flows. The bottom of the basin shall be sloped a minimum of two percent (2%) towards the outlet control structure.

9. Railroad tie walls cannot be used where water will be in contact with the railroad tie wall.

10. Permanent detention ponds or lakes are to be designed to minimize fluctuating lake levels. Maximum fluctuation from the permanent pool elevation to the maximum ponding elevation shall be three (3) feet.

11. The maximum side slopes for dry basins or ponds and the fluctuating area of permanent ponds or lakes shall be 3:1 [three (3) feet horizontal, one (1) foot vertical] without fencing. A fencing detail shall be provided on plans if side slopes require fencing.

12. Dry basins or ponds and the fluctuating areas of permanent ponds or lakes are to be lined with placement revetment, sod or commercial erosion control blanket and kept mowed. Type of material proposed shall be noted on plans.

13. Control structures and overflow structures are to be reinforced concrete.

14. The outflow pipe shall be sized for the developed flow rate.

15. An emergency overflow is required for all detention basins. The emergency overflow shall be designed to pass storms greater than the 100-year, 24-hour storm event with the low flow blocked and safely convey any stormwater overflow away from developed areas to a point of stable drainage. The overland flow route shall be depicted on the plan.

Figure A

16. In basins with concrete walls or rock blanket covered slopes, the bottoms should be paved, or provisions should be made for mowing equipment to reach the bottom (ramps, etc.).

17. Retaining walls and any required safety features must be designed and constructed as regulated by the Wright City Building and Code Enforcement.

C. Maximum Depths.

1. The maximum depth of water in a dry detention basin or pond shall not exceed six (6) feet. Projects that need a deeper basin to attain the required detention volume due to physical constraints may be evaluated on a case-by-case basis. The design and construction of dams greater than eight (8) feet or as directed by the City and/or City Engineer must be sealed and certified by a professional engineer registered in the State of Missouri which demonstrated expertise in geotechnical engineering.

2. Parking lots used for automobiles shall have a maximum depth of eight (8) inches of water.

Section 410.106 Stormwater Quality Improvements.

[Ord. No. 1108, 4-24-2026]

A. All new development and redevelopment projects that disturb greater than or equal to one (1) acre, including projects less than one (1) acre that are part of a larger common parcel or project that is greater than one (1) acre.

B. The runoff from a one-inch rain event shall be managed for water quality improvement by means of filtration and flow control. The first one (1) inch of rainfall that falls on-site must flow through some type of filtration or water quality feature [such as a bio-retention filter (rain garden) or hydrodynamic separator]. Stormwater runoff volumes exceeding the first inch must still be detained per Section 410.105 requirements but are not required to pass through the stormwater quality feature.

Section 410.110 Development Improvement Installation Or Installation Guarantee.

[R.O. 1992 § 455.110; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 494 § I, 9-9-2004; Ord. No. 1108, 4-24-2026]

A. Improvement Guarantee Required. After the improvement plans have been approved and all inspection fees paid, but before approval of the record subdivision plat, the developer shall guarantee the completion of improvements required by the approved improvement plans ("required improvements") of such improvements as required herein. Except as provided in Subsection (B), the developer shall either:

1. Complete the improvements in accordance with the approved improvement plans under the observation and inspection of the appropriate public agency and establish a maintenance agreement and provide a deposit to guarantee maintenance of such improvements as required herein; or

2. Establish a deposit under a deposit agreement with the City of Wright City guaranteeing the construction, completion, and installation (construction deposit), and a separate deposit amount for maintenance obligations (maintenance deposit), as required herein and for the improvements shown on the approved improvement plans within the improvement completion period approved by the City, which shall not exceed two (2) years.

B. Exceptions.

1. No guarantee or deposit is required with the City for water and sanitary sewers required by PWSD#2 if PWSD#2 confirms that its requirements for assurance of completion are satisfied. This provision shall not affect the intent or enforcement of any existing guarantee, escrow, or renewal, extension or replacement thereof.

2. The City may require any specific improvement to be installed prior to approval of the record plat where failure to install such improvement prior to further development could result in damage to the site or surrounding properties.

C. Deposit Options. Deposits required by this Section shall be in conjunction with a deposit agreement and may be in the form of cash or letter of credit as follows:

1. Cash deposited with the City Clerk to be held in an interest-bearing account dedicated for that purpose, with all interest accruing to the City to offset administrative and other costs of maintaining the cash deposits.

2. An irrevocable letter of credit drawn on a local financial institution acceptable to and in a form approved by the City Attorney. The instrument may not be drawn on any financial institution with whom the developer or a related entity has any ownership interest or with whom there is any joint financial connection that creates any actual or potential lack of independence between the institution and the developer. The letter of credit shall provide that the issuing institution will pay on demand to the City such amounts as the City may require to fulfill the obligations herein and may be reduced from time to time by a writing of the City. The letter of credit shall be irrevocable for at least one (1) year and shall state that any balance remaining at the expiration shall automatically be deposited in cash with the City Clerk, unless a new letter of credit is issued and agreed to by the City or the City issues to the institution a written release of the obligations for which the letter of credit was deposited. The developer shall pay a non-refundable fee of two hundred dollars ($200.00) to the City with submission of a letter of credit and one hundred dollars ($100.00) for any amendment or extension thereto, to partially reimburse the City's administration and review costs in accepting and maintaining such letter of credit.

3. Due to the costs of administering deposit guarantees/escrows and the compliance with changing State regulations relating thereto, any developer that elects to use a construction escrow in lieu of completing the improvements, as otherwise provided for in this Chapter and Section 89.410, RSMo., shall deposit an additional fee of five hundred dollars ($500.00) that shall be used by the City to defray costs of administration, legal costs, procedural changes, and other costs not otherwise reimbursed to the City resulting from the City's acceptance of such deposit guarantees. The developer shall be obligated to reimburse the City for any additional costs, including, but not limited to, reasonable attorneys’ fees, above such deposit amount arising in any way from the City's acceptance of a deposit/escrow in lieu of completion of improvements. The developer may request a refund of any principal amounts, if any, of any initial or supplemented deposit above the costs attributable to the development during the period of the escrow by written request made within thirty (30) days after the developer has received a City approval of all categories of improvements subject to such escrow.

D. Amount Of Deposit. The amount of the deposit required by this Section shall be calculated as follows:

1. Construction Deposit. The deposit required of a developer establishing a deposit agreement pursuant to Subsection (A)(2) shall be, in addition to the separate maintenance deposit sum, in the amount of one hundred ten percent (110%) of the Department of Public Works estimate of the cost of the construction, completion and installation of the required improvements. The City of Wright City Public Works shall adopt, to the extent practical, schedules reflecting current cost estimates of typically required improvements.

2. Maintenance Deposit. The deposit required of a developer pursuant to Subsection (A)(1) and (2) for maintenance obligations shall be in the amount of ten percent (10%) of the Department of Public Works estimate of the cost of the construction, completion and installation of the required improvements. The maintenance deposit shall be established by cash sum or submission of a separate letter of credit.

3. Where certain improvements are required to be installed prior to approval of the record plat pursuant to Subsection (B)(2), the gross deposit amount for the construction deposits shall be reduced by the estimated cost of such improvements.

E. Deposit Agreement — Releases. The deposit agreement shall be entered into with the City, shall require the developer to agree to fulfill the obligations imposed by this Section, and shall have such other terms as the City Attorney may require consistent with this Section. The agreement shall authorize the designated City Official to release the cash or reduce the obligation secured under the letter of credit as permitted herein. Such releases or reductions may occur upon completion, inspection and approval by the Board of all required improvements within a category of improvements, or may occur from time to time, as work on specific improvements is completed, inspected and approved; provided, however, that:

1. Releases — General. The City shall release the cash or release the letter of credit as to all or any part (by category) of the developer's obligation only after construction, completion and installation of all of the improvements as required by the approved improvement plans, receipt of requisite written inspection request from the developer, receipt of requisite written notification from all appropriate inspecting public authorities, and approval by the Board (or its designee); and only in the amounts permitted herein.

a. Inspections. The City Engineer shall inspect each category of improvement or utility work within twenty (20) business days after an inspection request has been filed with the City Clerk by the developer and no inspection shall be required until such request is received by the City Clerk. For purposes of this Section, an "inspection request" shall constitute and occur only on a completed written request on a form provided by the City which shall include:

(1) The category of improvement reflected in the deposit agreement that is requested to be inspected;

(2) An engineer's certification (or other professional's certification, in the case of landscaping) that the category of improvement has been installed and on the date of inspection application is maintained and in conformance with the final approved improvement plans and all applicable requirements thereto and is therefore ready for inspection; and

(3) A verified statement in the form designated by the City from the representative officer of the developer attesting that the information in the inspection request is true and accurate. Nothing herein shall preclude the City from completing additional inspections at its discretion or as a courtesy to the developer.

b. Successor Developer. A developer must be released from all further obligations if a replacement performance guarantee in the form provided in this Section in an amount equal to or exceeding the value of the unreleased portion of the original guarantee is given by another developer. The release of the original guarantee shall not occur until after the replacement guarantee has been finalized and approved by the City.

2. Extension Of Completion Period. If, at the end of the improvement completion period, all the improvements shown on the approved improvement plans have not been completed, the developer may request and the City may grant an extension to the improvement completion period for a period of up to two (2) years if after review by the City such longer period is deemed necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds, or other public improvements, facilities or requirements so long as all guarantees are extended and approved by the City Attorney; provided that the City may require as a condition of the extension execution of a new agreement, recalculation of deposit amounts, or satisfaction of new Code requirements or other reasonable conditions as may be needed to ensure that the extended agreement fully complies with the terms of this Section.

3. Construction Deposit Releases. After an inspection of any specific improvements, the City may at its discretion release up to, but not more than ninety-five percent (95%) of the original sum deposited for the construction of such specific required improvements. Irrespective of any discretionary prior releases that may be authorized by the City after completion of any component of the guaranteed improvements (i.e., less than all of the improvements in a given category), the remaining amount held for any category of improvements for the entire subdivision shall be released within thirty (30) days of completion of all of the improvements in such category of improvement, minus a retention of five percent (5%) which shall be released only upon completion of all improvements for the subdivision. The City shall establish the improvement categories, which may consist of improvement components or line items, to be utilized for calculation of deposit amounts, but such categories, components and line items shall in no way modify or reduce the developer's guarantee as to all required improvements, irrespective of any release or completion of any category, or underlying component or line item. All improvements in a category shall be deemed complete only when:

a. Each and every component and line item within a category for the entire subdivision has been constructed and completed as required;

b. The developer has notified the City Clerk, in writing, of the completion of all components of the category, provided all necessary or requested documentation, and requests an inspection;

c. The developer is not in default or in breach of any obligation to the City under this Section, including, but not limited to, the City's demand for maintenance or for deposit of additional sums for the subdivision;

d. The inspection has been completed and the results of the inspection have been approved, in writing, by the City and/or its agents.

4. Effect Of Release — Continuing Obligations. The developer shall continue to be responsible for defects, deficiencies and damage to public streets and other required improvements during development of the subdivision. No inspection approval or release of funds from the construction deposit as to any component or category shall be deemed to be City approval of improvement or otherwise release the developer of its obligation relating to the completion of the improvements until the final subdivision release on all improvements is issued declaring that all improvements have in fact been constructed as required. Inspection and approval of any or all required improvements shall not constitute acceptance of the improvement by the City as a public improvement for which the City shall bear any responsibility.

5. Deficient Improvements. No approval of required improvements shall be granted for improvements that fail to meet the specifications established herein or otherwise adopted by the City.

6. Final Construction Deposit Release. Upon final inspection and approval of all required improvements, the remaining amount of the construction deposit shall be released; provided that no such funds shall be released on a final inspection until the development of the subdivision is complete, as determined by the City.

7. Appeals. If the developer believes that a release or certificate of completion has been improperly denied, an appeal shall be filed pursuant to Section 400.040(E) of this Code and no such denial shall be deemed final until such appeal procedure has been exhausted.

F. Maintenance Guarantee.

1. Scope And Duration. Upon commencement of installation of the required improvements within the subject subdivision, the developer shall be responsible for the maintenance of the improvements, including undeveloped lots, streets, sidewalks, common areas, and storm and drainage facilities, until the sooner of the expiration of eighteen (18) months after acceptance for public dedication of the specific improvement by the City, or expiration of eighteen (18) months after occupancy permits have been issued on ninety-five percent (95%) of all of the lots in the subdivision plat(s) subject to the deposit agreement. Maintenance shall include repair or replacement of all defects, deficiencies and damage to the improvements that may exist or arise, abatement of nuisances caused by such improvements, removal of mud and debris from construction, erosion control, grass cutting, removal of construction materials (except materials to be used for construction on the lot or as permitted by site plan), and street deicing and snow removal. All repairs and replacement shall comply with City specifications and standards. Any maintenance on improvements accepted by the City for public dedication shall be completed under the supervision of and with the prior written approval of Public Works. The maintenance obligation for required improvements to existing public roads or other existing public infrastructure already maintained by a public governmental entity shall terminate on and after the date such improvements have been inspected, deposit released and accepted by the Governing Body of the governmental entity for dedication. Irrespective of other continuing obligations, the developer's street deicing and snow removal obligations shall terminate on the date a street is accepted by the City for public maintenance.

2. Maintenance Deposit — Amount — Use.

a. The maintenance deposit shall be retained by the City to guarantee maintenance of the required improvements and, in addition to being subject to the remedies of Subsection (G) and other remedies of this Code, shall be subject to the immediate order of the City of Wright City Public Works or Planning to defray or reimburse any cost to the City of maintenance or repair of improvements related to the subdivision which the developer fails or refuses to perform. Such costs shall include off-site damage caused by deficiencies in the improvements or failure of maintenance. Except in emergency circumstances or where action is otherwise required before written notice can be provided, the City of wright City Planning shall provide the developer with a written demand and opportunity to perform the maintenance before having such maintenance performed by the City. The City shall have the authority to require the maintenance deposit to be placed or replenished by the developer in any form permitted for an original deposit where the amount remaining is determined to be insufficient or where the maintenance deposit was drawn upon by the City for maintenance.

b. In determining the amount of maintenance deposit that shall continue to be held, portions of the deposit amount that were attributable to improvement that have been accepted by any third-party governmental entity or utility legally responsible for the maintenance of the improvement may be released upon such acceptance of the improvement by the entity. The City of Wright City Planning may approve such further releases if it is determined in his/her discretion, after inspection of the improvements, that the total maintenance amount retained is clearly in excess of the amount necessary for completion of the maintenance obligation, after all reasonable contingencies are considered.

3. Final Maintenance Deposit Release. Upon expiration of the maintenance obligations established herein, the City of Wright City Planning shall cause a final inspection to be made of the required improvements. Funds shall then be released if there are no defects or deficiencies found and all other obligations are shown to be satisfied on inspection thereof, or at such time thereafter as any defects or deficiencies are cured with the permission of, and within the time allowed by, the City's Public Works Director. This release shall in no way be construed to indemnify or release any person from any civil liability that may exist for defects or damages caused by any construction, improvement or development for which any deposit has been released.

G. Failure To Complete Improvements. The obligation of the developer to construct, complete, install and maintain the improvements indicated on the approved improvement plans shall not cease until the developer shall be finally released by the City. If, after the initial improvement completion period, or after a later period as extended pursuant to this Section, the improvements indicated on the approved improvement plans are not constructed, completed, installed, accepted, and maintained as required, or if the developer shall violate any provision of the deposit agreement, the City may notify the developer to show cause within not less than ten (10) days why the developer should not be declared in default. Unless good cause is shown, no building or other permit shall be issued to the developer in the subdivision during any period in which the developer is in violation of the deposit agreement or Subdivision Code relating to the subdivision. If the developer fails to cure any default or present compelling reason why no default should be declared, the City shall declare the developer in default and may take any one (1) or more of the following acts:

1. Deem the balance under the deposit agreement not theretofore released as forfeited to the City, to be then placed in an appropriate trust and agency account subject to the order of the City for such purposes as letting contracts to bring about the completion of the improvements indicated on the approved improvement plans or other appropriate purposes in the interest of the public safety, health and welfare; or

2. Require the developer or lender to pay to the City the balance of the surety not theretofore released; or

3. Require the developer to submit an additional cash sum sufficient to guarantee the completion of the improvements indicated on the approved improvement plans after recalculation in order to allow for any inflated or increased costs of constructing the improvements.

The failure of a developer to complete the improvement obligations within the time provided by the agreement (or any extension granted by the City), and including the payment of funds to the City due to such failure or an expiration of a letter of credit, shall be deemed an automatic act of default entitling the City to all remedies provided in this Section without further or prior notice. It shall be the sole responsibility of the developer to timely request an extension of any deposit agreement if the improvements are not completed in the original time period provided by the deposit agreement, and no right to any extension shall exist or be assumed.

H. Other Remedies For Default. If the developer or surety fails to comply with the City's requirements for payment as described above, or fails to complete the improvements as required, or otherwise violates the deposit agreement provisions, and there is a risk that development will continue in the subdivision without the timely prior completion of improvements or compliance with deposit agreement provisions, the City may in addition or alternatively to other remedies:

1. Suspend the right of anyone to build or construct on the undeveloped portion of the subdivision. For the purpose of this Subsection (H), the "undeveloped portion of the subdivision" means all lots other than lots which have been sold for personal use and occupancy or are under bona fide contract for sale to any person for personal use or occupancy. The City shall give the developer ten (10) days' written notice of an order under this Subsection (G) with copies to all sureties, as appropriate, who have outstanding obligations for any undeveloped portion of the subdivision and shall record an affidavit of such notice with the Recorder of Deeds. If, within the ten (10) day period after notice is given, the City is not convinced by compelling evidence that completion of the improvements is adequately assured and maintenance of streets assured as provided herein, the City shall order construction suspended on the undeveloped portion of the subdivision. The order shall be served upon the developer, with a copy to the issuer of the surety as appropriate, and a copy recorded with the Recorder of Deeds. Public notice of said order shall be conspicuously and prominently posted by the City at the subdivisions or lots subject to said order. The notice shall contain the following minimum language, which may be supplemented at the discretion of the designated City Official:

a. If said notice is for a subdivision:

THIS SUBDIVISION, (name of subdivision), HAS BEEN DECLARED IN DEFAULT BY THE CITY OF WRIGHT CITY. NO DEVELOPMENT, CONSTRUCTION, BUILDING OR DEMOLITION IN ANY MANNER SHALL TAKE PLACE WITHIN THE LIMITS OF THIS SUBDIVISION UNTIL SUCH TIME AS THE CITY OF WRIGHT CITY REMOVES THIS PROHIBITION. ANY DEVELOPMENT, CONSTRUCTION, BUILDING OR DEMOLITION IN ANY MANNER WHILE THIS PROHIBITION IS IN EFFECT IS ILLEGAL AND SHALL BE ENFORCED PURSUANT TO CHAPTER 410, CITY OF WRIGHT CITY MUNICIPAL CODE.

b. If said notice is for a lot:

THIS LOT, (lot number), HAS BEEN DECLARED IN DEFAULT BY THE CITY OF WRIGHT CITY. NO DEVELOPMENT, CONSTRUCTION, BUILDING OR DEMOLITION IN ANY MANNER SHALL TAKE PLACE WITHIN THE LIMITS OF THIS LOT UNTIL SUCH TIME AS THE CITY OF WRIGHT CITY REMOVES THIS PROHIBITION. ANY DEVELOPMENT, CONSTRUCTION, BUILDING OR DEMOLITION IN ANY MANNER WHILE THIS PROHIBITION IS IN EFFECT IS ILLEGAL AND SHALL BE ENFORCED PURSUANT TO CHAPTER 410, CITY OF WRIGHT CITY MUNICIPAL CODE.

The suspension shall be rescinded in whole or in part only when the City is convinced that completion of the improvements is adequately assured in all or an appropriate part of the subdivision; or

2. Suspend the rights of the developer, or any related entity, to construct structures in any development platted after the effective date of such suspension throughout City and such incorporated areas as are under City jurisdiction. The City shall give the developer ten (10) days' written notice of an order under this clause, with a copy to sureties known to the City to have obligations outstanding on behalf of the developer or related entities and shall record an affidavit of such notice with the Recorder of Deeds. If, within the ten (10) day period after notice is given, the City is not convinced by compelling evidence that completion of the improvements is adequately assured and maintenance of streets assured as provided herein, the City shall order construction suspended. The order shall be served upon the developer, with a copy to the surety as appropriate, and a copy recorded with the Recorder of Deeds. The suspension shall be rescinded only when the City is convinced that completion of the improvements is adequately assured.

I. Suspension Of Development Rights. From and after the effective date of this Chapter if a developer, or any related entity, has a subdivision development improvement guarantee that is in default, as determined by the City, including any escrow or bond under any prior enactment of this Section:

1. The City shall be authorized, but not be limited, to thereafter pursue the remedies of Subsection (G) of this Section; and

2. The rights of the developer, or any related entity, to receive development approval, which approval shall include, but not be limited to, approval of any plat or deposit agreement for new or further development in the City, shall be suspended. The suspension shall be rescinded only when the City is convinced that completion of the improvements is adequately assured.

J. Additional Remedies. If any party fails to comply with any obligation of this Section, the City may recommend that the City Attorney take appropriate legal action and may also withhold any building or occupancy permits to this developer or related entities until such compliance is cured. The City shall also have the right to partially or wholly remedy a developer's deficiencies or breached obligations under this Code by set-off of any funds or assets otherwise held by the City of the developer to the maximum extent permitted by law. Such set-off shall occur upon written notice of such event by the City to the developer after the developer has failed to timely cure the deficiencies. It shall be deemed a provision of every deposit agreement authorized under this Chapter 410, that the developer shall pay the City's costs, including reasonable attorney's fees, of enforcing this Section or any agreement thereunder in the event that the developer is judicially determined to have violated any provision herein or in such agreement. The developer may appeal any decision taken pursuant to this Section by filing an appeal under the City's administrative review procedure.

K. Related Entities. For purposes of this Section, "related entity" has the following meaning: a developer is a "related entity" of another person:

1. If either has a principal or controlling interest in the other; or

2. If any person, firm, corporation, association, partnership, or other entity with a controlling interest in one has a principal or controlling interest in the other.

The identification of related entities shall be supported by documentation from the Missouri Secretary of State's Office.

Section 410.120 Inspection Of Improvements.

[R.O. 1992 § 455.120; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. Required. All improvements required by this Chapter shall be inspected by the Department of Public Works after receiving from certification of completion from developer's engineer, or his/her agent, in writing, as having been completed, except for improvements made under jurisdiction of other public agencies, in which case engineers or inspectors of each agency will make the necessary inspections. Where inspections are made by other agencies, the Public Works Director shall be given written reports of each final inspection.

1. Inspection Schedule. It shall be the responsibility of the developer to notify the Public Works Director when installations have been inspected and are ready for his/her approval.

2. Compliance With Standards. The developer shall bear the final responsibility for the plans, construction drawings and the installation, construction and inspection of all required improvements according to provisions of this Chapter and to standards and specifications of various public agencies.

3. Acceptance. Approval of installation and construction of improvements by the Public Works Director shall not constitute acceptance by the City of the improvement for dedication purposes. Such acceptance shall be made only on formal action of the Board of Aldermen if deemed appropriate.

4. Developer's Warranty. The developer shall provide a written document to the Board warranting all construction improvements on public streets and public storm drainage improvements, against failures due to improper design, construction or installation, or failure due to faulty workmanship for a period of one (1) year from the date of approval of the completed improvement by the Board.

5. Site Cleanup. The developer shall be responsible for removal of all equipment, material and general construction debris from the subdivision and from any lot, street or public way or therein, or adjacent thereto. Dumping such debris into sewers, adjacent property, or other land in the City is also prohibited. Burning of debris is prohibited unless a permit is obtained from the Fire District.

Section 410.130 Initial Considerations — Design And Development.

[R.O. 1992 § 455.130; Ord. No. 342 §§ I – II, 11-13-1997]

In the Board of Aldermen's consideration of applications for plat approval, the standards set forth in this Chapter shall be considered minimum requirements.

Section 410.135 Street Connection Authorization Required; Prohibited Private-Only Connections.

[Ord. No. 1108, 4-24-2026]

A. Purpose. The purpose of this Section is to ensure the safe, orderly, and coordinated development of the City's transportation network; to protect the public health, safety, and general welfare; to prevent unapproved burdens on City streets and infrastructure; and to ensure that all streets connecting to the City street system are designed, constructed, and maintained to City standards.

B. Requirement For Approval Of Any Connection To A City Street. No public street, private street, access easement, roadway, right-of-way, or other facility intended for vehicular access, now or in the future, whether existing or proposed, and whether located inside or outside the City limits, shall be connected to, extended to, intersecting with, or otherwise gaining physical access to any City-maintained street or City-dedicated right-of-way unless and until such connection has received prior approval from both the Planning and Zoning Commission, and the Board of Aldermen, by motion, resolution, or ordinance as applicable. Unauthorized connections are prohibited.

C. Application Requirements. Any person, developer, subdivider, or governmental entity requesting a new or altered connection to a City street shall submit a formal application including:

1. A site plan or subdivision plat showing the proposed connection and adjacent street network;

2. A traffic circulation and access-management analysis, including anticipated traffic volumes and impacts;

3. Engineering drawings and specifications, including stormwater, grading, utility plans, cost estimates;

4. Any traffic study, sight-distance analysis, or other technical documentation required by the City's Engineer or Public Works Director;

5. Plan and dedicated source for future funding of maintenance and repairs;

6. Any additional information required by the Planning and Zoning Commission.

D. Review Criteria. In evaluating any proposed street connection, the Planning and Zoning Commission and Board of Aldermen shall consider:

1. Consistency with the City's Comprehensive Plan, Land Use Plan, and transportation plan;

2. Traffic safety, sight distances, intersection spacing, and access-management standards;

3. The impacts on emergency response, utilities, stormwater, and maintenance responsibilities;

4. Whether the property served is inside the City limits, and if not, whether annexation is appropriate to ensure proper regulation and service;

5. Whether the proposed connection creates an unreasonable burden on City streets or infrastructure;

6. Whether the design provides safe, direct, and efficient public circulation;

7. Whether the proposed location supports orderly development patterns and avoids improper reliance on private streets;

8. Whether alternative connections to County or State roads exist that will better serve the development and the City; and

9. Compliance with all applicable City engineering, subdivision, and street construction standards.

E. Grounds For Denial. A proposed connection may be denied if it:

1. Creates or contributes to unsafe traffic conditions, inadequate sight distance, or improper intersection spacing;

2. Places an unreasonable maintenance or operational burden on City streets;

3. Conflicts with the City's transportation or land-use planning objectives;

4. Provides primary or sole access to development outside the City limits that has not been annexed or does not comply with City standards;

5. Requires the City to rely on private streets for ingress, egress, or service delivery;

6. Fails to meet City engineering or access-management requirements; or

7. Does not provide the level of connectivity needed for emergency response or utility service.

F. Prohibition On City Streets Connecting Only To Private Streets.

1. No proposed development, City street, or City-maintained right-of-way shall be approved or accepted if its only point of access, outlet, or connection is a private street, private drive, or private roadway.

2. All proposed developments and/or City streets must connect directly to an existing or proposed public street that is, or will be, publicly maintained by the City, County, or State, unless otherwise expressly approved by ordinance after a finding of clear public necessity.

3. This requirement is intended to prevent:

a. Dead-end public streets dependent on private infrastructure;

b. Traffic safety and congestion issues;

c. Public maintenance obligations on streets lacking adequate public access;

d. Conflicts in jurisdiction, standards, or emergency service access; or

e. Unapproved burdens on City finances, streets, and infrastructure.

G. Unauthorized Connections. Any street, drive, or other vehicular access connected to a City street without prior approval shall constitute a violation of this Code. The City may:

1. Order the removal or physical closure of the connection at the owner's expense;

2. Withhold building permits, occupancy permits, or plat approvals for affected property;

3. Impose penalties as provided in Chapter 400; and

4. Take any legal action necessary to prevent or remedy unauthorized access.

Section 410.140 Residential Lot Design Standards.

[R.O. 1992 § 455.140; Ord. No. 342 §§ I – II, 11-13-1997]

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. Sections 410.360 through 410.380 summarizes the design standards and improvements to be observed in subdivision development.

Section 410.150 Blocks.

[R.O. 1992 § 455.150; Ord. No. 342 §§ I – II, 11-13-1997]

A. Blocks shall be designed so as to provide good circulation of traffic.

1. Lengths. Refer to Section 410.360.

2. Width. Blocks shall be wide enough to allow two (2) tiers of lots with sufficient depth to provide an adequate building site on each lot, except as consistent with street design standards as set forth.

Section 410.160 Lot Dimensions, Shapes And Position.

[R.O. 1992 § 455.160; Ord. No. 342 §§ I – II, 11-13-1997]

A. The size, 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 order 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 order.

1. Depth. Excessive depth in relation to width shall be avoided. (A proportion of 1 to 1 or 2 to 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 standards and specifications of the City of Wright City 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 order 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 where 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-five (25) feet or, in the case of a straight line, the line connecting two (2) points twenty-five (25) feet distant from the intersection of the projected lot lines.

7. Markings. The corners of all lots shall be marked with iron stakes or, if the front property line is contiguous to a street, by an approved recognizable mark on street or curb, as specified by the Missouri Land Survey Authority.

8. Open Space. Subdivision plats shall show dedication of two and one-half percent (2.5%) of the total aggregate land area (i.e., the gross acreage) of the development as common green space area to be utilized as a community recreational area, hereinafter called “Recreation Area.” The Recreation Area shall be rectangular in shape with the width and length dimensions varying by less than twenty-five percent (25%). The Recreation Area can exist inside of a larger irregularly shaped area. Stormwater detention and retention facilities as areas for water quality treatment shall not be used as Recreation Areas. No Recreation Area shall be accessible with less than twenty (20) feet in width in its smallest dimension. Recreation areas shall be fully and easily accessible at all times. A developer may elect, at its sole option and as a condition of final plat approval, a cash-in-lieu payment instead of dedication of the Recreation Area (“Opt-out”). The Opt-out amount shall be calculated as follows: the total area required to be set aside as a Recreation Area multiplied by the fair market value for the land being developed. The Board of Aldermen reserves the right to reject any Opt-out request. Opt-out donations by the developer shall be used towards park development, expansion, and/or maintenance. The developer may appeal any calculation of in lieu of fees hereunder to the Board of Aldermen.

[Ord. No. 1018, 4-28-2022]

9. Dedication Of Right-of-Way; Entrance Improvements. Developers proposing to create lots adjoining Collector Streets, Principal Arterial Streets, or Highway/Major Thoroughfares (see approximate average daily traffic table, Section 410.370) shall dedicate a twenty (20) foot wide strip of land along the entire length of such roadways abutment for future road widening and development to accommodate the increased traffic load created by the development. A two hundred (200) foot long deceleration lane and a two hundred (200) foot long acceleration lane shall be installed by developer at the entrances to subdivisions from Principal Arterial Streets, or Highway/Major Thoroughfares.

[Ord. No. 1018, 4-28-2022]

Section 410.170 Non-Residential Subdivision (Commercial And Industrial).

[R.O. 1992 § 455.170; Ord. No. 342 §§ I – II, 11-13-1997]

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 Section 410.360.

4. Every effort shall be made to protect adjacent residential area 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 and Zoning 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.

Section 410.180 Right-Of-Way And Utility Easement Requirements.

[R.O. 1992 § 455.180; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 530 § 1, 5-26-2005; Ord. No. 967, 4-25-2019; Ord. No. 1062, 6-13-2024]

A. General Standards.

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 subdivisions; and where no adjacent connections are platted, must in general be the reasonable project of streets in adjacent tracts and must continue to the boundaries of the tract subdivided so that other subdivisions may connect therewith.

4. The City Engineer may require a street to be dedicated to public use in order to provide circulation.

B. Street Right-Of-Way and Utility Easement Requirements.

1. Highways And Major Thoroughfares. Highways and major thoroughfares shall have widths as specified in the comprehensive plan.

2. Collector Streets. Refer to Sections 410.360 through 410.380.

3. Minor Stub And Cul-De-Sac Streets. Fifty (50) feet. All cul-de-sac and stub streets shall have a turnaround radius of sixty (60) feet. The Planning and Zoning Commission may approve a "T" or "Y" shaped paved space instead of a required turning circle. Turnarounds may not be required on stub streets which are less than one hundred fifty (150) feet in length and are planned to be extended in the future. All stub streets in excess of one hundred fifty (150) feet in length must provide a temporary turnaround with three (3) standard specification "Manual on Uniform Traffic Control Devices," end of roadway markers mounted on two (2) pound "U" channel signposts. Each marker shall consist of an eighteen (18) inch diamond reflectorized red panel. The bottom of each panel shall be mounted a minimum of four (4) feet above the elevation of the permanent surface and installed at terminus of pavement. Refer to Sections 410.360 through 410.380 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.

5. Utility/Roadway Easements. A minimum of ten (10) foot utility/roadway easement shall be required adjacent to all City, County and State right-of-way. Such utility/roadway easements shall also include working space to work on such utility and/or roadway.

C. Minimum Pavement Widths.

1. Highways, Major Thoroughfares And Collector Streets. Thirty-six (36) foot minimum. In the case of a major thoroughfare requiring an improvement different than a thirty-six (36) 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.

a. Twenty-six (26) foot minimum. Refer to Sections 410.360 through 410.380. The pavement of a turning circle at the end of cul-de-sac street shall have a minimum outside diameter of ninety-six (96) feet.

b. A T- or Y-shaped paved space, when approved by the Planning and Zoning 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 twenty (20) feet wide with the flared portion rounded by a minimum radii of twenty-eight (28) feet.

3. Alleys And Service Drives. Eighteen (18) foot minimum.

D. Sidewalks. The following sidewalk requirements and standards are hereby imposed for purposes of increasing safety, facilitating general accessibility, providing links in an overall system of sidewalks, encouraging a balanced and complete transportation system, improving access to schools and employment locations, providing access to recreation areas, facilitating accessibility for disabled persons, and otherwise promoting the general health, safety and welfare of the public. In all developments where sidewalks do not presently exist or do not meet current standards, whether residential, commercial, or industrial, the following shall apply:

1. Sidewalks are required on one (1) side of the street. Sidewalks on both sides of the streets within the development may be required at the discretion of the Board, based on a recommendation of the Planning and Zoning Commission.

2. Sidewalks shall have a minimum pavement width of four (4) feet and shall have a minimal lateral slope of one-fourth (1/4) inch per foot of width.

3. Sidewalks shall be placed within the street right-of-way, one (1) foot away from the property line.

4. Sidewalks shall be constructed of at least four (4) inch thick concrete, except in driveways where it shall be six (6) inches.

5. Driveway aprons shall not break the sidewalk level. Wheelchair ramps shall be installed at all street intersections according to ADA requirements.

6. Maintenance of sidewalks shall be the responsibility of the adjacent property owner.

7. 

Construction Exemption. It is the desire and position of the City that all required sidewalk facilities be built in conjunction with development. However, the City recognizes that there may be unique circumstances where it may not be feasible or prudent to construct sidewalks at a development site at the time of development or in the existing public right-of-way.

a. Such determination will be made by the Board of Aldermen after review and recommendation by the Planning and Zoning Commission and may be for such as reasons as safety issues, economic waste or geographical features. Criteria for consideration of construction exemption include:

i. Proximity to pedestrian generators and destinations; and

ii. Planned capital improvement projects adjacent to the subject location; and

iii. Engineering feasibility; and

iv. Economic disparity; and

v. Environmental consequences; and

vi. Severe topographical conditions; and

vii. Safety considerations; and

viii. Other factors that preserve the health, safety and welfare of the citizens of the City.

b. When the Board finds that construction of sidewalk facilities at a development site at the time of development or in the existing public right-of-way is not immediately required, one of the construction alternatives below will be implemented:

i. A deferment of sidewalk and/or bikeway facility construction to a certain future date that could be based on development phasing; or

ii. A deferment of sidewalk and/or bikeway facility construction to when sidewalk and/or bikeway facilities are constructed up to the subject property; or

iii. An alternate route through private property with dedicated public easement or public right-of-way; or

iv. An exemption for the construction of sidewalks or shared use paths, for which a monetary donation will be required. Monetary donations will be used exclusively for the design and construction of sidewalk or shared use paths, including wheelchair ramps, in the area in which the subject property is located, provided such projects have been planned. If no project is planned within the area in which the property is located at the time of monetary donation, the donation will be used for sidewalk or shared use path design and construction at other locations within the City.

In no instance shall a developer not build or pay a fee in lieu of new sidewalk facility construction.

Section 410.190 Street Grades And Curves.

[R.O. 1992 § 455.190; Ord. No. 342 §§ I – II, 11-13-1997]

A. The grades of streets shall not exceed the following, except where unusual or exceptional conditions exist, the Planning Commission 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. Ten percent (10%).

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 the minimum grade be less than three-quarters percent (0.75%).

Section 410.200 Street Name Signs And Street Names.

[R.O. 1992 § 455.200; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 579 § I, 4-13-2006]

A. Street signs and stop signs are to be erected within sixty (60) days after concrete streets are completed. If signs are not erected within said sixty (60) days, no more than four (4) display home building permits will be issued until signs are erected.

B. Street name signs shall be erected by the subdivider/developer at all intersections and be four (4) inch extruded aluminum, galvanized U-post to be three (3) pound per foot and twelve (12) feet long, with white letter on green backing placed above the stop sign.

C. Stop signs, yield signs, etc., non-illuminated, non-electric, reflectorized shall be standard twenty-four (24) inch engineer grade reflective aluminum, galvanized U-post to be three (3) pound per foot and twelve (12) feet long and the bottom edge thereof to be eight (8) foot above ground

D. 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.

E. Whenever a cul-de-sac street serves not more than three (3) lots, the name of the intersecting street shall apply to the cul-de-sac.

F. To avoid duplication and confusion, the proposed names of all streets shall be approved by the Warren County Central Dispatch prior to preliminary plat approval and such names being assigned or used.

Section 410.210 Public Street Construction.

[R.O. 1992 § 455.210; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. Public Street Construction. Streets 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 most current St. Charles County Standard Specifications for Subdivision Street Construction and St. Charles County Design Criteria for the Preparation of Improvement Plans (as amended) "St. Charles County Specifications"). Refer to Sections 410.360 through 410.380 of this Chapter and the St. Charles County Specifications for applicable construction standards.

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 City specifications, as required, to the centerline of the road or street.

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 Public Works Director, Building Inspector, or their designee shall approve the subgrade before any base course or surface is placed thereon. Street subgrades shall be prepared, compacted, scarified, and checked in accordance with the St. Charles County Specifications with all compaction tests submitted to and approved by the Public Works Director in accordance with the St. Charles County Specifications.

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 satisfactory to the Public Works Director, Building Inspector, or their designee.

F. Required Joint Details In Concrete Streets. Construction joints shall be required in all concrete roadways as a normal requirement. St. Charles County Specifications shall apply. Additionally:

1. Transverse construction joints shall be spaced sixteen (16) feet apart.

2. Longitudinal construction joints shall be Type C — with bars.

3. Expansion Joint A-2, from St. Louis County pavement construction details, shall be allowed in addition to Type A and AA expansion joints.

4. Expansion joints in the driveway approach area shall be one (1) inch at the back of curb. In all cases if the driveway approach depth exceeds the minimum six (6) inches thickness, the joint material shall extend the full depth of pavement, no concrete-to-concrete interface.

G. The developer's engineer shall identify on the record plat any lot for which special precautions should be taken to prevent damage to any structure caused by the forces commonly known as "street creep." The developer's engineer shall also recommend any special construction technique required to counter the forces.

Section 410.220 Monuments Required.

[R.O. 1992 § 455.220; Ord. No. 342 §§ I – II, 11-13-1997]

A. As part of public street construction, 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 not less than one-half (1/2) 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, or of something equal. 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. Street Points. Monuments shall be set at the intersection of all streets and the beginning and end of all curves along street centerlines.

2. Curb Marks. Curbs shall be permanently marked at the beginning and end of all curves and at the prolongation of all lot sidelines.

Section 410.230 Storm Sewers And Drainage.

[R.O. 1992 § 455.230; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 541 § 1, 7-28-2005; Ord. No. 1108, 4-24-2026]

A. In addition to the installation of curbs or gutters along the streets as required by this Chapter, storm sewers shall be required. Such systems will be equipped with adequate basins, inlets and outlets. The stormwater drainage system shall be separate and independent of the sanitary sewer system. The plans and specifications for the disposing of stormwater shall be approved by the City Engineer.

B. All construction details and specifications pertaining to stormwater drainage shall be prepared by an engineer appropriately licensed and registered in the State of Missouri. A registered engineer's seal is required on all drainage plans submitted for approval.

C. All conveyance systems shall be designed to collect and convey runoff for the 15-year storm event.

D. Adequate overland flow paths must be provided for storms in excess of these requirements.

E. Pipe calculations must include the Hydraulic grade line shown in the profile view on all proposed pipes for stormwater.

F. The minimum diameters of pipe for stormwater sewers shall be twelve (12) inches. Sewers shall not decrease in size in the direction of the flow unless approved by the City and/or City Engineer. Circular pipe sewers are preferred for stormwater sewers, although rectangular or elliptical conduits may be used with special permission.

Section 410.240 Sanitary Sewers.

[R.O. 1992 § 455.240; Ord. No. 342 §§ I – II, 11-13-1997]

A. All buildings, structures and uses of land in the incorporated area of the City of Wright City shall hereafter be required with an adequate, safe and sanitary disposal system for all human disposal of sewage or other liquidated wastes and shall conform to the methods outlined herein:

1. Where a public sanitary sewer main is reasonably accessible, in the opinion of the City, 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 Missouri State Board of Health and Missouri Department of Resources and the City of Wright City.

2. It shall be the responsibility of the developer/applicant to comply with all requirements of the City of Wright City. Verification of the service shall be provided at the time of submission of the preliminary plat.

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 requirements of Subsection (A)(2) above, 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 and Zoning Commission may modify lot area requirements in relation 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 both individual water systems and individual sanitary sewage disposal systems.

4. In no case shall there exist on lots of less than five (5) acres in area individual water systems and sanitary sewage disposal systems.

Section 410.250 Water Supply.

[R.O. 1992 § 455.250; Ord. No. 342 §§ I – II, 11-13-1997]

A. Where a public water supply main is reasonably accessible, in the opinion of the City, 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 one (1) to three (3) acres in area both individual water systems and individual sanitary sewage disposal systems. The water system shall be designed and approved by the City of Wright City.

B. In no case shall there exist on lots of less than five (5) acres in area individual water systems and sanitary sewage disposal systems.

Section 410.260 Gas, Wire Or Cable Utilities.

[R.O. 1992 § 455.260; Ord. No. 342 §§ I – II, 11-13-1997]

All lines for telephone, electrical, television and other services distributed by wire or cable shall be placed underground throughout a subdivision. Overhead lines may be permitted upon recommendation of the Planning and Zoning Commission and approval by the Board of Aldermen at the time of approval of the preliminary plat where it is determined that such lines will not impair the health, safety, general welfare, design, appearance and character of the subdivision, and only where such overhead lines are brought to the perimeter of the subdivision. This Section shall not be construed to prohibit the construction of above ground or surface equipment associated with an underground distribution system, such as (but not limited to) surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles.

Section 410.270 Easements.

[R.O. 1992 § 455.270; Ord. No. 342 §§ I – II, 11-13-1997]

A. All underground public utility installations, including lines for street lighting systems, which traverse privately owned property shall be protected by easements granted by the developer to the appropriate public utility and approved by the public utility. Such easements shall be so located as to not interfere with the use of any lot or other part of the subdivision. The size of, the restrictions pertaining to, such easements shall be in accordance with the standards and the specifications of the agency having jurisdiction over the utility lines and subdivision and shall be indicated on the record plat submitted for approval.

B. Stormwater easements and drainage rights-of-way may be required by the City of Wright City if necessary for proper drainage within or through a subdivision. Where a cut or fill for a street extends beyond the limits of the right-of-way, the developer shall provide a slope easement as determined by the City Engineer to be of sufficient area and limits to permit the construction and maintenance of the slope.

C. Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City Engineer to be adequate in area to contain facilities to control flooding or erosion along said stream or surface drainage course.

Section 410.280 Soil Erosion And Sediment Control.

[R.O. 1992 § 455.280; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. Because considerable erosion can take place prior to the construction of houses and other buildings, facilities and features in a subdivision, the various plats for a subdivision shall contain proposed erosion and sediment control measures. The measures shall be incorporated into the record plat and final construction drawings. Erosion and sediment control measures shall conform to the standards and specifications established by the Board and the City Engineer. The measures shall apply to all street and utility installations as well as to the protection of individual lots. Measures shall also be instituted by the developer to prevent or control erosion and sedimentation during the various stages of construction of the subdivision.

B. For all projects, regardless of acreage, the developer shall provide a stand-alone Erosion and Sediment Control Plan Sheet. This plan sheet must describe potential sources of pollution, temporary and permanent non-structural Best Management Practices (BMPs), and temporary and permanent structural BMPs, including but not limited to inlet protection devices, perimeter, and concentrated flow run-off controls, construction exit/entrance controls to prevent track-out and other stormwater pollution concerns. The developer shall also provide Erosion and Sediment Control Plan Sheets and a Storm Water Pollution Prevention Plan (SWPPP) narrative document based on the requirements of the Missouri DNR General Land Disturbance Permit.

Section 410.290 Large-Lot (One Acre And Larger) Residential Subdivisions.

[R.O. 1992 § 455.290; Ord. No. 342 §§ I – II, 11-13-1997]

A. The following is a list of exemptions in this Chapter for large-lot subdivisions; all other requirements of this Chapter must be met:

1. Culs-de-sac shall not be more than eight hundred (800) feet in length.

2. Minor residential streets shall have a minimum improved surface of twenty-four (24) feet, with four (4) foot shoulders, three (3) feet of which are oil and chip and one (1) foot of grass.

a. Curb and gutter are not required; flat bottom open drainage ditches, approved by the City Engineer or City Superintendent, shall be provided;

b. Sidewalks are not required except in situations in which the Board believes public safety demands their installation; and

c. Street lights are not required.

B. If residents of a large-lot subdivision desire to install any of the above improvements, such installation shall be solely at the expense of property owners of said subdivision. The City of Wright City has no responsibility or obligation to provide such improvement or to share in such provision. The developer of a large-lot subdivision shall include language to this effect in recorded restrictions as a condition of record plat approval.

C. If said subdivision desires to dedicate the streets of a large-lot subdivision to the City, then said streets must be a hard surface either asphaltic cement or Portland concrete cement. The Board of Aldermen must approve the dedication.

Section 410.300 Inspection.

[R.O. 1992 § 455.300; Ord. No. 342 §§ I – II, 11-13-1997]

A. Prior to starting any of the work covered by the above plans, and after approval thereof, the developer shall make arrangements to provide for inspection of the work, sufficient in the opinion of the City Engineer and/or City Superintendent, to ensure compliance with the plans and specifications as approved.

B. The City Engineer and/or City Superintendent or their duly authorized representative shall make all necessary inspections of all pavement construction, along with all roadway related storm sewer construction.

C. Twenty-four (24) hours' notice shall be given to the City Engineer's and/or City Superintendent's office regarding any requested inspection.

Section 410.310 Street Lights.

[R.O. 1992 § 455.310; Ord. No. 342 §§ I – II, 11-13-1997]

Street lights shall be provided in all subdivisions, except as stated under large-lot residential subdivisions, Section 410.290. All street lights shall have underground wiring and meet minimum specifications of the electric utility company serving the area of the proposed subdivision. Locations of proposed street lights shall be approved by the City prior to installation. Street lights shall be installed prior to occupancy of structures within the subdivision.

Section 410.320 Completion Of Construction.

[R.O. 1992 § 455.320; Ord. No. 342 §§ I – II, 11-13-1997]

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 record plat by the Board of Aldermen, unless good cause can be shown for the granting of an extension of time by authority of the Planning and Zoning Commission upon recommendation by the City Engineer.

Section 410.330 Maintenance And Supervision.

[R.O. 1992 § 455.330; Ord. No. 342 §§ I – II, 11-13-1997]

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.

Section 410.340 Trust Indentures — Covenants — Deed Restrictions.

[R.O. 1992 § 455.340; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 1108, 4-24-2026]

A. As a part of preliminary plat submittal, all trust indentures/covenants/deed restrictions will be required. These should address the maintenance of common areas, private roads, and other applicable amenities and minimum square footage for structures located within the subdivision.

B. Any recorded trust indentures/covenant/deed restriction establishing a Board of Trustees shall provide for not less than the following representation by purchasers of developed lots among the trustees: one-third (1/3) of the trustees shall be purchasers of developed lots after permits for fifty percent (50%) of the lots have been issued; two-thirds (2/3) of the trustees shall be purchasers of developed lots after permits for ninety-five percent (95%) of the lots have been issued; all of the trustees shall be chosen by purchasers of developed lots after all lots have been sold.

C. Maintenance And General Assessment. For all subdivisions, the trust indentures shall provide for the maintenance of all private streets, common areas, water retention or detention facilities, private street paving, private stormwater facilities, turnaround islands, streetlights, sidewalks, entrance monuments, and any other areas or structures for the common use of the tenants, and to provide restrictions as to lot usage. Where applicable, trust indentures shall provide an equitable means of assessment against each lot within such subdivision or tract for the construction, maintenance, and reconstruction of land or common property, with the exception of lands dedicated to public use, to ensure that the above-described areas and structures shall be maintained in compliance with the ordinances of the City and in such manner that such areas and structures will remain attractive and useful to the owners and tenants of the property within such site, and shall not be injurious to the health, safety and welfare of residents of surrounding areas, or be detrimental to property values of land and improvements within the site or in surrounding areas.

D. Special Assessment For Stormwater Control And Quality. For each subdivision of a site into two (2) or more individual lots, which subdivision was or is to be approved after enactment of this Subdivision Code, the trust indenture shall provide for a separate annual assessment in the sum of at least seventy-five dollars ($75.00) per lot, per year in the same manner as the general assessment. The special annual assessment shall be used exclusively for the purpose of repairing, operating, maintaining and establishing appropriate reserves for repairing, operating and maintaining the stormwater control and water quality facilities and easements, including all underground and above ground facilities, pipes and detention facilities used in connection therewith, and access easements (all referred to herein as "stormwater control facilities and easements"). Said special assessment shall be levied until the earlier of the collection of the sum of ten thousand dollars ($10,000.00) (hereinafter, the "Stormwater Fund"). Thereafter no special assessments shall be levied until the Stormwater Fund falls below the sum of ten thousand dollars ($10,000.00) at which time special assessments will resume until the Stormwater Fund reaches ten thousand dollars ($10,000.00) at which amount it shall be maintained.

E. The trust indenture shall provide:

1. That the conveyance or change of ownership or lease of any part of such site shall be subject to the terms of this Chapter and the trust indenture.

2. That annually, by January fifteenth (15th) of each year, the Board of Trustees shall submit to the City a current list of trustees, with each trustee's name, address, and telephone number.

3. That the Board of Trustees shall notify the City within thirty (30) days of any change in the membership of the Board of Trustees.

4. That no right or power conferred on the trustees by such trust indenture to comply with the provisions of this Chapter may be abrogated.

5. That the trustees or other persons charged with the responsibility for the ownership and control of property within the subdivision are vested with the power to dedicate streets, easements, right-of-way and other property interests to a public body.

6. That the subdivider is prohibited from assessing lot owners for items or matters that are within the required installation of the subdivision.

7. The location of any permanent open space or recreation areas within the subdivision.

Section 410.350 Variances.

[R.O. 1992 § 455.350; Ord. No. 342 §§ I – II, 11-13-1997]

Variances may be granted by the Board of Adjustment where there are demonstrated practical difficulties or unnecessary hardship in compliance with specific provisions of this Chapter, public safety and welfare are secured, and substantial justice done.

Section 410.360 Required Subdivision And Improvement Standards. [1]

[R.O. 1992 § 455.360; Ord. No. 342 §§ I – II, 11-13-1997]

[1] Editor's Note: The Table of Required Subdivision Design and Improvement Standards is set out at the end of this Chapter.

Section 410.370 Required Subdivision Design And Improvement Standards — Guide For Determining Widths And Type Of New Roadways.

[R.O. 1992 § 455.370; Ord. No. 342 §§ I – II, 11-13-1997]

A. When the traffic generated reaches a point that it cannot adequately be handled by a minor street, the following general guidelines will be used in determining the pavement width of the street necessary for handling the traffic:

Type	*Pavement Width	Approximate Average Daily Traffic (Ultimate Development)
Minor Collector	36 feet	2,500
Principal Arterial	48 feet	5,000
Highways and Major Thoroughfares	Refer to Comprehensive Plan	10,000

*	Roadways constructed to Federal requirements may require additional width.

B. The ADTs (average daily traffic) are approximate and the above criteria is intended as a general guideline only. The actual need and widths of collector or arterial type roads will be investigated for each development. Traffic volumes for residential and multi-family developments will generally be based on the number of trips generated per unit. A detailed traffic generation report will normally be required for commercial and industrial development.

C. The need for and location of collector and arterial streets will be determined on the basis of traffic generated by the surrounding developments as well as the development itself. Consideration will also be given to the spacing and continuity of collector and arterial streets. New roadways will be required in accordance with the comprehensive plan.

Section 410.380 Required Development Design And Improvement Standards — Street Standards.

[R.O. 1992 § 455.380; Ord. No. 342 §§ I – II, 11-13-1997; Ord. No. 967, 4-25-2019; Ord. No. 1018, 4-28-2022; Ord. No. 1062, 6-13-2024; Ord. No. 1108, 4-24-2026]

A. The following standards shall apply to all developments:

1. Arterial Streets.

a. Pavement Width (back of curb to back of curb). Refer to Comprehensive Plan.

b. Grades Of Streets. (Maximum) five percent (5%), (minimum) three-fourths percent (0.75%).

c. Radii Of Curvature (on the centerline). Four hundred (400) feet (minimum).

d. Corner Radii (minimum). Thirty-seven (37) feet at back of curb.

e. Sidewalks.

f. Pavement Requirements.

Pavement Type	Layer	Material/ Specification	Thickness (in inches)
Flexible Pavement	Wearing Surface	Type BP-1 Asphaltic Concrete	2
	Asphalt Base	Bituminous Asphaltic Concrete Base	7 1/2
	Sub-Base	Type 5 Aggregate Sub-Base	4
Rigid Pavement	Concrete Slab	Portland Cement Concrete	7
	Sub-Base	Type 5 Aggregate Sub-Base	4

2. Collector Streets.

a. Pavement Width (back of curb to back of curb). Thirty-six (36) feet.

b. Grades Of Streets. (Maximum) eight percent (8%), (minimum) three-fourths percent (0.75%).

c. Radii Of Curvature (on the centerline). Two hundred fifty (250) feet minimum.

d. Corner Radii (minimum). Thirty-seven (37) feet at back of curb.

e. Sidewalks. See Section 410.180(D).

f. Pavement Requirements.

Pavement Type	Layer	Material/ Specification	Thickness (in inches)
Flexible Pavement	Wearing Surface	Type BP-1 Asphaltic Concrete	2
	Asphalt Base	Bituminous Asphaltic Concrete Base	7 1/2
	Sub-Base	Type 5 Aggregate Sub-Base	4
Rigid Pavement	Concrete Slab	Portland Cement Concrete	7
	Sub-Base	Type 5 Aggregate Sub-Base	4

3. Minor And Dead-End Streets.

a. Pavement Width (back of curb to back of curb). Twenty-six (26) feet.

b. Grades Of Streets. (Maximum) ten percent (10%), (minimum) three-fourths percent (0.75%).

c. Radii Of Curvature (on the centerline). One hundred fifty (150) feet minimum.

d. Corner Radii (minimum). Thirty-seven (37) feet at back of curb.

e. Sidewalks. See Section 410.180(D).

f. Temporary Turnaround. All dead-end streets shall terminate in a circular turnaround having a minimum right-of-way diameter of one hundred (100) feet. Turnarounds shall not be required on dead-end streets which are less than two hundred fifty (250) feet in length and are planned to be extended in the future.

g. Pavement Requirements.

Pavement Type	Layer	Material/ Specification	Thickness (in inches)
Flexible Pavement	Wearing Surface	Type BP-1 Asphaltic Concrete	1 1/2
	Asphalt Base	Bituminous Asphaltic Concrete Base	6
	Sub-Base	Type 5 Aggregate Sub-Base	4
Rigid Pavement	Concrete Slab	Portland Cement Concrete	7
	Sub-Base	Type 5 Aggregate Sub-Base	4

4. Cul-De-Sac Streets.

a. Pavement Width (back of curb to back of curb). Twenty-six (26) feet.

b. Grade Of Street. (Maximum) ten percent (10%), (minimum) three-fourths percent (0.75%).

c. Grade Of Cul-De-Sac. (Maximum) two percent (2%), (minimum) three-fourths percent (0.75%).

d. Radii Of Curvature (on the centerline). One hundred fifty (150) feet minimum.

e. Corner Radii (minimum). Thirty-seven (37) feet at the back of curb.

f. Sidewalks. See Section 410.180(D).

g. Radius Of Court (at back of curb). Forty-eight (48) feet minimum.

h. Pavement Requirements.

Pavement Type	Layer	Material/ Specification	Thickness (in inches)
Flexible Pavement	Wearing Surface	Type BP-1 Asphaltic Concrete	1 1/2
	Asphalt Base	Bituminous Asphaltic Concrete Base	6
	Sub-Base	Type 5 Aggregate Sub-Base	4
Rigid Pavement	Concrete Slab	Portland Cement Concrete	7
	Sub-Base	Type 5 Aggregate Sub-Base	4

5. Alleys. Alleys, where platted, shall have a minimum width of twenty (20) feet.

6. Roads Or Streets Providing Access To Development.

a. Sidewalks. For that portion of a development abutting an existing roadway that provides access to the development, a sidewalk shall be installed along the length of the development parallel to such adjacent roadway and tie in to the sidewalks within the development.