City of Byrnes Mill, MO Article II Design Standards For Lot Splits and Subdivisions

Section 405.020 Zone Requirements.

[R.O. 2011 §405.020; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 665-07 §1, 9-5-2007]

All lots resulting from a minor lot split, as defined in Section 405.022 of this Chapter, shall meet the requirements for the zone in which the lot split occurs.

Section 405.022 Lot Splits (Minor and Major).

[R.O. 2011 §405.022; Ord. No. 665-07 §2, 9-5-2007]

A. A lot split is a legal subdivision of property into two (2) or more parcels of real property. A lot split can be either a minor subdivision of property or a major subdivision of property.

1. A minor subdivision of property is referred to as a "minor lot split". A minor lot split is any subdivision of real property where the result is the creation of eight (8) or fewer lots.

a. Procedure for requesting a minor lot split.

(1) An owner or developer of a piece of real property desiring a minor lot split shall submit a lot split application along with the plat of the real property affected by the minor lot split to the City Clerk. The City Clerk shall present the lot split application and accompanying plat documents to the Planning and Zoning Commission (hereinafter referred to as "P & Z").

(2) P & Z shall review the lot split application together with the plat and make its recommendation to the Board of Alderpersons. If the Board of Alderpersons approves the lot split application, the approved plat may be filed with the Recorder of Deeds office in Hillsboro, Missouri.

b. Lot split disposition form. The Board of Alderpersons shall communicate its decision to the land owner or his/her representative on a lot split disposition form. Neither said form nor a decision of the Board of Alderpersons approving the subdivision split shall constitute a permit to build on the affected lots.

c. Requirements for minor lot splits to become buildable.

(1) Requirements where any lot included in the lot split is smaller than one (1) acre: Before any lot which is smaller than one (1) acre can become buildable, the owner of said lot shall submit a plan for development which includes:

(a) Utility easements as established by existing zoning ordinances.

(b) Storm water requirements or storm water basins if the same are deemed necessary by an engineering review. Said review shall be at owner's expense.

(c) Sanitary sewers are required for all lots.

(d) Storm sewers if they exist on any adjacent lot.

(e) Sidewalks if they exist on any adjacent lot.

(2) Requirements where all lots included in the lot split are one (1) acre or larger: Before any lots which are one (1) acre or larger can become buildable, the owner of said lot shall submit a plan for development which includes:

(a) Utility easements as established by existing zoning ordinances.

(b) Storm water requirements or storm water basins if the same are deemed necessary by an engineering review. Said review shall be at owner's expense.

(c) Sanitary sewers for lots less than one and one-half (1½) acres.

(d) Sanitary sewers for any lot within four hundred ninety-nine (499) feet of an existing sewer main.

Any lot referred in this Subsection (1) shall become buildable when a development plan is approved.

2. A major subdivision of property is referred to as a "major lot split". A major lot split is any subdivision of real property where the result is the creation of more than eight (8) lots.

A major lot split shall be done in accordance with the remaining Sections in this Chapter.

Section 405.025 Utility Easements.

[R.O. 2011 §405.025; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 495-01 §1, 4-18-2001]

A. Utility easements are provided for poles, wires, conduits, sewers, gas, water mains, and any other utilities.

B. Utility easements are required on both sides of all newly created property lines. This easement shall be seven and one-half (7½) feet wide along the inside of all such property lines.

C. Utility easements along all roads will be required in all zones. This easement will be a minimum of fifteen (15) feet from the edge of the road or thirty (30) feet from the center of the road, whichever is greater.

D. Additional utility easements may be required for the extension of main sewers or other utilities.

E. A utility easement, as provided for in this Section, must be granted in any common ground area by the developer of the subdivision or by the owner of common ground within the subdivision.

Section 405.030 Stream Easements.

[R.O. 2011 §405.030; Ord. No. 335-94 §I, 10-19-1994]

Whenever a stream or surface drainage course is located in an area proposed for a lot spilt, additional easements will be required by the Commission to be adequate in area to contain flooding or erosion.

Section 405.035 Road Frontage.

[R.O. 2011 §405.035; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 421-97 §I, 10-1-1997]

All lots are required to have a minimum of one hundred (100) foot road frontage, access to the road, and meet the building setback requirements.

Section 405.040 Common Ground.

[R.O. 2011 §405.040; Ord. No. 335-94 §I, 10-19-1994]

A. Any subdivision occurring in the following zones shall reserve ten percent (10%) of the subdivision land space for common ground after allowing for roads and/or streets.

1. "R-2".

2. "R-3a".

3. "R-3b".

4. "MH".

B. This ground is to be set aside to provide local open space and for the recreational use of local residents.

Section 405.045 Utilities.

[R.O. 2011 §405.045; Ord. No. 335-94 §I, 10-19-1994]

All utilities shall be placed underground. Lots that are greater than five (5) acres in size are exempt from this requirement.

Section 405.050 Design Standards For Streets.

[R.O. 2011 §405.050; Ord. No. 335-94 §I, 10-19-1994]

All streets shall be approved by the Board of Alderpersons.

Section 405.055 Termination of Streets.

[R.O. 2011 §405.055; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 496-01 §1, 4-18-2001]

A. All streets shall terminate in one of two (2) ways:

1. By terminating into another street; or

2. By terminating into an open space (preferably circular) having a minimum radius of fifty (50) feet.

B. All driveways located on lots within subdivisions shall be required to terminate in subdivision streets.

C. Access to all subdivision lots shall be required from a platted subdivision street and access shall not be permitted solely from a current public street.

D. Any exception to Section 405.055 shall only be permitted upon proper application and approval through the Board of Adjustment all in accordance with the requirements of the Municipal Code of the City of Byrnes Mill.

Section 405.060 Street Patterns.

[R.O. 2011 §405.060; Ord. No. 335-94 §I, 10-19-1994]

Streets may be required to continue through to adjacent property when it is necessary to allow for local movement of vehicles, or to enable adjoining property to be properly subdivided.

Section 405.065 Right-Of-Way.

[R.O. 2011 §405.065; Ord. No. 335-94 §I, 10-19-1994]

The minimum width of right-of-way within the City shall be fifty (50) feet.

Section 405.070 Street Surface.

[R.O. 2011 §405.070; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 382-96 §I, 6-19-1996]

A. All streets will be provided with a smooth, hard, dust free and dense surface constructed of asphalt or concrete in accordance with the minimum design parameters included herein. All streets must be well drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the weathering surface and shifting of the pavement base by means of concrete curbs. Street surfaces shall be maintained free of cracks, holes and other hazards. The Public Works Director must approve all street construction and design standards as to their suitability.

	Minimum Design Parameters Of Street Pavements
			Residential	Commercial
	Flexible Pavement
		Sub-Base: Compacted Aggregate	4 inch	4 inch
		Base Course: Type "X" Asphaltic Concrete	6 inch	8 inch
		Wearing Surface: Type "C" Asphaltic Concrete	2 inch	2 inch
	Rigid Pavement
		Non-Reinforced Portland Cement Concrete	6 inch	7 inch

B. Determination of residential or commercial street to be made by Planning and Zoning Commission and approved by the Board of Alderpersons.

C. Street details shall be in accordance with the current editions of the St. Louis County Standards Specifications of Highway Construction and the Design Criteria for the Preparation of Improvement Plans.

Section 405.075 Width of Streets.

[R.O. 2011 §405.075; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 383-96 §I, 6-19-1996]

A. The paving width of streets must conform to the following:

1. Streets with no parking. Twenty-six (26) feet minimum including curbs.

2. Streets with parking on one (1) side only. Thirty (30) feet minimum including curbs.

3. Streets with parking on both sides. Thirty-four (34) feet minimum including curbs.

Section 405.080 Intersections.

[R.O. 2011 §405.080; Ord. No. 335-94 §I, 10-19-1994]

All intersections must be at least one hundred fifty (150) feet apart. Within one hundred fifty (150) feet of intersections the streets must be at right angles.

Section 405.085 Grades.

[R.O. 2011 §405.085; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 600-05 §1, 3-16-2005]

Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall not be more than eight percent (8%). Short runs, of less than two hundred (200) feet, with a maximum grade of twelve percent (12%) may be permitted, provided traffic safety is assured by appropriate paving, adequate leveling areas and avoidance of lateral curbs. Where road grades cannot be kept within these specifications, the Building Commissioner may suggest a variance be considered by the Board of Adjustment.

Section 405.090 Culverts and Storm Water Sewers.

[R.O. 2011 §405.090; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 380-96 §I, 6-19-1996]

All streets, driveways, and walkways must be equipped with suitable culverts or storm water sewers to permit the flow of road and storm water drainage as required. All such culverts and storm water sewers shall meet the approval of the Building Commissioner with regards to proper placement, adequate size and quantity including the choice of acceptable materials. The owners of the street may be required by the Building Commissioner to submit a storm water plan done by reputable engineering firm at the street owner's expense.

Section 405.100 Special Conditions.

[R.O. 2011 §405.100; Ord. No. 335-94 §I, 10-19-1994]

Intersections which in the opinion of the Commission are likely to be dangerous to traffic movement shall have a minimum radius of twenty (20) feet at the street corner. The City Engineer may increase the radius if conditions warrant. The City Engineer may require electrical traffic signals if conditions warrant. Where special conditions and structures are proposed and involve traffic safety at the intersection of major roads, the lots and improvements in the subdivision shall be arranged so as to make adequate provision for the special structure or condition.

Section 405.110 Access To Public Street.

[R.O. 2011 §405.110; Ord. No. 335-94 §I, 10-19-1994; Ord. No. 497-01 §1, 4-18-2001]

Subdivisions with a total of ninety-nine (99) homes or less shall only be required to have one (1) direct connection to a public street. Any subdivision having one hundred (100) homes or more shall have a minimum of two (2) direct and separate connections to public streets.

Section 405.115 Frontage On City Streets.

[R.O. 2011 §405.115; Ord. No. 690-08 §I, 9-17-2008]

A. When a parcel of property is considered for subdividing and the parcel has frontage on a City street, that frontage may require roadway improvement.

B. The use of frontage for the widening of a roadway must be reviewed by an engineer and must be shown on the subdivision development plan. This requirement is only for major subdivisions. The engineer should show the following.

1. Widening of the roadway will be with materials consistent with the existing pavement.

2. Widening of the roadway will be to a width consistent with one-half (½) the width shown in Section 405.075 "Width of Roadway" as measured from the center of the roadway.

3. As a result of widening the roadway, the addition of footage for utility easement must be considered.

Section 405.120 Signs.

[R.O. 2011 §405.120; Ord. No. 335-94 §I, 10-19-1994]

Refer to Chapter 400, Article XIX, Sign Regulations, of this Title.