[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]
A.
Short Title. This Chapter shall be known and may be cited hereinafter
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 subdivision
and development of land and matters relating thereto within the City
of Wright City in order to promote public safety, health and general
welfare of the community. These regulations are specifically designed
to:
1.
Provide for orderly growth and harmonious development of Wright
City consistent with established policies of the City.
2.
Secure proper arrangement of streets for efficient traffic circulation
through the coordination of existing and planned streets, comprehensive
plan, public facilities and adjoining developed land.
3.
Achieve lots of maximum utility and viability laid out and of
size so as to be in harmony with existing and proposed development
of the area.
4.
Secure adequate provisions for water, drainage, sanitary sewer
facilities based upon City, State and Federal requirements.
5.
Provide open space, recreation areas, school sites and other
public facilities.
C.
Authority. This Chapter is enacted pursuant to the statutory authority
of Sections 89.010 through 89.490, RSMo., as amended.
D.
Interpretation And Conflict With Other Laws. 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 dividing of
existing lots or the addition of improvements not authorized or approved
under previous platting. This Chapter is not intended to repeal, abrogate,
annul or in any way impair or interfere with existing provisions of
other ordinances or regulations, private agreements, or with recorded
restrictive covenants running with the land to which the City of Wright
City is a party. Where this Chapter imposes a greater restriction
upon land than is imposed or required by previous ordinances of the
City of Wright City, the provisions of this Chapter shall prevail.
E.
Administration. The provisions of this Chapter shall be administered
in accordance with Chapter 89, RSMo., as amended, and shall be administered
by the Planning and Zoning Commission, the City Administrator, the
City Planner or Building Official or their delegate, the Mayor and
the Board of Aldermen.
F.
Fees. The fees for the review and re-review of plans and plats and
other sundry costs, including the City's legal expenses, incurred
by the City of Wright City in the platting process shall be paid to
the City Clerk by the developer as follows:
[Ord. No. 973, 7-25-2019]
1.
A two hundred dollar ($200.00) per acre (or portion thereof)
minimum filing fee shall be paid in anticipation of the City's expenses
incurred in reviewing and re-reviewing plans and plats or 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 until the minimum filing fee is paid in full to the City
Clerk.
2.
In the event the minimum filing fee is insufficient to pay all
such expenses incurred by the City in reviewing and re-reviewing plans
and plats or other submission at issue, the City Clerk may document
additional costs incurred by the City and request payment of the same
within thirty (30) days. Processing and all other actions related
to the application shall not proceed until such additional sums are
paid in full.
3.
The fees herein provided shall be in addition to any other fees
imposed by this Chapter or other ordinances.
G.
Exclusion Of Cemeteries. Cemeteries shall not be included in the
definition of "subdivision" and shall not be subject to provisions
of this Chapter.
H.
Conformity With Zoning Code. All plats reviewed under provisions
of this Chapter shall conform to all Zoning Code provisions for the
district in which the proposed plat is to be located. All required
zoning changes shall be made prior to approval of the record plat
by the Board.
I.
Platting Exceptions. The requirements of this Chapter do not apply
to the following types of land subdivision:
1.
The division or subdivision of land into parcels or tracts of
three (3) acres or more in size which does not involve any new public
streets or easements of access, provided no illegal zoning lot is
created.
2.
Recording of a subdivision plat shall not be required in case
of the sale or exchange of parcels of land between owners of adjoining
properties for the purpose of adjustments in boundaries, provided
that: additional lots are not thereby created; that the original lots
are not reduced below the minimum sizes required by this Chapter of
the Zoning Code; and that a survey of the adjustments of boundaries
is recorded with the Recorder of Deeds of Warren County.
3.
The conveyance of parcels of land or interests therein for use
as a right-of-way for railroads or other public utility facilities
or other pipelines which do not involve any new streets or easements
of access.
4.
The conveyance of land for highway or other public purposes
or grants or conveyance relating to the vacation of land impressed
with a public use.
5.
Conveyances made to correct description of prior conveyances.
J.
Non-Platted Developments — Development Performance Guarantee.
All developments will be reviewed for performance guarantee of construction
plans and site plan improvements.
[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.
[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.
To be separated by common property lines or an alley. This
term implies a closer proximity than the term "adjacent."
A place or means of entering and exiting from public right-of-way
to private property.
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.
A use incidental and subordinate to the principal use of
the premises.
Lying near or close to: sometimes, contiguous: neighboring.
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.
Any addition, removal, extension or change in the location
of any exterior wall of a main building or accessory building.
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.
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.
Construction plans revised to show a facility or structure
as actually constructed and as it appears on the tract of land involved.
A definite point of known elevation and location and more
or less permanent character.
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.
A broad, often landscaped thoroughfare.
See "greenbelt or buffer strip."
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.
The proportion of the lot area, expressed as a percent, that
is covered by the maximum horizontal cross-section of a building or
buildings.
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.
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.
The person designated by the Board of Aldermen to administer
all building permits and related construction items.
The name by which the plat is legally and commonly known.
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.
The City of Wright City, Missouri.
The officially elected Board of Aldermen of the City of Wright
City; the term may be abbreviated in this Chapter as the "Board."
The person designated by the Board of Aldermen to sign the
record plat signifying approval by the Board of Aldermen.
An official appointed by the Board of Aldermen as the City
Engineer.
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.
The officially appointed Planning and Zoning Commission of
the City of Wright City; the term may be abbreviated in this Chapter
as the "Commission."
An official appointed by the Board of Aldermen as City Superintendent.
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.
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.
A multiple-family dwelling wherein each unit may be individually
owned.
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.
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.
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.
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.
A legal document which conveys real property.
A form of covenant contained in a deed of conveyance.
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.
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.
A dwelling unit used initially for display purposes which
typifies the type of units that will be constructed in the subdivision.
A right or privilege to use a portion of another property
for a particular purpose.
A professional engineer registered in the State of Missouri.
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.
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.
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.
The slope of a surface specified in percent and shown on
a surface profile plan as required herein.
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.
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.
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.
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.
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.
The total horizontal surface area within the boundaries of
a lot exclusive of any area designated for street purposes.
The mean horizontal distance from the front lot line to the
rear line.
The horizontal distance between side lot lines measured at
the front building line.
The boundary between a lot and the street on which it fronts.
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.
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.
A lot abutting two (2) or more streets at their intersection.
A lot having frontage on two (2) non-intersecting streets,
as distinguished from a corner lot. Also known as a "through lot."
A lot whose side lines do not abut upon any street.
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]
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.
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]
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]
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]
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.
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.
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.
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.
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.
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.
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.
A map or chart of a tract of land or a subdivision of land.
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.
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.
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.
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 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.
Any use which is essentially public, as in services rendered,
although it is under private ownership or control.
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.
The process of changing, or the map or plat which changes,
the boundaries of a recorded subdivision plat or portion thereof.
A restriction on the use of land, normally among private
participants, contained in the deed to the property or otherwise formally
recorded.
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.
The land opened, reserved or dedicated for a street, sewer,
water, walk, drainage course or other public purpose.
The entire improved portion of the street, including shoulder,
parking lanes, travel ways, curbs and gutters, which lies between
the right-of-way lines.
The required distance between every structure and the lot
line on the lot on which it is located.
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]
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
That portion of a roadbed upon which a compacted base course
is to be constructed or a road surface placed.
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.
A surety, title or insurance company approved by the Board of Aldermen to act as surety under Section 410.110 of this Chapter.
A professional land surveyor registered in the State of Missouri.
A permit to occupy a development prior to site improvements
being completed, issued by the Board of Aldermen.
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.
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.
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.
A yard between the rear lot line and the rear line of the
main building and the side lot lines.
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.
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.
[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.
[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.
[R.O. 1992 § 455.060; Ord. No.
342 §§ I – II, 11-13-1997]
A.
Filing Procedures. Three (3) copies of the proposed record plat shall
be submitted in the form required in this Chapter to the City Engineer
and/or City Superintendent together with completed application form
and fees and security agreement required for performance guarantee.
Upon correction, notification and corrections made accordingly, a
record plat prepared as required by Warren County 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 Engineer
and/or City Superintendent shall determine if the submittal is complete
and, if so, transmit same to the Board in adequate time for inclusion
on the agenda for the Board's next meeting. If the application is
not complete, the City Engineer and/or City Superintendent 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 Engineer and/or City Superintendent. The record
plat shall be prepared as required by 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 and North point.
3.
Acreage in plat.
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.
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."
7.
An accurate delineation of any property offered for dedication
to public use.
8.
The line of departure of one (1) street from another.
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.
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.
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.
13.
All survey monuments, together with their description.
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.
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.
17.
A notarized letter shall be submitted to the City showing that
there are no delinquent taxes outstanding.
18.
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.
19.
The developer shall provide the City with proof of a guarantee
of completion for those improvements to be installed after record
plat approval, as approved in the preliminary plat.
20.
A copy of all trust indentures/covenants/deed restrictions to
be recorded must be submitted as a part of the record plat.
21.
Depict flood hazard boundaries as shown on FEMA maps.
22.
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.
C.
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 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.
D.
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
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 Clerk signs the certificate. If the proposed record plat
is disapproved, the City Engineer and/or City Superintendent 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.
E.
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 City Superintendent 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.
[R.O. 1992 § 455.070; Ord. No.
342 §§ I – II, 11-13-1997]
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 qualified land planner, registered professional architect, engineer
or land surveyor. 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 two (2) 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 is 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 should be implemented before grading
begins. No graded area is to remain bare without being seeded and
mulched. Also, when deemed necessary 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.
9.
All low places whether on or off site should be graded to allow
drainage. This can be accomplished with temporary ditches.
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.
[R.O. 1992 § 455.080; Ord. No.
342 §§ I –II, 11-13-1997]
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 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:
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.
[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.
[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.
[R.O. 1992 § 455.105; Ord. No.
568 § I, 2-9-2006]
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) cfs for the fifteen-year, twenty-minute event and developments
with three (3) acres or larger lot sizes 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.
Detention requirements will be at the discretion of the City
Engineer for projects that have a differential runoff of two (2) cfs
to five (5) cfs for the fifteen-year, twenty-minute event. Projects
that have a differential runoff greater than five (5) cfs for the
fifteen-year, twenty-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. Detention requirements for developments located
in two (2) or more major watersheds will be at the discretion of the
City Engineer.
b.
The post-developed peak flow from the development may not exceed
the existing peak flow for the two-year, twenty-four-hour event and
the ten-year, twenty-four-hour event for developments larger than
ten (10) acres. For developments less than ten (10) acres, the post-developed
peak flow from the development may not exceed the existing peak flow
for the two-year, twenty-minute event and the fifteen-year, twenty-minute
event.
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) for developments ten (10) acres
or greater. 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.
For developments less than ten (10) acres, flow rates shall be determined
using the method set forth in Section 50.30.1 "Flow Quantities" of
the St. Charles County Highway Department Design Criteria for the
Preparation of Improvement Plans dated February 2002.
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. Projects that cannot meet this requirement due to physical
constraints will be evaluated on a case-by-case basis.
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) for developments
larger than ten (10) acres the two-year, ten- and one-hundred-year,
twenty-four-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.
The rates of runoff (pre-developed and post-developed) for developments
less than ten (10) acres shall be determined by the Regional Method
for the twenty-minute rainfall intensity. The two-year, fifteen-year
and one-hundred-year, twenty-minute inflow hydrographs shall be determined
as directed in Figure 50-1 of the St. Charles County Highway Department
Design Criteria for the Preparation of Improvement Plans dated February
2002.
3.
For developments larger than ten (10) acres, 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, ten-year and one-hundred-year, twenty-four-hour
events. Note that stormwater pipes, downstream from the control structure,
shall be sized to carry the runoff from the fifteen-year, twenty-minute
design storm for the total tributary upstream watershed. No reduction
in outfall pipe size shall be permitted because of detention.
4.
For development less than ten (10) acres, 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, fifteen-year and one-hundred-year, twenty-minute
events. Note that stormwater pipes, downstream from the control structure,
shall be sized to carry the runoff from the fifteen-year, twenty-minute
design storm for the total tributary upstream watershed. No reduction
in outfall pipe size shall be permitted because of detention.
5.
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.
6.
Detention basin volume will be based on routing the post-developed
two-, ten- and one-hundred-year, twenty-four-hour inflow hydrographs
for developments larger than ten (10) acres or the two-year, fifteen-year
and one-hundred-year, twenty-minute inflow hydrographs for developments
less than ten (10) acres 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).
7.
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 spillway capacity
to pass/contain the one-hundred-year, twenty-four-hour event.
8.
The design engineer must submit the following for review of
a detention facility:
a.
Pre-development and post-development drainage area maps. The
drainage area map along with calculations pre-development and post-development
shall be used to determine the differential runoff for each basing
within the development.
b.
Watershed specific time of concentration for each detention
basin.
c.
Elevation vs. discharge tables of curves for all design frequencies.
d.
Elevation vs. storage tables or curves for all design frequencies.
e.
Inflow calculations and data for all frequencies.
f.
Maximum ponding elevation with the low flow blocked for the
one-hundred-year, twenty-four-hour event, if the development is larger
than ten (10) acres or the one-hundred-year, twenty-minute event,
if the development is less than ten (10) acres.
g.
Hydraulic grade line computations for pipes entering and leaving
the basin for all frequencies.
h.
If the embankment contains fill material, a geotechnical report
may be required.
i.
Site plan showing appropriate design information.
j.
Structural Calculations For The Outlet Control Structures. Structural
calculations shall be provided for cast in place structures. The calculations
shall be certified by a Missouri professional engineer. Shop drawings
shall be provided for precast structures. Shop drawings shall be submitted
to the City Engineer prior to the approval of the stormwater detention
plan.
k.
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.
These sections will be used to compute the as-built volume of the
basin and thus must be tied to a known physical structure or baseline.
9.
All ends of pipes discharging into a dry basin or pond shall
be connected with the low-flow pipe or control structure by means
of a paved swale. The paved swale shall be non-reinforced concrete
six (6) inches thick, with a minimum two percent (2%) slope to the
center and a minimum two-tenths percent (0.2%) longitudinal slope.
Paved swales shall be a minimum of six (6) inches deep and four (4)
inches wide or one and three-tenths (1.3) times the diameter of the
pipe entering the basin, whichever is greater, and be keyed to a structure
or channel. The bottom of the basin shall be sloped a minimum of two
percent (2%) towards the concrete swale.
10.
Railroad tie walls cannot be used where water will be in contact
with the railroad tie wall.
11.
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.
12.
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.
13.
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.
14.
Control structures and overflow structures are to be reinforced
concrete.
15.
The outflow pipe shall be sized for the developed flow rate.
16.
An emergency overflow is required for all detention basins.
The emergency overflow shall pass the one-hundred-year, twenty-four-hour
storm event for developments larger than ten (10) acres or pass the
one-hundred-year, twenty-four-minute storm event for developments
less than ten (10) acres.
17.
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.).
18.
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.
3.
Parking lots used for trucks or truck trailers shall have a
maximum depth of water of twelve (12) inches.
D.
Limits Of Maximum Ponding.
1.
The maximum ponding elevation shall be calculated based on a
routing of the one-hundred-year, twenty-four-hour design storm for
developments greater than ten (10) acres and the one-hundred-year,
twenty-minute design storm for developments less than ten (10) acres.
2.
The limits of maximum ponding in dry basins or ponds and permanent
lakes or ponds shall not be closer than thirty (30) feet horizontally
to any building and not less than two (2) feet vertically below the
lowest sill elevation of any building. Lowest sill building elevations
for lots adjacent to the detention basin shall be provided on the
site improvement plans.
3.
The limits of maximum ponding in parking lots shall not be closer
than ten (10) feet horizontally from any building and not less than
one (1) foot vertically below the lowest sill elevation of any building.
Lowest sill building elevations shall be provided.
4.
A minimum of two (2) feet of freeboard shall be provided from
the top of the basin to the maximum ponding elevation.
E.
Common Ground Required. The detention basin, access roads or paths,
control structure and outfall pipes are to be located in common ground
dedicated to the subdivision trustees.
F.
Maintenance Agreement. The subdivision trust indentures shall provide
for maintenance responsibility, operation, ownership and funding for
the basin(s). Maintenance, operation, ownership and funding for detention
basins on privately owned sites shall be the responsibility of the
owner. The City of Wright City will not be responsible for maintenance,
operation and ownership of the detention basins, access roads or paths,
control structures and outfall pipes.
G.
Detention Basin Elevation. The low elevation of the detention basin
shall be above the fifteen-year, twenty-minute hydraulic elevation
of the receiving channel or pipe system.
H.
Dam Permit Requirements. Dams with a height of thirty-five (35) feet
or greater will require approval from the Missouri Department of Natural
Resources.
[R.O. 1992 § 455.110; Ord. No.
342 §§ I – II, 11-13-1997; Ord. No. 494 § I, 9-9-2004]
A.
General. After approval of the construction plan by the City Engineer
or City Superintendent, the developer must post a financial guarantee
of performance in one (1) or a combination of the following arrangements.
B.
Bonding Or Surety Company. The bond shall be with a surety or title
insurance company authorized to do business in the State of Missouri.
C.
Escrow Agent. The developer shall deposit with the City Clerk, or
an escrow agent mutually agreed upon by the Mayor and the developer
and subject to Board approval and audit, a cash amount, certified
check, irrevocable bank letter of credit, commitment from a lending
institution, certificates of deposit, treasury bills, or other readily
negotiable instruments, the type of which has been approved by the
Board of Aldermen, endorsed to the escrow agent and the face value
of which shall be in an amount approved by the City Engineer or City
Superintendent in his/her estimate of the cost of the improvements
as reflected by the approved construction plan.
D.
Escrow Agreement. For all developers proposing to establish escrows,
the City of Wright City will require its escrow agreement form to
be used.
E.
Amount. The bond or escrow account shall be an amount equal to the
estimated cost for completing construction of the improvements, including
cost escalations over the anticipated construction period and contingencies
as estimated by the developer's engineer, in a detailed estimate of
quantities and list prices verified by the City Engineer and/or City
Superintendent and approved by the Board of Aldermen. Escrow for subdivision
amenities shall be established as follows. A prorated formula of percent
of lots recorded to percent of cost of amenities shall be used up
to the recording of fifty percent (50%) of the subdivision lots. At
this time, the entire cost of the subdivision's amenities shall be
escrowed.
F.
Term, Length And Reduction. The term length in which the bond escrow
account is in force shall be for a period to be specified by the Board
not to exceed two (2) years for the improvement. During the period
the bond or escrow account is in force, the developer may request
inspection of completed improvements by the City Engineer and/or City
Superintendent who will assure that a certain percentage of the improvements
has been completed. The City Engineer or City Superintendent may then
authorize reduction in the bond or escrow in force in an amount equivalent
to the percentage of completed improvements. At no time will the amount
of the bond or escrow account be reduced to less than the cost of
completing said remaining improvements. Upon the City Engineer's and/or
City Superintendent's assurance of the proper completion of all subdivision
improvements, all of the escrowed funds shall be released within thirty
(30) days after the certification of completion and after the Board
of Aldermen has formally accepted the improvements.
G.
Failure To Complete The Construction Of An Improvement. In the event
the developer shall, in any case, fail to complete such work within
the period of time required by the conditions of the guarantee for
the completion of improvements under the jurisdiction of the City,
it shall be the responsibility of the Board to have such work completed.
In order to accomplish this, the Board shall reimburse itself for
the cost and expense thereof by appropriating the cash deposit, certified
check, or irrevocable bank letter of credit, or other negotiable financial
instruments which the developer may have deposited in lieu of a surety
bond, or may take such steps as might be necessary to require performance
by the bonding or surety company, and as included in the written agreement
between the Board and the developer.
[R.O. 1992 § 455.120; Ord. No.
342 §§ I – II, 11-13-1997]
A.
Required. All improvements required by this Chapter shall be inspected
by the developer's engineer, or his/her agent, and certified, in writing,
to the City Engineer or City Superintendent 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 Engineer or Superintendent shall be given written reports of each
final inspection.
B.
Inspection Schedule. It shall be the responsibility of the developer
to notify the City Engineer or City Superintendent when installations
have been inspected and are ready for his/her approval.
C.
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.
D.
Acceptance. Approval of installation and construction of improvements
by the City Engineer and/or City Superintendent 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.
E.
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.
F.
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.
[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.
[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.
[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.
[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]
[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.
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.
[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]
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.
5.
Should the Board of Aldermen determine that the sidewalks required
by this Section are not necessary for public safety or where topographical
or other conditions make their installation and use impractical, an
alternate cash payment as determined by the Board of Aldermen will
be required in lieu of the installation of the required sidewalks.
The cash payments are to be deposited into a special sidewalk fund
for the development or installation of sidewalks in the community.
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.
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-pound "U" channel signposts. Each marker shall consist of an eighteen-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-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-foot
minimum. In the case of a major thoroughfare requiring an improvement
different than a thirty-six-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.
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-foot minimum.
4.
Sidewalks. Sidewalks are required on one (1) side of the street.
Both sides may be required at the discretion of the Board, based on
a recommendation of the Planning and Zoning Commission. 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.
Sidewalks shall be placed within the street right-of-way, one (1)
foot away from the property line. Sidewalks shall be four-inch thick
concrete, except in driveways where it shall be six (6) inches. Driveway
aprons shall not break the sidewalk level. Wheelchair ramps shall
be installed at all street intersections according to Federal regulations.
Sidewalks are not required in industrial areas. Maintenance of sidewalks
shall be the responsibility of the adjacent property owner.
[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%).
[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.
[R.O. 1992 § 455.210; Ord. No.
342 §§ I – II, 11-13-1997]
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 Standard Specifications of the County of St. Charles Highway Department. Refer to Sections 410.360 through 410.380 of this Chapter and Exhibit "C" (Standard Specifications for St. Charles County Highway Department, which is on file in the City offices) for applicable construction standards. Before streets are constructed, soil tests on the subgrade shall be submitted and approved by the City Engineer and/or City Superintendent. In all fill areas in the roadways, soil tests shall be submitted and approved by the City Engineer and/or City Superintendent for every two (2) feet of fill. No traffic will be allowed on new concrete pavement until it has cured for seven (7) days and it reaches 3,500 psi. The streets shall not be approved unless it reaches 4,000 psi.
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 City Engineer shall approve the subgrade
before any base course or surface is placed thereon. The subgrade
shall be so constructed that it will be uniform in density throughout.
The entire width and length will conform to line, grade, and cross-section
shown on the plans or as established by the engineer. If any settling
or washing occurs, or where hauling results in ruts or other objectionable
irregularities, the contractor shall reshape and reroll the subgrade
before the base or surfacing is placed. Tolerance allowed on all lines,
grades and cross-sections shall be plus or minus 0.04 feet.
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 City Engineer or City Superintendent.
F.
Required Joint Details In Concrete Streets. Construction joints shall
be required in all concrete roadways as a normal requirement. St.
Charles County Highway Department standard 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.
[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:
[R.O. 1992 § 455.230; Ord. No.
342 §§ I – II, 11-13-1997; Ord. No. 541 § 1, 7-28-2005]
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 by an engineer. A registered engineer's seal is
required on all drainage plans submitted for approval.
C.
Design Criteria. All stormwater design is to be by the Rational Method,
except that in certain large developments the use of other methods
of analysis such as the unit hydrograph will be considered for stormwater
design.
D.
Detention Requirements. Stormwater detention design shall follow
the Metropolitan St. Louis Sewer District Rules and Regulations and
Engineering Design Requirements for Sanitary Sewage and Stormwater
Drainage Facilities, January 1997.
[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.
[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.
[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.
[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.
[R.O. 1992 § 455.280; Ord. No.
342 §§ I – II, 11-13-1997]
Since 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 to prevent or
control erosion and sedimentation during the various stages of construction
of the subdivision.
[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.
[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.
[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.
[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.
[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.
[R.O. 1992 § 455.340; Ord. No.
342 §§ I – II, 11-13-1997]
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.
[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.
[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.
[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.
[R.O. 1992 § 455.380; Ord. No.
342 §§ I – II, 11-13-1997]
A.
The following standards shall apply to all subdivision streets:
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. One (1) side.
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. One (1) side.
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. One (1) side.
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.
4.
Cul-de-sac streets.
[Ord. No. 967, 4-25-2019]
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. One (1) side.
g.
Radius of court (at back of curb). Forty-eight (48) feet minimum.
[Ord. No. 1018, 4-28-2022]
5.
Alleys. Alleys, where platted, shall have a minimum width of
twenty (20) feet.
