[R.O. 2008 §405.070; Ord. No. 381 Art. VII §1, 11-9-1987]
A.
No final plat for a subdivision shall be approved unless the improvement
plans conform to the minimum design standards set forth within these
regulations.
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 plat.
[R.O. 2008 §405.080; Ord. No. 381 Art. VII §2, 11-9-1987]
B.
The arrangement of streets in new subdivisions shall make provisions
for the continuation of the principal existing streets in adjoining
areas (or their proper projections where adjoining land is not subdivided).
C.
The angle of intersection between all streets shall not vary more
than ten degrees (10°) from a right angle, except by variance
in cases of exceptional conditions. Streets in alignment with existing
streets shall bear the same name of the existing street. All proposed
street names shall be checked against duplication of other street
names.
D.
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 turnarounds 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.
E.
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 streets.
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.
F.
The street and alley layout shall provide access to all lots and
parcels of land within the subdivision. Alleys shall be discouraged
in residential areas, but may 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.
G.
The proposed location of an intersection or any new street with an
existing City street or State highway shall be subject to approval
of the Missouri State Highway Department or the City Board of Aldermen,
as applicable.
H.
Intersections shall be designated and constructed to the current
standards and specifications of the Missouri State Highway Department
or the City Board of Aldermen, as applicable.
I.
The intersection of more than two (2) streets at one point will not
be permitted, nor will street jogs with center-line offsets of less
than one hundred twenty-five (125) feet, except by variance in cases
with exceptional conditions.
K.
Between reversed curves, there shall be a tangent of not less than
one hundred (100) feet on arterial and marginal access streets.
L.
Blocks shall be of sufficient width to provide for two (2) tiers
of lots of an appropriate depth. The Commission may approve 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.
M.
The length of blocks shall be such as may be appropriate, in the
opinion of the Planning Commission, for the locality and the type
of development contemplated, but shall not exceed one thousand five
hundred (1,500) feet where the average size of the lot does not exceed
two (2) acres in area.
N.
Each lot shall be provided with direct ingress and egress to a public
street or highway, to provide adequately for the layout of utilities,
garbage and waste removal, fire and police protection, and other services,
and to protect and further the public health and safety generally.
Subdivisions intended for commercial and industrial occupancy shall
have access to a collector street under all circumstances, except
in the case of appropriately separated planned retail centers.
[R.O. 2008 §405.090; Ord. No. 381 Art. VII §3, 11-9-1987]
A.
The size, shape and orientation 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 Chapter 402.
1.
Depth. Excessive depth in relation to width shall be voided. (A proportion
of one (1) to one (1) or two (2) to one (1) will normally be considered.)
2.
Street Access. Every lot shall abut on a street,
subject to the requirements of street and block layout as described
above.
3.
Width. Lots for residential purposes shall
have sufficient width at the building setback lines to permit compliance
with side yard or distance requirements or the Zoning Ordinance or
regulations and still be adequate for a building or practicable width.
4.
Double Frontage. Except as otherwise provided
herein, double-frontage lots shall be prohibited.
5.
Side Lot Lines. Where practicable, side lot
lines shall be approximately at right angles to the right-of-way line
of the street on which the lot faces.
6.
Corner Lots. Corner lots for residential uses
shall be platted wider than interior lots to permit compliance with
the yard and setback requirements of the applicable zoning regulation.
7.
Minimum Lot Size. Where not otherwise determined
by zoning ordinances or regulations, the minimum lot size for residential
purposes shall be seven thousand five hundred (7,500) square feet
with a minimum width of seventy-five (75) feet at the required building
setback line, a minimum side yard of ten percent (10%) of the frontage
on each side, a rear yard of twenty-five (25) feet, except for accessory
structures, and a front yard of thirty (30) feet.
[R.O. 2008 §405.100; Ord. No. 381 Art. VII §4, 11-9-1987]
A.
Existing features which would add value to residential development
or maintain the historic distinction of the City of Ironton shall
be retained whenever feasibly possible. Features such as watercourses
or falls, historic sites, trees or similar irreplaceable assets, shall
be preserved in the design of the subdivision. No significant natural
feature, historic site or similar amenity shall be moved, altered,
demolished or rerouted, nor shall any change in grade of the land
be effected unless approval of the preliminary plan has been granted
by the Planning Commission.
B.
All existing sinkholes shall be protected by being walled up or by an alternate procedure approved by the Planning Commission, and easements providing access to and including the sinkhole area shall be provided as required in Section 405.110 below.
C.
No existing trees shall be removed from any subdivision until approval
of the preliminary plan has been granted. All trees on the plat marked
for retention shall be preserved, and all trees shall be welled and
protected against change of grade where required.
[R.O. 2008 §405.110; Ord. No. 381 Art. VII §5, 11-9-1987]
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
(1/2) of the width taken from each of the abutting lots. Where necessary,
a twenty-foot easement may extend from the front to the rear lot lines
between lots with one-half (1/2) of the required easements from each
abutting lot.
B.
Whenever a stream, watercourse, drainageway, channel, or sinkhole
is located in an area which is being subdivided, the subdivider shall
provide an easement along each side of the above for the purpose of
widening, deepening, sloping, improving or protecting the above. The
width of the easement shall be adequate for any necessary channel
relocations and straightenings and approved by the City Engineer.
[R.O. 2008 §405.120; Ord. No. 381 Art. VII §6, 11-9-1987]
A.
The Commission shall confer with the subdivider regarding the type
and character of development that will be permitted in the subdivision.
B.
Deed restrictions or covenants, when included by the subdivider,
shall provide for the proper protection and maintenance of the development
in the future; however, such deed restrictions or covenants shall
not contain reversionary clauses wherein any lot shall return to the
subdivider because of a violation thereon of the terms of the restrictions
or covenants.
C.
Where the subdivision contains sewers, sewage treatment plants, water
supply system, park areas, street trees or other physical facilities
necessary or desirable for the welfare of the area and which are of
common use or benefit and are not or cannot be satisfactorily maintained
by an existing public agency, provision shall be made by trust agreement,
made a part of the deed restrictions acceptable to any agency having
jurisdiction over the location and improvement of such facilities,
for the proper and continuous maintenance and supervision of such
facilities.
[R.O. 2008 §405.130; Ord. No. 381 Art. VII §7, 11-9-1987]
Where an area being subdivided includes lands proposed to be
used for parks or schools, under the duly adopted Comprehensive Plan
of the City and environs, the subdivider shall not plat such lands
as a part of the subdivision plat; and shall confer with the appropriate
public agency regarding the time, method and amount of payment for
the agency to acquire the land. If no agreement has been reached upon
the acquisition of the area within two (2) years from the date of
the submission of the preliminary plan, the subdivider may then plat
the balance of the area.
[R.O. 2008 §405.140; Ord. No. 381 Art. VII §8, 11-9-1987]
The Street Design Standards are included as an attachment to
this Chapter.
[R.O. 2008 §405.150; Ord. No. 381 Art. VII §9, 11-9-1987]
The Street Cross-Section Standards are included as an attachment
to this Chapter.
[R.O. 2008 §405.160; Ord. No. 381 Art. VII §10, 11-9-1987]
A.
Concrete Surface.
1.
The crown of the street, in cross section, shall be a minimum
of one and one-half percent (1.5%) incline toward the center of the
pavement. All intersections shall be of uniform thickness one (1)
inch greater than the maximum thickness of the thickest intersecting
street.
2.
Portland cement concrete twenty-seven-day compressive strength
shall be a minimum of four hundred (4,000) psi, water-cement ratio
not exceeding six (6) gallons per sack, six (6) sacks of cement per
cubic yard of concrete, four percent (4%) to six percent (6%) entrained
air with maximum aggregate size of one and one-half (1 1/2) inches;
or as required to meet Missouri State Highway Commission Standards,
where applicable. Expansion material shall be placed every one hundred
(100) feet, with saw joints every twenty (20) feet.
|
Type of Street
|
Minimum Uniform Thickness
(inches)
| |
|---|---|---|
|
Arterial
|
7.25 to 8.25
| |
|
Collector
|
6.50
| |
|
Local
|
6.00
| |
|
Marginal
|
6.00
| |
|
Alley
|
6.00
|
B.
Flexible Surface.
1.
Base material to be aggregate containing five (5) twenty-five
percent (25%) fines, maximum aggregate size one (1) inch or good subbase
soil, if approved by the City Engineer; or as required to meet Missouri
State Highway Commission Standards, where applicable.
2.
The crown of the street, in cross section, shall be a minimum
of two percent (2%) incline toward the center of the pavement. All
intersections shall be of the maximum thickness of the two (2) intersecting
streets as shown in the table, plus one (1) inch of additional water-bound
macadam, if it is used, or one-half (1/2) inch of additional base
if asphalt surface is used.
|
Base Surface
|
Base/Surface Westbound Macadam (Grade B*)
(inches)
| |||
|---|---|---|---|---|
|
Type of Street
|
Grade B* Base
(inches)
|
Asphalt Surface
(inches)
| ||
|
Arterial
|
5
|
4
|
8
| |
|
Collector
|
5
|
3
|
6
| |
|
Local
|
5
|
2
|
6
| |
|
Marginal
|
5
|
2
|
6
| |
|
Alley
|
5
|
2
|
5
| |
|
*Gradation:
| ||
|---|---|---|
|
Grade B - Crushed Stone
| ||
|
100% through one-inch sieve
| ||
|
Maximum
|
65% through three-eighths-inch sieve
| |
|
5% to 25% through #10 sieve
| ||
[R.O. 2008 §405.170; Ord. No. 381 Art. VII §11, 11-9-1987]
 |
[R.O. 2008 §405.180; Ord. No. 381 Art. VII §12, 11-9-1987; Ord. No. 658, 3-9-2020]
(February 1987)
|
No.
|
Street Name
|
|---|---|
|
1.
|
Archer
|
|
2.
|
Boulder Drive
|
|
3.
|
Briarwood
|
|
4.
|
Buckey
|
|
5.
|
Burnett
|
|
6.
|
Dent
|
|
7.
|
Donna
|
|
8.
|
Eidson
|
|
9.
|
Elm
|
|
10.
|
Fairgrounds Road
|
|
11.
|
Fairlane
|
|
12.
|
Felicia
|
|
13.
|
Fifth
|
|
14.
|
First
|
|
15.
|
Greason
|
|
16.
|
Hall
|
|
17.
|
Hammond
|
|
18.
|
Hancock
|
|
19.
|
Heath
|
|
20.
|
Iron
|
|
21.
|
Kim
|
|
22.
|
Knob
|
|
23.
|
Lake Drive
|
|
24.
|
"M"
|
|
25.
|
Madison
|
|
26.
|
Main
|
|
27.
|
Mallard
|
|
28.
|
Marshall
|
|
29.
|
Michael Lane
|
|
30.
|
Missouri Highway
|
|
31.
|
Missouri Route M
|
|
32.
|
Monroe
|
|
33.
|
Mountain
|
|
34.
|
Oak
|
|
35.
|
Ozark
|
|
36.
|
Park Drive
|
|
37.
|
Patricia
|
|
38.
|
Peck
|
|
39.
|
Pine
|
|
40.
|
Polk
|
|
41.
|
Reynolds
|
|
42.
|
Robin
|
|
43.
|
Russell
|
|
44.
|
School Drive
|
|
45.
|
Second
|
|
46.
|
Shepherd
|
|
47.
|
Shepherd Mountain Drive
|
|
48.
|
St. Francois
|
|
49.
|
Sunshine
|
|
50.
|
Third
|
|
51.
|
Valley
|
|
52.
|
Washington
|
|
53.
|
Water
|
|
54.
|
Wayne
|
|
55.
|
West Boulder Lane
|
|
56.
|
Westwood Drive
|
[R.O. 2008 §405.190; Ord. No. 381 Art. VII §13, 11-9-1987]
|
Residential Density
| |||||
|---|---|---|---|---|---|
|
Block and Lot Requirements
|
Low Density
Over 20,000 Square Feet of Lot Area Per Dwelling Unit
|
High Density
Under 20,000 Square Feet of Lot Area Per Dwelling Unit
|
Business- Industrial
| ||
|
(1)
|
Maximum block length (feet)
|
1,500
|
1,000
|
2,000
| |
|
(2)
|
Minimum block length (feet)
|
300
|
300
|
300
| |
|
(3)
|
Minimum building setback (feet)
|
30
|
30
|
30
| |
|
(4)
|
Minimum lot width at building setback line (feet)
|
75
|
75
|
None
| |
|
(5)
|
Minimum lot depth (feet)
|
100
|
100
|
100
| |
|
(6)
|
Maximum lot depth
|
3 times width
|
3 times width
|
3 times width
| |
|
(7)
|
Minimum average lot width for corner lots (feet)
|
85
|
85
|
None
| |
|
Rights-of-way
| |||||
|
(8)
|
Local street right-of-way width (feet)
|
50
|
50
|
60
| |
|
(9)
|
Alley width, if provided (feet)
|
20
|
20
|
24
| |
|
(10)
|
Utility easement width (feet)
|
20
|
20
|
20
| |
|
(11)
|
Minimum cul-de-sac radius (feet)
|
50
|
50
|
60
| |
|
(12)
|
Corner radius at intersection of streets (feet)
|
20
|
20
|
30
| |
|
(13)
|
Maximum cul-de-sac length (feet)
|
1,000
|
1,000
|
1,500
| |
|
(14)
|
Maximum street grade
| ||||
|
a)
|
Local
|
12%
|
10%
|
8%
| |
|
b)
|
Collector
|
10%
|
10%
|
6%
| |
|
c)
|
Arterial
|
10%
|
10%
|
6%
| |
|
d)
|
Intersection
|
5%
|
4%
|
3%
| |
|
(15)
|
Minimum street grade
|
1%
|
1%
|
1%
| |
|
(16)a
|
Minimum sight distance at intersections
|
75
|
75
|
75
| |
|
(17)b
|
Street pavement width with curbs and gutters (feet)
| ||||
|
a)
|
Local
|
32
|
32
|
32
| |
|
b)
|
Collector
|
40
|
40
|
40
| |
|
c)
|
Arterial
|
44
|
44
|
44
| |
|
(18)
|
Minimum pavement radius on cul-de-sac (feet)
|
40
|
40
|
50
| |
|
(19)
|
Minimum center-line radius on horizontal curves (feet)
| ||||
|
a)
|
Local
|
150
|
150
|
200
| |
|
b)
|
Collector
|
300
|
300
|
300
| |
|
c)
|
Arterial
|
500
|
500
|
500
| |
|
(20)
|
Minimum tangent length on horizontal curves (feet)
|
30
|
30
|
40
| |
|
(21)c
|
Minimum length of vertical curves (feet)
| ||||
|
a)
|
Local
|
100
|
100
|
100
| |
|
b)
|
Collector
|
100
|
100
|
100
| |
|
c)
|
Arterial
|
200
|
200
|
200
| |
|
(22)d
|
Minimum sidewalk width (feet)
|
4
|
4
|
4
| |
|
NOTES:
| |
|---|---|
|
a
|
Back from intersection, across corners.
|
|
b
|
Pavement widths are from inside curb lip to inside curb lip.
|
|
c
|
Not less than 20 feet for each algebraic different in grade.
|
|
d
|
Located as per the cross sections in Section 405.150.
|
