Wright City, MO
Warren County
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Table of Contents
Table of Contents

Section 455.010 General Provisions.

Section 455.020 Rules Applying To The Text.

Section 455.030 Definitions.

Section 455.040 Preliminary Plat Procedures.

Section 455.050 Display House Plan Procedure.

Section 455.060 Record Plat Procedures.

Section 455.070 Grading Plan Process.

Section 455.080 Initial Considerations Improvements.

Section 455.090 Engineering Drawings of Improvements.

Section 455.100 Construction Plan Requirements.

Section 455.105 Storm Water Detention Requirements.

Section 455.110 Improvement Installation or Performance Guarantee.

Section 455.120 Inspection of Improvements.

Section 455.130 Initial Considerations — Design and Development.

Section 455.140 Residential Lot Design Standards.

Section 455.150 Blocks.

Section 455.160 Lot Dimensions, Shapes and Position.

Section 455.170 Non-Residential Subdivision (Commercial and Industrial).

Section 455.180 Right-Of-Way and Utility Easement Requirements.

Section 455.190 Street Grades and Curves.

Section 455.200 Street Name Signs and Street Names.

Section 455.210 Public Street Construction.

Section 455.220 Monuments Required.

Section 455.230 Storm Sewers and Drainage.

Section 455.240 Sanitary Sewers.

Section 455.250 Water Supply.

Section 455.260 Gas, Wire or Cable Utilities.

Section 455.270 Easements.

Section 455.280 Soil Erosion and Sediment Control.

Section 455.290 Large-Lot (One Acre and Larger) Residential Subdivisions.

Section 455.300 Inspection.

Section 455.310 Street Lights.

Section 455.320 Completion of Construction.

Section 455.330 Maintenance and Supervision.

Section 455.340 Trust Indentures — Covenants — Deed Restrictions.

Section 455.350 Variances.

Section 455.360 Required Subdivision and Improvement Standards.

Section 455.370 Required Subdivision Design and Improvement Standards — Guide For Determining Widths and Type of New Roadways.

Section 455.380 Required Subdivision Design and Improvement Standards — Street Standards.

Section 455.010 General Provisions.

[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 that 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:
1. 
A one hundred fifty dollar ($150.00) 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 one hundred fifty dollar ($150.00) 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. Any and all unused portions of the minimum filing fee or additional sums required under this Subsection shall be refunded to the applicant upon request.
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.

Section 455.020 Rules Applying To The Text.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
Rules Of Construction. For the purposes of this Chapter, rules of construction apply to the text, as follows:
1. 
Words used in the present tense include the future tense, and the singular includes the plural, unless the context clearly indicates the contrary.
2. 
The term "shall" is always mandatory and not discretionary; the word "may" or "should" is permissive.
3. 
Words or terms not interpreted or defined by the Chapter shall be used with a meaning of common or standard utilization.

Section 455.030 Definitions.

[Ord. No. 342 §§I — II, 11-13-1997]
Definitions. The following definitions shall apply in interpretation and enforcement of this Chapter, unless otherwise specifically stated.
ABUTS/ABUTTING
To be separated by common property lines or an alley. This term implies a closer proximity than the term "adjacent".
ACCESS
A place or means of entering and exiting from public right-of-way to private property.
ACCESSORY BUILDING OR STRUCTURE
A subordinate building or structure having a use customarily incident to and located on the lot occupied by the main building. A building housing an accessory use is considered an integral part of the main building when it has any part of a wall in common with the main building or is under an extension of the main roof and designed as an integral part of the main building.
ACCESSORY USE
A use incidental and subordinate to the principal use of the premises.
ADJACENT
Lying near or close to: sometimes, contiguous: neighboring.
ALLEY
A minor public or private right-of-way shown on a plat providing secondary vehicular access to the rear or side of a lot, block or parcel of land otherwise abutting a street.
ALTERATION
Any addition, removal, extension or change in the location of any exterior wall of a main building or accessory building.
AREA, GROSS
The entire area within the boundary lines of a territory proposed for a subdivision, including the area to be dedicated for street and alley right-of-way and public use.
AREA, NET
The entire area within the boundary lines of a territory proposed for subdivision, less the area to be dedicated for street and alley right-of-way and public use.
AS-BUILT PLANS
Construction plans revised to show a facility or structure as actually constructed and as it appears on the tract of land involved.
BENCH MARK
A definite point of known elevation and location and more or less permanent character.
BLOCK
An area of land within a subdivision that is entirely bounded by streets, highways or rights-of-way, except alleys or between streets, highways, streams, parks, etc., or any other barrier, or combination thereof, to the continuity of development.
BOULEVARD OR PARKWAY
A broad, often landscaped thoroughfare.
BUFFER STRIP
See "GREENBELT".
BUILDING
Any structure having a roof supported by columns or walls built for the support, shelter or enclosure of persons, animals, chattels or property of any kind, but not including any vehicle, trailer (with or without wheels) nor any movable device, such as furniture, machinery or equipment.
BUILDING COVERAGE
The proportion of the lot area, expressed as a percent, that is covered by the maximum horizontal cross-section of a building or buildings.
BUILDING HEIGHT
The vertical distance from the average ground level abutting a building or structure to the highest point of the roof of a building or highest point of any permanent part of a structure other than a building.
BUILDING LINE OR SETBACK LINE
A line parallel to a street right-of-way line, shore of a lake, edge of a stream, or other property line established on a parcel of land or lot for the purpose of prohibiting construction of a building or structure in the area between such building line and right-of-way, lakeshore, streambank or other property line.
BUILDING OFFICIAL
The person designated by the Board of Aldermen to administer all building permits and related construction items.
CAPTION OR TITLE
The name by which the plat is legally and commonly known.
CERTIFICATE OF OCCUPANCY
Official certification which permits the use of a building in accordance with the approved plans and specifications and which certifies compliance with the provisions of law for the use and occupancy of the building in its several parts together with any special stipulations or conditions of the building permit.
CITY
The City of Wright City, Missouri.
CITY BOARD OF ALDERMEN
The officially elected Board of Aldermen of the City of Wright City; the term may be abbreviated in this Chapter as the "Board".
CITY CLERK
The person designated by the Board of Aldermen to sign the record plat signifying approval by the Board of Aldermen.
CITY ENGINEER
An official appointed by the Board of Aldermen as the City Engineer.
CITY PLANNER
The person designated by the Board of Aldermen to work with the Board of Aldermen, Planning and Zoning Commission and Board of Adjustment on all development related matters.
CITY PLANNING AND ZONING COMMISSION
The officially appointed Planning and Zoning Commission of the City of Wright City; the term may be abbreviated in this Chapter as the "Commission".
CITY SUPERINTENDENT
An official appointed by the Board of Aldermen as City Superintendent.
COMMON LAND
That land set aside for open space or recreational use for the owners of the residential lots in a subdivision, which land is conveyed by the developer to trustees whose trust indenture shall provide that said common land be used for the sole benefit, use and enjoyment of the lot owners present and future. No lot owner shall have the right to convey his/her interest in the common land except as all incident of the ownership of a regularly platted lot.
COMPREHENSIVE PLAN
A comprehensive land use plan made and adopted by the City Planning and Zoning Commission and Board of Aldermen for the City of Wright City which through any combination of test, charts and maps sets forth proposals for general locations for various land uses, streets, parks, schools, public buildings, utilities, and for the physical development of Wright City.
CONDOMINIUM
A multiple-family dwelling wherein each unit may be individually owned.
CONSTRUCTION PLANS (IMPROVEMENT PLANS)
The engineering drawings showing types of materials and construction details for physical structures and facilities, excluding dwelling units to be installed in conjunction with development of a subdivision.
CUL-DE-SAC
A local street with only one (1) outlet and having an appropriate turn- around at the end for the safe and convenient reversal of traffic movement.
CURB LEVEL
The mean level of the curb in front of the lot or, in case of a corner lot, along that abutting street where the mean curb level is the highest.
DEDICATION
Intentional transfer by the developer to the public of ownership of or an interest in land for a public purpose. Dedication may be effected by compliance with Statutes relating to dedication of land, by formal deed of conveyance, or by any other method recognized by the laws of the State of Missouri.
DEED
A legal document which conveys real property.
DEED RESTRICTION
A form of covenant contained in a deed of conveyance.
DEVELOPER
Any person, persons, corporation or government agency undertaking any development as defined in this Chapter. The term "developer" includes such commonly used references as subdivider, owner and proprietor.
DEVELOPMENT
Any subdivision of land as herein defined or any material change in the use or appearance of any parcel of land subject to provisions of this Chapter, or the act of building structures and/or installing site improvements.
DISPLAY HOME
A dwelling unit used initially for display purposes which typifies the type of units that will be constructed in the subdivision.
EASEMENT
A right or privilege to use a portion of another property for a particular purpose.
ENGINEER
A professional engineer registered in the State of Missouri.
ESCROW AGENT
A title company, bank, savings and loan association, trust company, attorney or other person, company or agency approved by the City Board of Aldermen to act as escrow agent under provisions of Section 455.110 of this Chapter.
FLOOD PLAIN
That area of land adjoining the channel of a river, stream, watercourse, lake or similar body of water which will be inundated by a flood which can be expected once every one hundred (100) years for that region, as defined by the U.S. Corp. of Engineers and required by the National Flood Insurance Act.
FRONTAGE
The length of the property abutting on one (1) side of a street measured along the dividing line between the property and the street right-of-way.
GRADE
The slope of a surface specified in percent and shown on a surface profile plan as required herein.
GREENBELT OR BUFFER STRIP
A strip of land located between incompatible land uses which is subject to private use restrictions, or a negative easement, or is dedicated to public use as open space for the purpose of protecting the built environment of a subdivision or to enhance a street right-of-way, or both.
IMPROVEMENT PLANS (CONSTRUCTION PLANS)
The engineering plans showing types of materials and construction details for the physical structures and facilities to be installed both in, or in conjunction with, the proposed subdivision.
IMPROVEMENTS
Any structural material or physical change incident to servicing or furnishing facilities for a subdivision such as, but not limited to, grading, street pavements, curb and gutter, driveway approaches, sidewalks and pedestrian ways, water mains and lines, sanitary sewers, storm sewers, culverts, bridges, utilities, lakes, waterways, canals, permanent street monuments, and other appurtenant construction; demolition of structures; planting and landscaping; or removal of trees and other vegetative cover.
INDUSTRIAL SUBDIVISION
A subdivision and development of land, as defined in this Chapter, in which the land is to be used for medium or light manufacturing plants, trucking and/or railroad facilities, warehousing, industrial research and similar activities.
LOT
A measured portion of a tract of land, described and fixed in a recorded plat or in a plat proposed to be recorded, considered and intended as a unit for transfer of ownership or for development.
LOT AREA
The total horizontal surface area within the boundaries of a lot exclusive of any area designated for street purposes.
LOT, CORNER
A lot abutting two (2) or more streets at their intersection.
LOT, DOUBLE FRONTAGE
A lot having frontage on two (2) non-intersecting streets, as distinguished from a corner lot. Also known as a "through lot".
LOT, INTERIOR
A lot whose side lines do not abut upon any street.
LOT DEPTH
The mean horizontal distance from the front lot line to the rear line.
LOT LINE, FRONT
The boundary between a lot and the street on which it fronts.
LOT LINE, REAR
The boundary line or lines opposite and most distant from the front street line: except that in the case of uncertainty the Building Inspector shall determine the rear line.
LOT LINE, SIDE
Any lot boundary line not a front or rear line thereof; a side line may be a party lot line, a line bordering on an alley or place, or a side street line.
LOT LINE WIDTH
The horizontal distance between side lot lines measured at the front building line.
MATERIAL CHANGE
Includes, but is not limited to, any commencement of mining, excavation, grading or land clearance; deposit of refuse, waste or fill on land not already used for that purpose or permitted to be used for that purpose by the Zoning Code; or which extends the height of any existing deposit above the level of land adjoining the site; alteration of a shore bank, or flood plain of a river, stream or any lake, natural or artificial.
MOBILE HOME (MANUFACTURED HOME)
A detached single-family dwelling unit, in an approved mobile home park, with all of the following characteristics:
1. 
Designed for long-term occupancy, containing sleeping accommodations, a flush toilet, a tub or shower bath, and kitchen facilities, with plumbing and electrical connections provided for attachment to outside systems;
2. 
Designed to be transported after fabrication on its own wheels or on a flatbed;
3. 
Delivered to a site where it is to be occupied as a complete dwelling, including major appliances and furniture and ready for occupancy except for minor and incidental unpacking and assembly operations, location on foundation supports, connection to utilities, etc.;
4. 
Designed to have a permanent foundation; and
5. 
Manufactured according to H.U.D. regulations.
MODULAR HOME
A self-contained unit transported in one (1) or more sections to a site with a permanent foundation; built to City's current BOCA Code specifications.
NEGATIVE EASEMENT
A grant by the developer to the public, a corporation or person for use of a recorded strip of land for open space or other non-developed purposes.
NON-ACCESS RESERVATION
A parcel or tract of subdivision land withheld from development and subject to private use and access restrictions for the purpose of protecting the environment of a subdivision, or to enhance a street right-of-way or to improve traffic flow on a principal street.
OFF-SITE
Any premises not located within the area of the property to be subdivided or developed, whether or not in the same ownership of the applicant for subdivision approval or a building permit.
OPEN SPACE
Land dedicated or reserved for use by the general public or for use by residents of the subdivision, or land held out of development and retained in its natural conditions, with or without public access. Open space includes but is not limited to parks, parkways, playgrounds, school sites, wildlife or plant life preserves and nature study areas.
PARCEL OR TRACT
A continuous area or acreage of land which can be divided or subdivided as provided for in the State of Missouri and by this Chapter.
PEDESTRIAN WAY
A separate right-of-way dedicated to or reserved for public use by pedestrians which crosses blocks or other tracts of land to facilitate pedestrian access to adjacent streets and properties.
PLANNED UNIT DEVELOPMENT
An area with a minimum continuous coverage of five (5) acres which is to be developed as a single entity according to a plan and which is to contain one (1) or more residential, commercial, industrial or other land uses; along with associated uses primarily for the benefit of the Planned Unit Development, a PUD may be planned, developed and regulated as a single land use unit.
PLAT
A map or chart of a tract of land or a subdivision of land.
PLAT, PRELIMINARY
The map(s), drawing(s) and/or chart(s) on which a developer's plan of subdivision and existing conditions are presented to the Planning and Zoning Commission which will submit its findings as to approval, conditional approval or disapproval to the Board of Aldermen and shall include the reasons for such action as part of their permanent record.
PLAT, RECORD
A plat depicting a subdivision previously granted preliminary approval by the Planning and Zoning Commission, designated information set forth in this Chapter designating exact survey location of lots or parcels, as well as bearing the seal of a professional engineer or surveyor registered in the State of Missouri.
PRIVATE STREET OR ROADWAY
Property in either platted or unplatted areas which has been approved under the terms of this Chapter used and open for private and public vehicular traffic but not dedicated, owned or maintained by the City of Wright City.
PUBLIC IMPROVEMENT
Any facility for which the local government or utility may ultimately assume the responsibility for maintenance and operation, or which may affect an improvement for which local government or utilities responsibility is established.
PUBLIC USE
Public parks, playgrounds, recreational areas, designated scenic or historic sites; school sites or sites for other public buildings; and other areas dedicated to public use or enjoyment.
PUBLIC USE, QUASI
Any use which is essentially public, as in services rendered, although it is under private ownership or control.
PUBLIC UTILITY
A business or service having an appropriate franchise from the City/State and engaged in regularly supplying the public with some commodity or service which is of public consequence and need, such as electricity, gas, water, etc.
REPLAT
The process of changing, or the map or plat which changes, the boundaries of a recorded subdivision plat or portion thereof.
RESTRICTIVE COVENANT
A restriction on the use of land, normally among private participants, contained in the deed to the property or otherwise formally recorded.
REVERSE FRONTAGE
When a subdivision lot occurs between two (2) non-intersecting streets, one (1) of which is a parkway, thoroughfare or collector and the other is a minor residential street, the lot will front on the minor residential street and a non-access reservation will be provided buffering the rear of the lot from the traffic artery.
RIGHT-OF-WAY
The land opened, reserved or dedicated for a street, sewer, water, walk, drainage course or other public purpose.
ROADBED
The entire improved portion of the street, including shoulder, parking lanes, travel ways, curbs and gutters, which lies between the right-of-way lines.
SETBACK
The required distance between every structure and the lot line on the lot on which it is located.
SIDEWALK
A structure, including necessary guardrails and steps, placed within the right-of-way of existing streets or connecting buildings, parking lots, public use area or other facilities having access to the street right-of-way for the purpose of providing safe pedestrian movement.
STREET
A general term denoting a public or private thoroughfare which affords the principal means of access to abutting property. The term includes all facilities which normally are found within the right-of-way; it shall also include such other designations as highway, thoroughfare, parkway, thoroughway, road, pike, avenue, boulevard, lane, place or court or other such terms but shall not include alley or pedestrian way.
STREETS, ACCESS
A private thoroughfare or driveway which affords a means of access to parking areas and bays and to abutting buildings and is less than four hundred (400) feet in length.
STREETS, ARTERIAL
Arterials are facilities designed to collect and distribute traffic in a manner similar to the primary arterial, except that the traffic generators served are of smaller nature than those serviced by primary arterials. Secondary arterials provide service to specific traffic destinations and easy movement from one (1) neighborhood area to another within the same part of the metropolitan area. Minor arterial streets, like principal arterials, should not provide direct access to residential lots and should have the same standards as principal arterials regarding access to commercial developments. Minimum rights-of-way should be eighty (80) feet and a minimum pavement width of forty-four (44) feet.
STREETS, COLLECTOR
Collector streets gather traffic from local streets and carry it to arterial streets where such traffic can then proceed to its destination. Collectors should be planned in such a manner that they clearly provide a "collector" service for a neighborhood or development unit but inhibit through traffic movement between neighborhoods or adjacent development units. Minimum rights-of-way should be sixty (60) feet and pavement width should be thirty-six (36) feet.
STREETS, FREEWAY
Freeways are divided, limited access facilities which have full control of access and have no traffic crossings or intersections at grade. Designed solely for the purpose of moving high speed traffic, the freeway is not intended to provide access or service to abutting properties. Rights-of-way vary in width but generally are greater than two hundred (200) feet. Pavement widths should be at least forty-eight (48) feet (four (4) twelve (12) foot lanes) or greater with access limited to intervals established by the Highway Department. Median widths must be approved by State Highway Department.
STREETS, INDUSTRIAL
Industrial streets are intended to serve industrial properties and carry heavy volumes of truck traffic. Minimum right-of-way should be sixty (60) feet and minimum pavement width should be thirty-six (36) feet to allow two (2) moving lanes of eighteen (18) feet width.
STREETS, MINOR RESIDENTIAL
Minor residential streets are intended to serve individual properties which abut the street. They should be designed for low speed circulation within the immediate neighborhood and to discourage through traffic by intersecting with arterial streets only when absolutely necessary. Minimum rights-of-way should be fifty (50) feet while minimum pavement width should not be less than twenty-six (26) feet or twenty-four (24) feet in the case of large lot residential streets. Additional rights-of-way and pavement widths may be necessary for local residential streets in the vicinity of schools, churches or other higher volume traffic generating area.
STREETS, PARKWAY
Parkways are a special form of transportation facility performing the dual function of aesthetics and movement of traffic. In addition, parkways, while considered to be scenic drives or urban greenbelts, also experience traffic volumes similar to those of primary and secondary arterials, and as a matter of necessity should prohibit direct access to adjacent residential lots. The alignment of parkways should correlate with that of natural watercourses in an effort to preserve efficient natural storm water drainage and aid in prevention of potential flooding problems. It is recommended that the minimum right-of-way for parkways be one hundred (100) feet in width. Parkways where bicycle paths and jogging trails are included require one hundred twenty (120) feet right-of-way or more. A minimum pavement width of twenty-eight (28) feet from back of curbs should be provided for each pavement section so as to provide two (2) moving traffic lanes in each direction.
STREETS, PRINCIPAL ARTERIAL
Are the major traffic facilities in urban areas. They are intended to move traffic through the Wright City planning area with a minimum amount of delay. Minimum rights-of-way should be one hundred (100) feet and minimum pavement width should be forty-eight (48) or sixty-four (64) feet (when constructed with a sixteen (16) foot center median). Because principal arterials are designed to move traffic, they should provide no driveway access to adjacent residential land uses. Residential lots should back or site onto arterial streets. Commercial land uses may be provided access to arterial streets, but only when access to local or collector streets cannot be obtained. Additional access standards for principal arterial streets provide for a maximum of seven (7) street cuts per mile at a minimum interval of five hundred (500) feet.
STRUCTURE
Any object or assembly of materials constructed or installed on, above or below the surface of a parcel and includes but is not limited to any combination of materials, whether portable or fixed, having a roof, to form a building for occupancy by persons, animals or property; anything attached to a building; any pole, pipeline or other part of a distribution system whether located on, above or below the surface of a parcel. A structure is any improvement as defined in this Chapter, other than a material change as defined in this Chapter.
SUBDIVISION
The partitioning of a parcel or tract of land by an owner or developer into two (2) or more lots of any size for the purpose of sale, lease or development, whether immediate or future; included are all changes in street lines, dedication or platting of streets, and changes in lot lines.
SUBGRADE
That portion of a roadbed upon which a compacted base course is to be constructed or a road surface placed.
SURVEYOR
A professional land surveyor registered in the State of Missouri.
SURETY BOND
A bond approved by the Board of Aldermen posted with a surety company, as defined in this Chapter, to guarantee a developer's performance of subdivision improvements in accordance with Section 455.110 of this Chapter.
SURETY COMPANY
A surety, title or insurance company approved by the Board of Aldermen to act as surety under Section 455.110 of this Chapter.
TEMPORARY OCCUPANCY
A permit to occupy a development prior to site improvements being completed, issued by the Board of Aldermen.
TRANSITION
A strip of land located between incompatible land uses which is subject to private use restrictions, or a negative easement, or is dedicated to public use as open space for the purpose of protecting the environment of a development or to enhance a street right-of-way, or both.
YARD
An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided. In measuring a yard for the purpose of determining the width of a side yard, the depth of a front yard or the depth of a rear yard, the least horizontal distance between the lot line and the building shall be used. Where lots abut a street, all yards abutting said street shall be measured from the street right-of-way.
YARD, FRONT
A yard across the full width of the lot extending from the front line of the main building to the front line of the lot.
YARD, SIDE
A yard between the main building and the adjacent side line of the lot and extending entirely from a front yard to the rear yard.
YARD, REAR
A yard between the rear lot line and the rear line of the main building and the side lot lines.
ZERO LOT LINE DWELLING UNIT
A development approach in which a freestanding building is sited on one (1) or more lot lines with no yard on the zero lot line side in order to increase the amount of usable open space on the remaining area of the lot. Zero lot line dwellings are designed with no windows facing the zero lot line side and are internally oriented to an enclosed, private courtyard or patio. Typically the zero lot line unit is a one (1) story, L-shaped single-family house designed as a two (2), three (3) or four (4) bedroom unit on lots eighty (80) to one hundred (100) feet deep by forty (40), fifty (50) or sixty (60) feet wide, at density of five (5) to seven (7) families per gross acre. The zero lot line unit is usually designed in group or cluster arrangements and the land saved from conventional size house lots are used as common open space for recreation or to preserve natural features of the site.

Section 455.040 Preliminary Plat Procedures.

[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 (1) year period may be extended by the Commission if the developer has applied in writing for such an extension and the Commission determines a longer period should be granted due to unusual circumstances. If an extension is not granted, the preliminary plat approval is null and void. If no record plat of a subdivision for which preliminary approval has been given is approved within said one (1) year period, or such longer period as the Commission may allow, a resubmission and review by the Planning and Zoning Commission may be required upon determination by the Commission. After approval of the preliminary plat, the developer may proceed with the detailed construction plan required for all facilities and utilities to be provided and may submit the proposed record plat to the Board of Aldermen for approval.

Section 455.050 Display House Plan Procedure.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
Purpose. The purpose of this Section is to provide a procedure whereby the construction of display homes can begin prior to the recording of the record subdivision plat.
B. 
Procedure. If a developer intends to build display homes, he/she shall, as part of the preliminary plat of a proposed subdivision, locate each display home accurately in relation to the other proposed lots. There may be one (1) display home for every twenty (20) homes proposed, but the total is not to exceed five (5) display homes. The script of said display home procedure shall contain terms and conditions as required by the Commission including, but not limited to, the following:
1. 
Upon Commission approval of the preliminary plat, the display home plan shall become an integral part of the record plat which established that each display home is on an approved lot; and
2. 
No part of the proposed subdivision may be conveyed, nor a building permit issued for any structure therein, until the display home or homes have been located on an approved lot.
C. 
Condominium Display. The City's policy will be to follow the same procedure as used for individually built display homes.

Section 455.060 Record Plat Procedures.

[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 reproducible original (Mylar) and a reproducible mylar (Sepia) 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 on tracing cloth, or similar quality material, with maximum size of twenty-three and one-half (23½) inches by thirty-four and one-half (34½) inches, or those dimensions required by the 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 (1 inch = 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 455.110, 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 (1) year period, the Board shall formally request the developer to explain extenuating circumstances preventing recording of the plat. The Board shall then determine whether provision of an extension would serve the best interests of the City of Wright City. If these findings are negative, then the Board shall formally revoke final approval of the plat and shall so notify the developer and the Warren County Recorder of Deeds.
If the construction plan is approved and the plat officially recorded within said time periods, the developer must diligently proceed with the proposed construction (applying for construction and building permits, installing streets, utilities, etc.) within one (1) year of recording the plat. The City shall have authority to complete all escrow items.
Once the developer has received record plat approval, it shall be the developer's responsibility to maintain at their sales office:
1. 
Description of the developer's/subdivision trustees responsibilities for common ground within the subdivision.
2. 
A copy of their approved record plat indicating the nature of all adjacent zoning as of date of approval.
3. 
A copy of all indentures, restrictions and covenants be available also.
4. 
Developers shall be required to post notice, at the sales office, that these items are available for review.

Section 455.070 Grading Plan Process.

[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 (5) 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 (1) year period may be extended by the City Engineer and/or City Superintendent if the developer has applied in writing for such an extension and the City Engineer and/or City Superintendent determines a longer period should be granted due to unusual circumstances. If an extension is not granted, the grading plan approval is null and void. After approval of the grading plan, the developer may proceed with the grading operations upon the final direction of the City Engineer and/or City Superintendent and under the inspection of the Building and/or Public Works Department.
E. 
Improvement Installation or Performance Guarantee. After approval of the grading plans by the City, the owner/developer must post a financial guarantee of performance as required by Section 455.110 of this Chapter. The following items, if they apply, shall be included in the financial guarantee:
1. 
Grading.
2. 
Siltation control.
3. 
Temporary storm drainage.
4. 
Seeding and mulching.

Section 455.080 Initial Considerations Improvements.

[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 455.100, Subsections (A — J).
C. 
Approval Of Construction Plan. Prior to both recording of the record plat and sale of any lot in the plat, the City Engineer and/or City Superintendent must review and approve the construction plans; after such approval, the City Engineer and/or City Superintendent shall issue an appropriate letter certifying approval and construction permits.
D. 
Construction Schedule. The developer shall submit to the City Engineer and/or City Superintendent and to all approving agencies and to public utility companies that will service the subdivision, prior to approval of the construction plan, a general schedule of the timing and sequence for construction of all required improvements at a preconstruction meeting.
E. 
Timing Of Improvements. No grading, removal of trees or other vegetation, land filling, construction of improvements, or other material change except for the purpose of aiding in review of the record plat shall commence on the subject property until the developer has:
1. 
Received letter of approval of grading plan and removal of trees or other vegetation; and
2. 
Obtained necessary approvals and permits from other affected municipal, County or State agencies.
F. 
Staging. Where a subdivision is to be developed in stages, the provisions of this Chapter shall apply to each stage. However, improvements and financial guarantees may be required to extend beyond the boundaries of a subdivision stage if such extension is necessary to ensure the relative self sufficiency of the stage pending completion of the entire subdivision. Such extensions, schedules and similar arrangements shall be set forth in an agreement between the developer and the Board prior to approval of the record plat.

Section 455.090 Engineering Drawings of Improvements.

[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 or construction. It shall be the responsibility of the developer to notify the City Engineer and/or City Superintendent of any changes from the approved drawings. The developer may be required to correct the installed improvement so as to conform to the approved engineering drawings.
C. 
As-Built Drawings. The developer shall submit to the City Engineer a reproducible copy of "as-built" engineering drawings and three (3) sets of prints of each of the required improvements that have been completed. Each set of drawings shall be certified by the developer's engineer. This provision does not apply to improvements made under jurisdiction of other public agencies.

Section 455.100 Construction Plan Requirements.

[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 (1 inch = 10 feet) through (1 inch = 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 (23½) inch by thirty-four and one-half (34½) 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 (1 inch = 100 feet) horizontal and one (1) inch equals ten (10) feet (1 inch = 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 (10th) 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 by a fine of not less than ten dollars ($10.00) and not more than five hundred dollars ($500.00) for each and every day such violation continues, or by both such fine and imprisonment in the discretion of the court. Any such person who, having been served with an order to remove any such violation, shall fail to comply with such order within ten (10) days after such service or shall continue to violate any provision of this Chapter in the respect named in such order shall also be subject to a civil penalty of two hundred fifty dollars ($250.00).
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:
City of Wright City
203 E. N. Second Street
P.O. Box 436
Wright City, MO 63390-0436
K. 
Completion Of Construction. The construction of all subdivision improvements shall be completed within two (2) years of the City Engineer's and/or City Superintendent's approval of the construction plans. Where the improvements have not been completed within the specified time, new construction plans will be required to be submitted. Time extensions may be granted by the Building Official for those developments showing good cause as to why the improvements have not been completed.

Section 455.105 Storm Water Detention Requirements.

[Ord. No. 568 §I, 2-9-2006]
A. 
Storm Water Detention.
1. 
The requirement of storm water 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 15-year, 20-minute event and developments with three (3) acres or larger lot sizes shall be exempt from detention requirements unless there are known storm water problems or special conditions downstream from a project.
3. 
If there are known storm water 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 15-year, twenty (20) minute event. Projects that have a differential runoff greater than five (5) cfs for the 15-year, 20-minute shall be required to provide detention per the following requirements.
a. 
For developments located entirely within one (1) watershed the storm water 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 2-year, 24-hour event and the 10-year, 24-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 2-year, 20-minute event and the 15-year, 20-minute event.
The Engineer, at his/her discretion, can create stricter detention standards for watershed that are known to have storm water 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 storm water 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 2-year, 10-year and 100-year, 24-hour inflow hydrographs shall be determined by using Technical Release 55 (TR-55), "Urban Hydrology for Small Watersheds" from the Natural Resources Conservation Service, formerly Soil Conservation Service (SCS). The inflow hydrograph shall be developed based on the actual flow and timing characteristics upstream of the detention facility. The rainfall distributed shall be Type II.
2. 
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 20-minute rainfall intensity. The 2-year, 15-year and 100-year, 20-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, storm water 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 2-year, 10-year and 100-year, 24-hour events. Note that storm water pipes, downstream from the control structure, shall be sized to carry the runoff from the 15-year, 20-minute design storm for the total tributary upstream watershed. No reduction in outfall pipe size shall be permitted because of detention.
4. 
For development less than ten (10) acres, storm water 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 2-year, 15-year and 100-year, 20-minute events. Note that storm water pipes, downstream from the control structure, shall be sized to carry the runoff from the 15-year, 20-minute design storm for the total tributary upstream watershed. No reduction in outfall pipe size shall be permitted because of detention.
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 storm water 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 2-year, 10-year and 100-year, 24-hour inflow hydrographs for developments larger than ten (10) acres or the 2-year, 15-year and 100-year, 20-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 100-year, 24-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 100-year, 24-hour event, if the development is larger than ten (10) acres or the 100-year, 20-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 storm water 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 100-year, 24-hour storm event for developments larger than ten (10) acres or pass the 100-year, 20-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 100-year, 24-hour design storm for developments greater than ten (10) acres and the 100-year, 20-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 15-year, 20-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.

Section 455.110 Improvement Installation or Performance Guarantee.

[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.

Section 455.120 Inspection of Improvements.

[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.

Section 455.130 Initial Considerations — Design and Development.

[Ord. No. 342 §§I — II, 11-13-1997]
In the Board of Aldermen's consideration of applications for plat approval, the standards set forth in this Chapter shall be considered minimum requirements.

Section 455.140 Residential Lot Design Standards.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
The following standards are regarded as guidelines for desirable development. The size, shape and orientation of lots shall be designed to provide desirable building sites and logically related to topography, natural features, streets and adjacent land uses. Due regard shall be given to natural features such as large trees; unusual rock formations; watercourses; and sites which have historical significance, scenic views and similar assets, the preservation of which would add attractiveness and value to the subdivision. The following minimum standards are set forth as guides to these goals:
1. 
Where additional widening strips are dedicated on existing streets, calculations of the area of a lot should not include the dedicated strips in determining the gross area of the lot. Dedicated widening strips shall be required for all proposed subdivisions which front along a county road. The area of all lots must be calculated exclusive of the street right-of-ways.
2. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, soil conditions, steepness of terrain, flood conditions, or other adverse natural physical conditions, the Commission may, after adequate investigation, withhold approval of such lots until engineering studies are presented to the Commission which establish that the method proposed to meet any such condition is adequate to avoid significant danger to health, life or property.
3. 
Alleys are undesirable except where alleys of adjoining subdivisions would be closed off from access by the failure to provide alleys in new subdivisions.
4. 
Sections 455.360 — 455.380 summarizes the design standards and improvements to be observed in subdivision development.

Section 455.150 Blocks.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
Blocks shall be designed so as to provide good circulation of traffic.
1. 
Lengths. Refer to Section 455.360.
2. 
Width. Blocks shall be wide enough to allow two (2) tiers of lots with sufficient depth to provide an adequate building site on each lot, except as consistent with street design standards as set forth.

Section 455.160 Lot Dimensions, Shapes and Position.

[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.

Section 455.170 Non-Residential Subdivision (Commercial and Industrial).

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
In addition to the standards of this regulation, which are appropriate to the platting of all subdivisions, the subdivider shall demonstrate to the satisfaction of the Commission that the street, parcel and block pattern proposed is specifically adapted to the uses anticipated. The following standards shall, therefore, be observed:
1. 
Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
2. 
Street right-of-way and pavement shall be adequate to accommodate the type of volume of traffic anticipated.
3. 
Block length. Refer to Section 455.360.
4. 
Every effort shall be made to protect adjacent residential area from the proposed non-residential subdivision, including the provision of extra depth in parcels adjacent to an existing or potential residential development, and provision for a permanently landscaped buffer strip where indicated by the Planning Commission.
5. 
Streets carrying non-residential traffic, especially truck traffic, shall not be extended to the boundaries of adjacent residential areas and not be connected to streets intended for predominantly residential traffic.

Section 455.180 Right-Of-Way and Utility Easement Requirements.

[Ord. No. 342 §§I — II, 11-13-1997; Ord. No. 530 §I, 5-26-2005]
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 case 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.
2. 
Collector streets. Refer to Sections 455.360 — 455.380.
3. 
Minor stub and cul-de-sac streets. Fifty (50) feet. All cul-de-sac and stub streets shall have a turnaround radius of fifty-two (52) feet.* The Planning 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 two hundred fifty (250) feet in length and are planned to be extended in the future. All stub streets in excess of two hundred fifty (250) feet in length must provide a temporary turnaround with three (3) standard specification, "Manual on Uniform Traffic Control Devices",* end of roadway markers mounted on two (2) pound "U" channel signposts. Each marker shall consist of an eighteen (18) inch diamond reflectorized red panel. The bottom of each panel shall be mounted a minimum of four (4) feet above the elevation of the permanent surface and installed at terminus of pavement. Refer to Sections 455.360 — 455.380 for general street standards.
4. 
Utility easements. Utility easements where required shall be at least ten (10) feet wide (five (5) feet on each side of the lot line) along rear, front and side lot lines. Easements of adequate width shall be provided for open drainage channels, where required. Easements five (5) feet in width may be allowed for underground cable installations. Telephone and electric power lines shall be located underground, except in subdivisions where all of the lots are twenty thousand (20,000) square feet or larger in size, and then the developer will have the option of underground or overhead utility lines.
5. 
Utility/roadway easements. A minimum of ten (10) foot utility/roadway easement shall be required adjacent to all City, County and State right-of-way. Such utility/roadway easements shall also include working space to work on such utility and/or roadway.
* Note: In subdivisions with no through streets, a fifty-five (55) foot pavement radius and a sixty-seven (67) foot right-of-way radius will be required on at least one (1) cul-de-sac in order to facilitate school bus circulation. For individual cul-de-sacs the (55) foot pavement radius and sixty-seven (67) foot right-of-way radius shall only be required if the cul-de-sac exceeds one thousand three hundred (1,300) feet in length.
C. 
Minimum Pavement Widths.
1. 
Highways, major thoroughfares and collector streets. Thirty-six (36) foot minimum. In the case of a major thoroughfare requiring an improvement different than a thirty-six (36) foot pavement, the matter of financial and other arrangements for installing wide pavements at the time shall be taken up by the developer with the officials having jurisdiction.
2. 
Minor, stub and cul-de-sac streets. Twenty-six (26) feet minimum. Refer to Sections 455.360 — 455.380. The pavement of a turning circle at the end of cul-de-sac street shall have a minimum outside diameter of eighty (80) feet.
A "T" or "Y" shaped paved space, when approved by the Planning Commission in place of a turning circle, shall extend entirely across the width of the street right-of-way, except for sidewalk space, and shall be at least ten (10) feet wide with the flared portion rounded by a minimum radii of twenty (20) feet.
3. 
Alleys and service drives. Eighteen (18) feet 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 (4) 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.

Section 455.190 Street Grades and Curves.

[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 (.75%).

Section 455.200 Street Name Signs and Street Names.

[Ord. No. 342 §§I — II, 11-13-1997; Ord. No. 579 §I, 4-13-2006]
A. 
Street signs and stop signs are to be erected within sixty (60) days after concrete streets are completed. If signs are not erected within said sixty (60) days, no more than four (4) display home building permits will be issued until signs are erected.
B. 
Street name signs shall be erected by the subdivider/developer at all intersections and be four (4) inch extruded aluminum, galvanized U-post to be three (3) pound per foot and twelve (12) feet long, with white letter on green backing placed above the stop sign.
C. 
Stop signs, yield signs, etc., non-illuminated, non-electric, reflectorized shall be standard twenty-four (24) inch engineer grade reflective aluminum, galvanized U-post to be three (3) pound per foot and twelve (12) feet long and the bottom edge thereof to be eight (8) foot above ground
D. 
Whenever a new street is constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing one.
E. 
Whenever a cul-de-sac street serves not more than three (3) lots, the name of the intersecting street shall apply to the cul-de-sac.
F. 
To avoid duplication and confusion, the proposed names of all streets shall be approved by the Warren County Central Dispatch prior to preliminary plat approval and such names being assigned or used.

Section 455.210 Public Street Construction.

[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 455.360 — 455.380 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 3500 psi. The streets shall not be approved unless it reaches 4000 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.

Section 455.220 Monuments Required.

[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 (½) inch in diameter and three (3) feet long driven into the earth, or spikes not less than six (6) inches long driven into the pavement, or of something equal. Such monuments shall be installed by the subdivider as soon as reasonably possible. The location of such monuments shall be indicated on the final plat and shall be placed in accordance with the following requirements:
1. 
Street points. Monuments shall be set at the intersection of all streets and the beginning and end of all curves along street centerlines.
2. 
Curb marks. Curbs shall be permanently marked at the beginning and end of all curves and at the prolongation of all lot sidelines.

Section 455.230 Storm Sewers and Drainage.

[Ord. No. 342 §§I — II, 11-13-1997; Ord. No. 541 §I, 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 storm water drainage system shall be separate and independent of the sanitary sewer system. The plans and specifications for the disposing of storm water shall be approved by the City Engineer.
B. 
All construction details and specifications pertaining to storm water drainage shall be by an engineer. A registered engineer's seal is required on all drainage plans submitted for approval.
C. 
Design Criteria. All storm water 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 storm water design.
D. 
Detention Requirements. Storm water 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.

Section 455.240 Sanitary Sewers.

[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 (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 Commission may modify lot area requirements in relation to soil conditions and other pertinent facts and findings in any particular subdivision. All such individual devices and systems shall be constructed and maintained in accordance with the regulations and requirements of the Missouri Department of Natural Resources. In no case shall there exist on lots of less than three (3) acres in an area both individual water systems and individual sanitary sewage disposal systems.
4. 
In no case shall there exist on lots of less than five (5) acres in area individual water systems and sanitary sewage disposal systems.

Section 455.250 Water Supply.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
Where a public water supply main is reasonably accessible, in the opinion of the City, the subdivision shall be provided with a complete water distribution system adequate to serve the area being platted, including a connection for each lot and appropriately spaced fire hydrants. In no case shall there exist on lots one (1) to three (3) acres in area both individual water systems and individual sanitary sewage disposal systems. The water system shall be designed and approved by the City of Wright City.
B. 
In no case shall there exist on lots of less than five (5) acres in area individual water systems and sanitary sewage disposal systems.

Section 455.260 Gas, Wire or Cable Utilities.

[Ord. No. 342 §§I — II, 11-13-1997]
All lines for telephone, electrical, television and other services distributed by wire or cable shall be placed underground throughout a subdivision. Overhead lines may be permitted upon recommendation of the Planning and Zoning Commission and approval by the Board of Aldermen at the time of approval of the preliminary plat where it is determined that such lines will not impair the health, safety, general welfare, design, appearance and character of the subdivision, and only where such overhead lines are brought to the perimeter of the subdivision. This Section shall not be construed to prohibit the construction of above ground or surface equipment associated with an underground distribution system, such as (but not limited to) surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles.

Section 455.270 Easements.

[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. 
Storm water easements and drainage rights-of-way may be required by the City of Wright City if necessary for proper drainage within or through a subdivision. Where a cut or fill for a street extends beyond the limits of the right-of-way, the developer shall provide a slope easement as determined by the City Engineer to be of sufficient area and limits to permit the construction and maintenance of the slope.
C. 
Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City Engineer to be adequate in area to contain facilities to control flooding or erosion along said stream or surface drainage course.

Section 455.280 Soil Erosion and Sediment Control.

[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.

Section 455.290 Large-Lot (One Acre and Larger) Residential Subdivisions.

[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. 
Cul-de-sacs 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 approved the dedication.

Section 455.300 Inspection.

[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 assure compliance with the plans and specifications as approved.
B. 
The City Engineer and/or City Superintendent or their duly authorized representative shall make all necessary inspections of all pavement construction, along with all roadway related storm sewer construction.
C. 
Twenty-four (24) hours' notice shall be given to the City Engineer's and/or City Superintendent's office regarding any requested inspection.

Section 455.310 Street Lights.

[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 455.290. All street lights shall have underground wiring and meet minimum specifications of the electric utility company serving the area of the proposed subdivision. Locations of proposed street lights shall be approved by the City prior to installation. Street lights shall be installed prior to occupancy of structures within the subdivision.

Section 455.320 Completion of Construction.

[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 Commission upon recommendation by the City Engineer.

Section 455.330 Maintenance and Supervision.

[Ord. No. 342 §§I — II, 11-13-1997]
Where the subdivision contains sewers, sewage treatment plants, water supply systems, or other physical facilities that are necessary or desirable for the welfare of the area or that are of common use or benefit and which are not or cannot be satisfactorily maintained by an existing public agency, provision shall be made which is acceptable to the agency having jurisdiction over the location and maintenance of such facilities and for the proper and continuous operations, maintenance and supervision of such facilities.

Section 455.340 Trust Indentures — Covenants — Deed Restrictions.

[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.

Section 455.350 Variances.

[Ord. No. 342 §§I — II, 11-13-1997]
Variances may be granted by the Board of Adjustment where there are demonstrated practical difficulties or unnecessary hardship in compliance with specific provisions of this Chapter, public safety and welfare are secured, and substantial justice done.

Section 455.360 Required Subdivision and Improvement Standards. [1]

[Ord. No. 342 §§I — II, 11-13-1997]
 
[1]
Editor's Note — The Table of Required Subdivision Design and Improvement Standards is set out at the end of this Chapter.

Section 455.370 Required Subdivision Design and Improvement Standards — Guide For Determining Widths and Type of New Roadways.

[Ord. No. 342 §§I — II, 11-13-1997]
A. 
When the traffic generated reaches a point that it cannot adequately be handled by a minor street, the following general guidelines will be used in determining the pavement width of the street necessary for handling the traffic:
Type
* Pavement Width
Approximate Average Daily Traffic (Ultimate Development)
Minor Collector
36 feet
2,500
Principal Arterial
48 feet
5,000
Highways and Major Thoroughfares
Refer to Comprehensive Plan
10,000
* Roadways constructed to Federal requirements may require additional width.
B. 
The ADTs (average daily traffic) are approximate and the above criteria is intended as a general guideline only. The actual need and widths of collector or arterial type roads will be investigated for each development. Traffic volumes for residential and multi-family developments will generally be based on the number of trips generated per unit. A detailed traffic generation report will normally be required for commercial and industrial development.
C. 
The need for and location of collector and arterial streets will be determined on the basis of traffic generated by the surrounding developments as well as the development itself. Consideration will also be given to the spacing and continuity of collector and arterial streets. New roadways will be required in accordance with the comprehensive plan.

Section 455.380 Required Subdivision Design and Improvement Standards — Street Standards.

[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.
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. 
Radii of curvature (on the centerline). One hundred fifty (150) feet minimum.
d. 
Corner radii (minimum). Thirty-seven (37) feet at the back of curb.
e. 
Sidewalks. One (1) side.
f. 
Radius of court (at back of curb). Thirty-eight (38) feet minimum.
5. 
Alleys. Alleys, where platted, shall have a minimum width of twenty (20) feet.