City of Higginsville, MO
Lafayette County
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Table of Contents
Table of Contents
[R.O. 2009 §415.160; Ord. No. 2040 §6.01, 9-15-2003]
A. 
Length. Intersecting streets which determine block length shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets in the neighborhood. In residential districts, where no existing plats are recorded, the blocks shall not exceed one thousand (1,000) feet in length, except that a greater length may be permitted where topography or other conditions justify departure from this maximum. In blocks longer than seven hundred fifty (750) feet, pedestrian ways and/or easements through the block may be required near the center of the block. Such pedestrian ways or easements shall have a minimum width of ten (10) feet.
B. 
Width. In residential development, the block width shall normally be efficient to allow two (2) tiers of lots of appropriate depth. In certain instances, however, a different arrangement may be required in order to provide better circulation or to protect a major circulation route. Blocks intended for business or industrial use shall be of such width and depth as may be considered most suitable for the prospective use.
[R.O. 2009 §415.170; Ord. No. 2040 §6.02, 9-15-2003]
A. 
Relationship To Adjoining Street Systems. The arrangement of streets in a new subdivision shall make provisions for the continuation of the principal existing streets in adjoining additions, or their proper projection where adjoining property is not subdivided, insofar as they may be necessary for public requirements. The width of such streets in new subdivisions shall be not less than the minimum street widths established herein. Alleys, when required, and street arrangement must cause no hardship to owners of adjoining property when they plat their land and seek to provide for convenient access to it. Whenever there exists a dedicated or platted half street or alley adjacent to the tract to be subdivided, the other half of the street or alley shall be platted and dedicated as a public way.
B. 
Street Names. Streets that are obviously in alignment with other already existing and named streets shall bear the names of the existing streets. Street names should not be similar to already platted street names.
C. 
Arterial Streets. Arterial streets through subdivisions shall conform to the major street plan of the Comprehensive Plan as adopted by the Planning Commission and the Governing Body.
D. 
Cul-De-Sacs. An adequate turnaround of not less than a one hundred (100) foot diameter right-of-way shall be provided at the closed end of a dead-end local street longer than one (1) lot in length. Such local street segment shall not exceed five hundred (500) feet in length from the centerline of an intersection of a cross street to the center of the cul-de-sac.
E. 
Right-Angle Intersections. Under normal conditions streets shall be laid out to intersect as nearly as possible at right angles. Where topography or other conditions justify a variation from the right-angle intersection, the minimum angle shall be sixty degrees (60°).
F. 
Half-Streets. Half-streets shall be prohibited except where necessary to complete an existing half-street.
G. 
Alleys. Alleys may be required in commercial, industrial and residential areas. Dead-end alleys shall be avoided wherever possible; but if unavoidable such alleys shall be provided with adequate turnaround facilities at the dead end. Alleys should be avoided in residential areas except where alleys of adjoining subdivisions would be closed or shut off by failing to provide alleys in the proposed subdivision.
H. 
Minimum Requirements. The right-of-way widths for streets and alleys, dedicated and accepted, shall conform to the designation in the Comprehensive Plan and shall not be less than the minimum for each classification as follows:
MINIMUM RIGHT-OF-WAY WIDTH
Major streets:
Arterials
80 feet
Collectors
60 feet
Local streets:
Residential
50 feet
Cul-de-sacs
100 feet diameter
Marginal access streets or frontage roads:
Two-way
50 feet
One-way
40 feet
Alleys
20 feet
Pedestrian ways
10 feet
I. 
Street Alignment. Minimum, horizontal and vertical alignment on all streets, except in unusual cases, shall be as follows:
1. 
Minimum horizontal—radii at the centerline.
Arterial streets: 500 feet.
Collector streets: 300 feet
Local streets: 100 feet
2. 
Minimum sight distance on vertical curves.
Arterial streets: 350 feet.
Collector streets: 250 feet
Local streets: 150 feet
J. 
Street Alignment. On streets with reverse curves, a reasonable tangent shall be provided between curves to permit a smooth flow of traffic.
K. 
Street Layout. Proposed streets shall conform to topography as nearly as possible to reduce drainage problems and grades.
L. 
Curb Radius. Where two (2) local streets intersect, the curb at each block corner shall be rounded with a radius of at least fifteen (15) feet. At any intersection including one (1) or more collector or arterial streets, the minimum curb radius shall be twenty-five (25) feet.
[R.O. 2009 §415.180; Ord. No. 2040 §6.03, 9-15-2003; Ord. No. 2071 §1, 5-17-2004]
A. 
Minimum lot width, as required by the zoning ordinance, shall be measured at the building setback line. In addition, corner lots should have a width fifteen (15) feet greater than the minimum width. Flag lots are not allowed.
B. 
Minimum lot depth shall be one hundred (100) feet. Said measurement shall be made through the center of the lot and shall be perpendicular to the property line or radial to the property line on curved streets.
C. 
The maximum depth of residential lots shall not exceed three (3) times the width thereof.
D. 
Minimum lot area shall be subject to the zoning regulations of the district in which the subdivision is located and the minimum design standards of this regulation. The more restrictive of the regulations shall govern.
E. 
All side lot lines shall bear between sixty degrees (60°) and ninety degrees (90°) from the street right-of-way line on a straight street or from the tangent of a curved street.
F. 
Front building or setback lines shall be shown on the final plat for all lots in the subdivision and shall not be less than the setbacks required by the zoning regulations or any other regulations adopted by the Governing Body; the most restrictive setback requirement shall govern.
G. 
Double frontage lots shall be avoided unless, in the opinion of the Planning Commission, a variation to this rule will give better street alignment and lot arrangement.
H. 
Every lot shall abut on, and have access to, a public street other than an alley.
I. 
The subdivision or resubdivision of a tract or lot shall not be permitted where said subdivision or resubdivision places an existing permanent structure in violation of the requirements of the zoning regulations or the minimum design standards of these regulations.
J. 
Where possible residential lots should not face on an arterial street. The number of lots facing on a major street shall be kept to a minimum in each subdivision. The street pattern shall be designed so that the side lines of lots abut major streets wherever land shapes and topography permit.
[R.O. 2009 §415.190; Ord. No. 2040 §6.04, 9-15-2003]
A. 
Where alleys are not provided, permanent easements of not less than ten (10) feet in width shall be provided on each side of all rear lot lines and a minimum of seven and one-half (7½) feet on side lot lines where necessary for utility poles, wires, conduits, underground conductors, storm and sanitary sewers, gas, water and other public utilities. These easements shall provide for a continuous right-of-way. Where the utility company or agency has the need for a wider easement than required above for a specific location, this easement shall be shown on the plat. Permanent easements shall not be obstructed by structures, retaining walls or trees. No fence shall be constructed on an easement. The City is held harmless or is not responsible for any fences or landscaping installed within an easement.
B. 
Drainage Easements. If a subdivision is traversed by a watercourse, drainageway or channel, then a stormwater easement shall be provided. Such easement or right-of-way shall conform substantially to the lines of such watercourse and shall be of such width or construction, or both, as may be necessary to provide adequate stormwater drainage and for access for maintenance thereof. The subdivider may be required to have an engineer's study prepared for the Planning Commission as to the required width of such easement for each major watercourse or drainageway involved. Such study shall be based on a 50-year storm, unless the area should require a 100-year flood study from the opinion of the governing authority.
[R.O. 2009 §415.200; Ord. No. 2040 §6.05, 9-15-2003]
A. 
Access Control. In the interest of public safety and for the preservation of the traffic-carrying capacity of the street system, the Planning Commission or Governing Body shall have the right to restrict and regulate points of access to all property from the public street system. Such restrictions shall be indicated on the final plat.
B. 
Subdivision Design. The design of the subdivision shall provide for efficient traffic flow, proper mixing of land uses and a logical link between surrounding, existing development and the proposed layout. The Comprehensive Plan shall be used as a guide in determining if the design of the proposed subdivision is proper. The Planning Commission or Governing Body shall have the authority to deny a plat or request redesign.
C. 
Stormwater Runoff Plan. The subdivider may be required to have an engineer's study prepared on the amount of increased stormwater runoff which will be created by proposed development and a plan of how this runoff will be accommodated. The City may require design modification of the proposed stormwater system to reduce increased runoff or to retain or detain runoff on site.
D. 
Public Facilities And Connection With Public Sewer Required. The owner of all houses, building or properties used for human employment, recreation or other purposes, situated within the City and abutting on any street, alley or right-of-way in which there is now located or may in the future be located a public sanitary or combined sewer of the City, is hereby required at his/her expense to install suitable toilet facilities therein and to connect such facilities directly with the proper public sewer in accordance with the provisions of this Article within ninety (90) days after date of official notice to do so, provided that said public sewer is within one hundred (100) feet (30.5 meters) of the property line. (Municipal Code 715.020D)
E. 
Building Sewer Connection When Public Sewer Unavailable. Where a public sanitary or combined sewer is not available under the provision of Section 715.020(D), the building sewer shall be connected to a private sewage disposal system complying with the provisions of this Section.
F. 
Construction Permit Required—Application—Fee. Before commencement of construction of a private sewage disposal system, the owner shall first obtain a written permit signed by the Superintendent. The application for such permit shall be made on a form furnished by the City, which the applicant shall supplement by any plans, specifications and other information as are deemed necessary by the Superintendent. A permit and inspection fee of fifty dollars ($50.00) shall be paid to the City at the time the application is filed.
G. 
Inspection Required—Notice. A permit for a private sewage disposal system shall not become effective until the installation is completed to the satisfaction of the Superintendent. He/she shall be allowed to inspect the work at any stage of construction and, in any event, the applicant for the permit shall notify the Superintendent when the work is ready for final inspection and before any underground portions are covered. The inspection shall be made within four (4) normal working hours of the receipt of notice by the Superintendent.
H. 
Permit Restrictions. The type, capacities, location and layout of a private sewage disposal system shall comply with all recommendations of the Department of Public Health of the State of Missouri. No permit shall be issued for any private sewage disposal system employing subservice soil absorption facilities where the area of the lot is less than fifteen thousand (15, 000) square feet. No septic tank or cesspool shall be permitted to discharge to any natural outlet.
I. 
Public Sewer Connection When Available. Within sixty (60) days of such time as a public sewer becomes available to a property served by a private sewage disposal system as provided in Subsection (D) above, a direct connection shall be made to the public sewer in compliance with this Article and any septic tanks, cesspools and similar private sewage disposal facilities shall be abandoned and filled with suitable material. All costs associated with making the connection shall be borne by the property owner.
J. 
Sanitary Operation. The owner shall operate and maintain the private sewage disposal facilities in a sanitary manner at all times, at no expense to the City.
K. 
Interference With Additional Requirements. No statement contained in this Section shall be construed to interfere with any additional requirements that may be imposed by the Heath Officer.
L. 
Dedication Of Public Sites And Open Spaces. In subdividing land, due consideration should be given by the subdivider to the dedication of suitable sites for schools, parks or other public spaces. Any areas so dedicated or reserved shall conform as nearly as possible to the plans or requirements of the City, school board or other public agency.