[CC 1988 §25.111]
A.
The quality
of design of the urban area is dependent on the quality of design
of the individual subdivisions that compose it. Good community design
requires the coordination of efforts of each subdivider and developer
of land within the urban area. Therefore, the design of each subdivision
shall be prepared in accordance with the principles established by
the Comprehensive Plan for land use, circulation, community facilities
and public utility services and in accordance with the following general
principles:
1.
It is
intended that the urban area shall be designed as a group of integrated
residential neighborhoods and appropriate commercial and industrial
and public facilities. The neighborhood, as a planning unit, is intended
as an area principally for residential use and of a size that can
be served by one (1) elementary school. Space for religious, recreational,
educational and shopping facilities to serve the residents of the
neighborhood should be provided and designed as an integral part of
each neighborhood.
2.
The
size of lots and blocks and other areas for residential, commercial,
industrial and public uses should be designed to provide adequate
light, air, open space, landscaping and off-street parking and loading
facilities.
3.
The
arrangement of lots and blocks and the street system should be designed
to make the most advantageous use of topography and natural physical
features. Tree masses and large individual trees should be preserved.
The system of walkways and roadways and the lot layout should be designed
to take advantage of the visual qualities of the area.
4.
Circulation
within the urban area shall be provided in accordance with the following
design criteria.
a.
Each
subdivision shall provide for the continuation of all arterial streets
and highways as shown on the major street plan. Arterial streets should
be located on the perimeter of the residential neighborhood.
b.
Minor
streets should be designed to provide access to each parcel of land
within the residential neighborhood and within industrial areas and
in a manner that will discourage use by through traffic. They should
be planned so that future urban expansion will not require the conversion
of minor streets to arterial routes.
c.
Collector
streets should be designed to provide a direct route from other minor
streets to the major street and expressway system.
d.
Ingress
and egress to residential properties should be provided only on minor
streets.
e.
Pedestrian
ways should be separated from roadways used by vehicular traffic.
Sidewalks should be designed to provide all residential building sites
with direct access to all neighborhood facilities, including the elementary
school, parks and playgrounds, churches and shopping centers.
5.
Minimum
standards for development are contained in the zoning ordinance, the
Building Code and in these regulations. However, the Comprehensive
Plan expresses policies designed to achieve optimum quality of development
in the urban area. If only the minimum standards are followed, as
expressed by the various ordinances regulating land development, a
standardization of development will occur. This will produce a monotonous
urban setting. Subdivision design should be of a quality to carry
out the purpose and spirit of the policies expressed in the Comprehensive
Plan and in these regulations rather than be limited to the minimum
standards required herein.
[CC 1988 §25.112]
A.
Scope. All subdivisions of land subject to these regulations shall conform to the design standards of Article II.
B.
Development Plan. No subdivision shall conflict with the
Comprehensive Plan of Eldon, Missouri.
C.
Land Subject To Flooding. No land subject to periodic flooding or containing a defined sink area shall be subdivided for residential use or any other use which would be incompatible with such flooding. If improvements meeting the standards and requirements of Eldon adopted ordinances or available published standards and requirements designed so as to render such land safe for residential or other intended occupancy are made on land which is subject to periodic flooding or which has inadequate drainage, then and only in that event the provisions of Subsection (A) shall not bar the approval of such subdivision. The costs of such improvements shall be at no expense to the City of Eldon provided that participation in the costs by State and Federal agencies may be accepted.
D.
Access. All lots located in any subdivision shall be served
directly by a public street, except that private streets may be permitted
as a part of a planned unit development or equivalent thereto.
E.
Parks, Playgrounds, Open Space, Schools And Public Facility Sites. The Planning Commission may require as a condition precedent to
approval of any subdivision plat:
1.
That
said subdivider offer to sell to the appropriate public body, agency
or authority lands, sites and locations for parks, playgrounds, open
space, schools or other public facilities. If such public body, agency
or authority purchases any such offered lands, sites or locations
prior to the date on which the subdivider's plat of subdivision is
recorded with the Recorder of Deeds, the market price for such lands,
sites or locations shall be computed as the appropriate proportion
of the fair market value of the entire subdivision area as undivided
land as of the date on which the subdivider submits his/her preliminary
plat of subdivision for approval, or if no preliminary plat of subdivision
for approval, or if no preliminary plat is required to be submitted,
as of the date on which the subdivider submits his/her plat of subdivision
for approval, plus that percentage of the costs of improvements required
as a part of the plat allocable to that portion being purchased.
2.
These
provisions shall apply only to subdivisions or the parts thereof designed
or intended for residential development or occupancy.
[CC 1988 §25.113]
A.
Streets — Layout And Design.
1.
Conformity. The arrangement, character, extent, width, grade
and location of all streets shall conform to the Comprehensive Plan
and shall be considered in their relation to existing and planned
streets, topographical conditions, to public convenience and safety,
and their appropriate relation to the proposed uses of land to be
served by such streets.
2.
Street arrangement. Where such is not shown on the Comprehensive
Plan, the arrangement of streets in a subdivision shall either:
a.
Continuation. Provide for the continuation or appropriate
projection of existing arterial streets in surrounding areas; or
b.
Conform to plan. Conform to a plan for the neighborhood
approved or adopted by the Planning Commission to meet a particular
situation where topographic or other conditions make continuance or
conformance to existing streets impracticable.
c.
Through traffic discouraged. Local streets shall be laid
out so that their use by through traffic will be discouraged.
d.
Frontage streets. If a subdivision abuts or contains an
existing or proposed limited access highway or arterial street, the
Planning Commission may require marginal access streets, reverse frontage
lots with access control provisions along the rear property line,
deep lots with rear service alleys, or such other treatment as may
be necessary for adequate protection of residential properties and
to afford separation of through and local traffic.
e.
Railroad on abutting subdivisions. If a subdivision borders
on or contains a railroad right-of-way or a limited access highway,
the Planning Commission may require a street approximately parallel
to and on each side of such right-of-way at a distance suitable for
the appropriate use of the intervening land. Such distances shall
also be determined with due regard for the requirements of approach
grades and future grade separations.
f.
Reserve
strips controlling access to streets shall be prohibited except where
their control is placed with the Governing Body under conditions approved
by the Planning Commission.
g.
Street widths. Street rights-of-way requirements for other
than arterials shall be determined by the total aggregate needs for
the functional components for the particular system being considered.
The total aggregates shall be in increments of two (2) feet, even
numbers only. The components involved shall be:
(1)
Moving or traffic lanes. Variable from nine (9)
to twelve (12) feet depending on function, e.g. low density residential,
cul-de-sac residential, collector, industrial, etc., and on design
speed of the roadway. A moving lane may utilize a portion of the surface
of certain types of curb construction.
(2)
Parking lanes for on-street storage of vehicles. Parking lanes shall be at least eight (8) feet in width. For computation
purposes, up to two (2) feet for curb or shoulder may be included
as part of the parking lane.
(3)
Curb or shoulder. Curbs shall be considered to require
two (2) feet irrespective of construction type. Shoulders shall be
not less than three (3) feet in width.
(4)
Border area. For urban streets (sometimes referred
to as the "parking") the border area shall be fifteen (15) feet in
width from the face of curb to property line. This area shall be used
for installation of utilities, street lighting, traffic control devices,
fire hydrants, sidewalk and to provide a transition area in grades
(if necessary) between the roadway and the property adjacent to the
right-of-way.
h.
Based
on the above general criteria, street rights-of-way and roadways shall
be as follows.
|
ROW Street in Feet
|
Roadway Width in Feet Face of Curb to Face of Curb
| |
|---|---|---|
|
Collector or local business, office, commercial and industrial
areas; or local residential garden apartments, multi-family, high
rise or other similar type of dwellingunits. (2 moving lanes (12'),
2 parking lanes)
|
60 — 74
|
36 — 44*
|
|
Local residential — single- and two-family dwellings.
(2 moving lanes (9') and 2 parking lanes)
|
60
|
30
|
|
Local residential — single-family dwelling. (2 moving
lanes (13') — no parking lanes mandatory, roll curb or equivalent)
(Note: This shall be used with extreme discretion for very low density
housing of one (1) DU/gross acre or less. The design of the subdivision
shall eliminate through traffic. Guarantee shall be provided for at
least two (2) off-street parking spaces per DU, either by local regulations
or restrictive covenants.)
|
56
|
26
|
|
Local — marginal access road 2 moving lanes — no
parking, plus seven (7) feet of border area between curb and main
road right-of-way.
|
56
|
30
|
|
* Street and roadway widths for collector may be required to
be greater than the width listed for that portion one hundred fifty
(150) feet back from the intersection with an arterial. The increased
width shall not be more than eighty-two (82) feet and fifty-two (52)
feet respectively.
| ||
i.
Widths may be modified. These widths may be modified by
the Commission on a showing that special conditions exist such as
parallel drainage and roadway systems, utility requirements, considerations
for safe and efficient traffic and pedestrian movement, grade problems,
intersection design, etc. In applying these standards, workable street
systems must be established. Once a pattern of widths based on function
for a given area has been established, the pattern shall be followed
throughout the street system until another system can be established
or tied into a collector or arterial system.
j.
Arterial
right-of-way widths shall be shown on the Comprehensive Plan and,
where not shown thereon, shall not be less than ninety (90) feet,
except that one hundred forty (140) feet of right-of-way shall be
required within three hundred fifty (350) feet from the intersection
of the centerlines of an arterial street with any other arterial or
collector street.
k.
Tangents. Whenever possible, there shall be an inside tangent
at least one hundred (100) feet in length introduced between reverse
curves on arterial and collector streets.
l.
Collector
streets, if they curve, shall have a minimum centerline curve radius
of at least three hundred fifty (350) feet. This is based on a design
speed of thirty (30) miles per hour. The curve radius may be modified
to meet special conditions for other design speeds.
m.
Horizontal sight distances. Streets shall be laid out so
as to provide for horizontal sight distances on all curves. These
distances shall be:
Local streets . . . . . . . . . . . . . . . . . . . 200 feet
Collector streets . . . . . . . . . . . . . . . . 300 feet
Arterial streets . . . . . . . . . . . . . . . . . 500 feet
|
|
The sight distance shall be measured within street rights-of-way
from a height of two (2) feet above lowest grade of two (2) or more
intersecting streets.
|
n.
Intersections
shall be laid out so as to intersect as nearly as possible at right
angles, and no street shall intersect any other street at less than
eighty degrees (80°).
o.
Street
jogs are to be avoided on arterial and collector streets. On local
streets with a right-of-way of sixty (60) feet or less, centerline
offsets of less than one hundred fifty (150) feet shall be avoided.
p.
Roadway
grades, whenever feasible, shall not exceed the following with due
allowance for reasonable vertical curves.
|
|
Street types
|
Maximum % Grade
|
|---|---|---|
|
|
Primary arterial
|
4
|
|
Secondary arterial
|
7
| |
|
Collector
|
8
| |
|
Local residential
|
10
|
|
|
No roadway grade shall be less than one-half (½) of one
percent (1%) for all roadways. Greater percentages of grade may be
required where necessary to provide adequate drainage.
| |
q.
Roadway
pavement at intersections shall be rounded by the following minimum
radii.
|
Type of Roadway
|
Intersecting With
|
Minimum Curb Radii
| |
|---|---|---|---|
|
Local residential
|
Local residential
|
15 feet
| |
|
Local residential
|
Collector
|
30 feet
| |
|
Local residential
|
Arterials
|
30 feet
| |
|
Business, commercial, industrial collector or arterial
|
Business, commercial, industrial collector or arterial
|
50 feet
|
|
|
Right-of-way lines may be required to be rounded by an arc having
at least the same radii as the arc of the curb when normal right-of-way
requirements are not sufficient to allow the construction of roadways
having the radii set out alone.
|
r.
Dead-end
streets, designed to be so permanently, shall not be longer than seven
(7) times the average lot width or six hundred (600) feet, whichever
is less, and shall have a turn diameter of at least eighty (80) feet
and a street property line diameter of at least one hundred (100)
feet or shall have an alternate turnaround area as approved by Commission
to provide for a reduced paving diameter with parking or to provide
for hammer heads, etc.
s.
Access to streets across ditches. The subdivider shall
provide access to all proposed streets, across all ditches, in a standard
method approved by the Coordinator.
t.
Streets to be carried to property lines. When a new subdivision
adjoins unsubdivided land susceptible of being subdivided, then the
new street shall be carried to the boundaries of such tract.
u.
Half-streets
shall be prohibited except where essential to the reasonable development
of the subdivision in conformity with the other requirements of these
regulations where the Commission finds it will be practicable to require
the dedication of the other half when the adjoining property is subdivided.
Whenever a half-street is adjacent to a tract to be subdivided, the
other half of the street shall be platted within such tract.
v.
Private
streets may be approved by the Commission and shall have a minimum
width of twenty-six (26) feet and must comply with minimum public
street standards.
w.
Street names and numbers. Names of new streets shall not
duplicate existing or platted street names unless a new street is
a continuation of or in alignment with the existing or platted street.
In such case, it shall carry the name of the existing street. House
numbers shall be assigned in accordance with the house numbering system
in effect in the City.
B.
Sidewalks And Crosswalks.
1.
Sidewalks.
a.
Sidewalks,
when required, shall have a minimum width of four (4) feet in residential
districts and ten (10) feet in commercial districts.
b.
Outside
edges of sidewalks will normally be placed one (1) foot inside of
the street right-of-way line. Sidewalks will not be permitted in any
open ditch section.
c.
Engineering
details and materials specifications for sidewalks shall be in accordance
with City standards.
2.
Crosswalks. In blocks over one thousand (1,000) feet long,
pedestrian crosswalks may be required by the Commission in locations
deemed necessary to public health, convenience and necessity. Whenever
crosswalks are required, they shall be not less than six (6) feet
in width in a six (6) foot right-of-way and shall be constructed in
accordance with City standards.
C.
Alleys.
1.
Commercial and industrial districts. Alleys shall be provided
in commercial and industrial districts, except that the Planning Commission
may waive this requirement where other definite and assured provision
is made for service access such as off street loading and parking
consistent with and adequate for the uses proposed.
2.
Residential areas. Alleys are not allowed in residential
areas.
3.
Width. Alleys serving commercial and industrial areas shall
be not less than thirty (30) feet in width.
4.
Alley
intersections and sharp changes in alignment shall be avoided but,
where necessary, corners shall be cut of sufficiently to provide a
turning radius to permit safe vehicular movement.
5.
Dead-end
alleys shall be avoided where possible but, if unavoidable, shall
be provided with adequate turnaround facilities at the dead end as
determined by the Planning Commission.
D.
Blocks.
1.
The
lengths, widths and shapes of blocks shall be determined with due
regard to:
a.
Provision
of adequate building sites suitable for the special needs of the type
of use contemplated.
b.
Zoning
requirements as to lot sizes and dimensions.
c.
Need
for convenient access, circulation, control and safety of street traffic.
d.
Limitations
and opportunities of topography.
e.
A
block should not exceed one thousand three hundred (1,300) feet in
length, unless such block is adjacent to a limited access highway
or arterial street or unless the previous adjacent layout or topographical
conditions justify a variation of this requirement.
f.
All
blocks shall be so designed so as to provide two (2) tiers of lots,
unless a different arrangement is required in order to overcome disadvantages
of topography or traffic.
g.
Blocks
may be irregular in shape, provided they are harmonious with the overall
pattern of blocks in the proposed subdivision, and provided their
design meets the requirements of lot standards, traffic flow and control
considerations, and development plan requirements.
E.
Lots.
1.
The
lot size, width, depth, shape and orientation, and the minimum building
setback lines shall be appropriate for the location of the subdivision
for the type of development and use contemplated.
2.
Lot
dimensions shall conform to the requirements of the zoning regulations
unless established in accordance with this Subsection.
3.
Odd-shaped
residential lots shall be at least twenty-eight (28) feet wide at
the street right-of-way line and the minimum width at the building
line as specified for regular lots.
4.
Commercial
and industrial lots shall be at least forty (40) feet wide at street
right-of-way line.
5.
Location. All lots shall abut by their full frontage on
a publicly dedicated street or a street that has received the legal
status as such.
6.
Lines. Side lot lines shall be substantially at right angles
to straight street lines or radial to curved street lines.
7.
The
area of the street right-of-way shall not be included and calculated
in the area of the lot with respect to minimum lot area requirements
of these regulations or of the zoning ordinance applicable to the
property. Lots shall be required to have more than the minimum area
dimensions provided for in this Section where such greater area of
dimensions are required to meet the yard requirements of the zoning
ordinance.
8.
There
shall be no double frontage lots for individual dwellings (e.g. single-
and two-family units), except where the lots abut upon a limited access
highway or arterial street or where the topography of the land prevents
reasonable subdivision in small units. Double frontage lots shall
not have vehicular access between such lots and an abutting limited
access highway or arterial street or where the topography of the land
prevents reasonable subdivision in small units. Double frontage lots
shall not have vehicular access between such lots and an abutting
limited access highway or arterial street and a planting screen reservation
of at least ten (10) feet shall be provided along the lot lines abutting
such traffic artery or other disadvantageous use.
9.
Corner
lots for residential use shall have extra width to permit appropriate
building setback from an orientation to both streets.
10.
Reversed
frontage lots shall be avoided except where such are essential to
provide a separation of residential development from limited access
highways and arterial streets or to overcome specific disadvantages
of topography and orientation.
11.
Uninhabitable lots. Lots subject to flooding and lots deemed
by the Commission to be uninhabitable shall not be platted for residential
occupancy nor for such other uses as may increase danger to health,
life or property or aggravate the flood hazard, but such land within
the plat shall be set aside for such uses as shall not be endangered
by periodic or occasional inundation or shall not produce unsatisfactory
living conditions.
12.
Lot remnants. All remnants of lots below minimum size left
over after subdividing a larger tract must be added to adjacent lots,
rather than allowed to remain as unusable parcels.
F.
Building Setback Lines.
1.
Shall
be shown on all lots intended for residential use and in some cases
may be required on lots intended for business use and shall provide
at least the setback required by the zoning ordinance.
2.
The
minimum width of residential lots measured at the setback lines thereof
shall not be less than:
3.
Where lots front upon a cul-de-sac or curved street having a radius of two hundred (200) feet or less, the minimum lot widths set forth in Subsection (E)(3) above shall be measured at the building setback line along an arc parallel to the right-of-way of such cul-de-sac or curved street. Such lots shall also be laid out so that their lot frontage, as measured on the arc of such right-of-way line, is not less than seventy percent (70%) of the required lot width measured at the building setback line.
G.
Sanitary Waste Disposal.
1.
The
method of sanitary waste disposal shall be determined and approved
by the City as part of the preliminary plat approval.
2.
Method. Method of sanitary waste disposal shall be determined
by the City giving consideration to the following order or preference.
a.
Connection
to public sanitary sewer system required when:
b.
Package treatment. The developer shall provide a complete
private sanitary sewer system using an approved package treatment
facility. Lines shall be laid to ultimately connect to public facilities.
Written approval by the Coordinator and State Department of Natural
Resources shall be required for preliminary plat review by Commission.
(Note: Where the developer provides mechanical treatment plant and/or
lift station, conditions should be spelled out where facility is retained
under private ownership or under what conditions the facility is accepted
by the City for maintenance and operation.)
c.
Sewerage disposal on individual lots.
(1)
Minimum size lots or lot splits to increase density will not be permitted
until served by public sewer;
(2)
Minimum lot size of one-half (½) acre required for each individual
septic tank system;
(3)
Minimum of six (6) feet of satisfactory soil (overburden) required.
Depth and soil association is to be determined by field inspection
and bore holes. However, City reserves the right to require trenching
when pinnacles are indicated on the tract;
(4)
Minimum of two (2) percolation tests per lot required conducted by
a registered professional engineer;
(5)
Satisfactory percolation tests and absorption quality of surrounding
areas within one hundred (100) feet of proposed plat shall be required
prior to acceptance of preliminary plat for Commission agenda;
(6)
Maximum of five (5) bedroom residence for system;
(7)
Duplex to require number of bedrooms plus one (1) for drain field
requirements;
(8)
No septic tank systems will be permitted within six hundred sixty
(660) feet of a swallow hole (or "eye") of sinks, springs or caves;
(9)
No septic tank systems will be permitted where private wells of unapproved
construction are the primary water supply;
(10)
No septic tank systems will be permitted within one hundred fifty
(150) feet of private wells constructed to Department of Natural Resource
standards and used for primary water supply;
(11)
No commercial or industrial uses shall be served by septic tanks;
(12)
No multi-unit apartments larger than duplexes shall be serviced by
septic tanks;
(13)
In areas where public sewers are expected to be installed within
a reasonable time in the opinion of the Commission based on studies
in the area, the Commission shall require that capped sewer mains
and house connections be installed in addition to the required on-site
facility.
H.
Easements.
1.
Utility
easements shall be provided, where necessary, and centered on rear
or side lot lines and shall be at least twenty (20) feet wide along
rear lot lines and ten (10) feet wide along side lot lines, except
that easements for street lighting purposes shall not in any event
be required to exceed ten (10) feet. Side lot easements, when needed
for other than street lighting purposes, may exceed ten (10) feet.
2.
Drainage easements. If a subdivision is traversed by a watercourse,
drainage way, channel or street, then a stormwater easement of drainage
shall be provided. Such easements 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. Parallel streets or parkways
may be required in connection therewith.
3.
Vision
triangle easements may be required on any corner lot to provide an
open and usable vision path for drivers of vehicles approaching the
intersection: The extent of vision triangle easement shall be based
on the type of intersection (3-way, four, protected, unprotected,
etc.), the type of street (local, collector, arterial, commercial
or industrial), topography, proposed street grades (if any), and the
design speeds contemplated for such roadways. The sight of vision
triangle is that form, two (2) sides of which are determined by measuring
twice the pavement width of each intersecting street along its centerline
from the center of the intersection.
I.
Business, Commercial And Industrial Subdivision.
1.
Streets. Notwithstanding the other provisions of this regulation,
the minimum width of streets adjacent to areas designed, proposed
or zoned for business, commercial or industrial use may be increased
by the Planning Commission to such extent as the Commission may deem
necessary to assure the free flow of through traffic without interference
from parked or parking motor vehicles.
2.
Blocks. Blocks intended for business, commercial or industrial
use shall be designed specifically for such purpose with adequate
space set aside for off-street parking and loading.
3.
Lots. The depth and width of properties reserved or laid
out for commercial and industrial purposes shall be adequate to provide
for the off-street service and parking facilities required by the
type of use and development contemplated.
4.
Marginal street access. When lots or blocks in a proposed
business, commercial or industrial subdivision front on any limited
access highway or arterial street, the subdivider may be required
to dedicate and improve a marginal access street to provide ingress
and egress to and from such lots or blocks.
