[Ord. No. 2634 §7.1, 3-12-1992]
A.
No
final plan for a subdivision shall be approved unless the improvement
plans conform to the minimum design and development standards set
forth within this Article.
B.
The
recommendations of the City Comprehensive Plan for streets, drainage
rights-of-way, school sites, public parks and recreational areas and
other public services and facilities shall be considered in the approval
of the final plan.
[Ord. No. 2634 §7.2, 3-12-1992]
A.
Classification. Street classification shall be limited to
five (5) categories in accordance with their use and function. The
five (5) classifications include:
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Arterial
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Collector
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Sub-collector
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Local (includes cul-de-sac)
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Marginal access
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B.
Right-Of-Way Width.
1.
Rights-of-way widths for all street classifications shall conform to the dimensions specified in Plate 2 included as an attachment to this chapter. Variances for increases or decreases to the specifications contained in Plate 2 shall occur in unusual circumstances, determined and approved by the Commission and Board of Aldermen upon recommendations by the City Engineer or similar official.
2.
Local streets, marginal access streets and cul-de- sacs which terminate
in a circular turnaround shall have a minimum right-of-way of one
hundred (100) feet diameter for the turnaround.
3.
Wherever a dedicated or platted and recorded half-width street or
alley right-of-way abuts the tract to be subdivided, the other half
of said street or alley right-of-way shall be platted such that the
ultimate right-of-way width conforms to the minimum standards set
forth in this Article.
4.
Except as otherwise provided herein, temporary dead-end streets may
be approved where necessitated by the layout of the subdivision or
staging of development, provided that temporary unpaved turnarounds
shall be constructed where lots are fronting on such temporary dead-end
streets. The additional width of the right-of-way required for said
temporary dead-end shall be the same as required for permanent turnarounds.
The extra right-of-way shall be vacated upon extension of the temporary
street and the reconditioning of said street and front yards shall
be at the expense of the subdivider.
C.
Design.
1.
The street layout of the subdivision shall be in general conformity
with the major street plan and provide the most advantageous and aesthetically
pleasing development of the entire neighborhood and adjoining areas.
Where appropriate to the design, proposed streets shall be continuous
and in alignment with existing, planned or platted streets with which
they are to connect.
2.
The street and alley layout shall provide access to all lots and
parcels of land within the subdivision.
3.
Reserve strips controlling access to streets shall be prohibited
except where their control is definitely placed under control of the
Board of Aldermen with conditions approved by the Commission.
4.
Whenever the subdivision contains or is adjacent to a railroad right-of-way
or a highway designated as a "limited access highway" by the appropriate
highway authorities, provision shall be made for a marginal access
street (service road) to be constructed at a distance acceptable for
the appropriate use of the land between the highway or railroad and
such streets.
5.
Alleys may be permitted in residential areas and shall be included
in commercial and industrial areas where needed for loading and unloading
or access purposes. All alleys, where platted, shall have a minimum
right-of-way width of twenty (20) feet.
6.
Dead-end alleys shall be avoided, but if they are unavoidable, they
shall be provided with adequate turnaround facilities at the dead-end.
D.
Grades.
1.
The maximum grade for arterial streets shall be six percent (6%)
unless otherwise approved by the Commission and the Board of Aldermen.
2.
The maximum grade for all other streets and alleys shall be ten percent
(10%) unless otherwise approved by the Commission and the Board of
Aldermen.
3.
The minimum grade for all streets and alleys shall not be less than
seventy-five hundredths of one percent (.75%).
E.
Intersections.
1.
The proposed location of an intersection of any new street with an
existing City street or State highway shall be subject to approval
of the Missouri State Highway Department or Board of Aldermen.
2.
Intersections shall be designed and constructed to the current standards
established by the Missouri State Highway Department and/or City Engineer
and approved by the Board of Aldermen as applicable.
3.
Streets shall intersect as nearly as possible at right angles where
topography and other limiting factors of good design permit. Street
jogs with centerline offsets of less than one hundred twenty-five
(125) feet shall be prohibited.
4.
The intersection of more than two (2) streets at one (1) point shall
not be permitted.
5.
If the smaller angle of the intersection of two (2) streets is less
than sixty degrees (60°), the radius of the arc of the intersection
of the property lines shall be as recommended by the City Engineer
or similar official and approved by the Commission and the Board of
Aldermen.
6.
The radius of the arc of the intersection of all other streets and
alleys shall be as recommended by the City Engineer or similar official
and approved by the Commission and the Board of Aldermen.
F.
Horizontal Visibility. Horizontal visibility on curved streets
and vertical visibility on all streets shall be maintained along the
centerlines as follows:
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Arterial
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500 feet
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Collector
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300 feet
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Sub-collector
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300 feet
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Marginal access
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300 feet
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Local
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150 feet
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G.
Horizontal Curvature. Horizontal curvature measured along
the centerline shall have a minimum radius as follows:
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Arterial
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500 feet
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Collector
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300 feet
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Sub-collector
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300 feet
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Marginal access
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300 feet
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Local
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150 feet
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Between reversed curves there shall be a tangent of not less
than one hundred (100) feet on arterial and marginal access streets
and forty (40) feet on collector and local streets.
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H.
Names.
1.
Street names shall be in accordance with Plate 3 included as an attachment to this chapter.
2.
No street shall have a name which will duplicate, or so nearly duplicate
as to be confused with, the name of an existing street unless the
proposed street is an extension of, or in alignment with, an existing
street in which case such duplication shall be mandatory.
[Ord. No. 2634 §7.3, 3-12-1992]
A.
Block
lengths shall not exceed fifteen hundred (1,500) feet nor be less
than three hundred (300) feet unless unusual circumstances justify
a greater or shorter length.
B.
Blocks
shall be of sufficient width to allow two (2) tiers of lots of an
appropriate depth. The Commission may approved block widths providing
for a single tier of lots where lots would otherwise front on a major
street or where topographic conditions or size of the property prevents
two (2) tiers. In the event that a single tier of lots is permitted
by the Commission and approved by the Board of Aldermen, an adequate
buffer area shall be provided and access from any abutting major street
prohibited.
C.
Cul-de-sacs
shall not exceed five hundred (500) feet in length unless necessitated
by topography and approved by the Commission and Board of Aldermen.
D.
No
other specific rule is made concerning the shape of blocks, but blocks
shall fit easily into the overall plan of the subdivision and their
design shall evidence consideration of lot planning, traffic flow
and public areas.
[Ord. No. 2634 §7.4, 3-12-1992]
A.
All
lots shall abut on a street or place.
B.
Double
frontage lots shall not be platted except where desired between an
arterial and a collector street. In that event, the lot shall front
on the collector street and a planting strip or buffer zone, twenty
(20) feet in width, shall be provided along the rear lot line adjacent
to the arterial street.
C.
Minimum
lot areas, lot widths and building setback lines shall be as provided
within the zoning ordinance for the district in which the subdivision
is located. All subdivision lots shall be connected to an approved
water and sanitary sewer system.
D.
Corner
residential lots shall be wider than normal to permit appropriate
setback lines from both streets.
E.
Side
lot lines shall be at approximately right angles to straight streets
and on radial lines to curved streets. Some variation from this rule
is permissible, but pointed or very irregular lots shall be avoided.
[Ord. No. 2634 §7.5, 3-12-1992]
A.
Where
alleys are not provided, easements for utilities shall be provided.
Such easements shall have a minimum width of twenty (20) feet, one-half
(½) of the width taken from each of the abutting lots. Where
necessary, a twenty (20) foot easement may extend from the front to
the rear lot lines between lots with one-half (½) of the required
easement width taken from each abutting lot.
B.
Whenever
a subdivision is traversed by a watercourse, drainage way, channel
or stream, a drainage right-of-way shall be provided for the purpose
of widening, improving, protecting or maintaining the stream course
at the subdivider's expense. The width of the easement shall be adequate
for any necessary channel relocations and straightenings and approved
by the City Engineer or similar official.
C.
Whenever
any subdivision encompasses any sinkhole, sinkholes or similar depressions
which, in the judgment of the Commission and City Engineer or similar
official, must be maintained or improved in order to accommodate expected
surface drainage, the Commission may require sufficient easements
or rights of access to provide for proper maintenance or improvements
of drainage.
[Ord. No. 2634 §7.6, 3-12-1992]
A.
Whenever
a preliminary plan includes a proposal for the establishment of common
land and the Commission finds that said land is not suitable for common
usage due to terrain, benefit to only a small portion of the lot owners,
difficulty of maintenance or any similar reason, the Commission may
either refuse to approve such a proposal or it may require the rearrangement
of the lots within the proposed subdivision to include the establishment
of common land.
B.
Where
the establishment of common land is permitted to be included in the
subdivision, a plan for maintenance of said common land shall be included
in the maintenance agreement and shall be recorded simultaneously
with the final plat. Any alterations of the common land shall require
the submission of detailed improvement plans and shall be considered
required improvements.
[Ord. No. 2634 §7.7, 3-12-1992]
A.
The
City Engineer or similar official shall be consulted by the Commission
in the review of all non-residential subdivision proposals.
B.
In
addition to the standards of this Article which are appropriate to
the planning of all subdivisions, the non-residential developer shall
demonstrate to the satisfaction of the Commission that the proposed
commercial and/or industrial subdivision is specifically adapted to
the uses anticipated.
C.
Minimum
lot areas, lot widths and building setback lines shall be as provided
within the zoning ordinance for the district in which the non-residential
subdivision is located.
D.
All
streets in non-residential subdivisions shall be designed to meet
the minimum requirements set forth in Plates 1, 2 and 4.
E.
Every
effort shall be made to provide adequate buffers between non-residential
subdivisions and adjacent residential areas. This should include the
provision of extra depth in parcels adjacent to an existing or potential
residential development and provisions for a permanently landscaped
buffer strip between the adjacent non-residential subdivision and
other land use areas.
[Ord. No. 2634 §7.8, 3-12-1992]
A.
In
the subdividing of any land within the City, due regard shall be shown
for all natural features such as trees, watercourses and other similar
elements which, if preserved, would add attractiveness to the proposed
development.
B.
The
natural topography shall be retained wherever possible in order to
reduce excessive runoff onto adjoining property and to avoid extensive
regrading of the site.
C.
Floor
elevations of all buildings shall be carefully studied in relation
to existing topography, proposed street grades, existing trees of
twelve (12) inch caliper or larger and other pertinent site features.
D.
Consideration
shall be given to varying the setback line required in the zoning
district where subdivision is proposed in order to retain, wherever
possible, existing topography, rock formations and large trees.
E.
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, flood conditions
or similar circumstances, the Commission shall consider withholding
approval of such lots.
F.
All
construction within flood hazard areas as shown on the Flood Hazard
Boundary Map of the City of Ste. Genevieve shall meet the requirements
of the flood plain management regulations of the City of Ste. Genevieve.
