§ 57-6. Preliminary subdivision design standards.
(a)
General. No preliminary plat for a subdivision shall be approved by the board of aldermen unless the plat conforms to the minimum standards set forth within this regulation. Compliance with the major street plan and the city comprehensive plan for streets, school sites, public parks and recreational areas, and other public services and facilities shall be considered in the approval of the preliminary plat.
(b)
Street and block layout. Street classifications shall be limited to three (3) categories in accordance with their use functions:
Arterial
Collector
Local (including culs-de-sac)
(1)
The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining areas (or other proper projections where adjoining land is not subdivided).
(2)
The angle of intersection between all streets shall be perpendicular or radial, except by variance in cases of exceptional conditions.
(3)
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.
(4)
The street and alley layout shall provide access to all lots and parcels of land within the subdivision. Alleys shall be prohibited in residential areas but may be included in commercial and industrial areas where needed for loading and unloading or access purposes.
(5)
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.
(6)
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 collector and arterial streets 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 planning and zoning commission and board of aldermen, an adequate buffer area shall be provided and access from any abutting major street prohibited.
(c)
Lot dimensions, sizes, shapes, and positions. 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 applicable zoning ordinance or regulations.
(1)
Depth. Excessive depth in relation to width shall be avoided.
(2)
Width. Lots for residential purposes shall have sufficient width at front building set back lines to permit compliance with side yard and distance requirements of the applicable zoning ordinance or regulations and still be adequate for a building of practicable width. Excessive width in relation to depth shall be avoided.
(3)
Side lot lines. Side lot lines shall be perpendicular or radial to the right-of-way line of the street on which the lot faces, except where approved by the director.
(4)
Corner lots. Corner lots for residential use shall be platted wider than interior lots to permit compliance with the yard and setback requirements of the applicable zoning regulation.
(5)
Street access. All lots shall abut on a dedicated street right-of-way.
(d)
Building set back lines . The principal structure on all lots shall be constructed to align with the front lot line. In all subdivisions, the building set back line will be established on the preliminary and final plats. The building set back line shall run parallel to the adjacent street and shall be no less than thirty (30) feet from any street right-of-way.
(1)
Where the building set back line is a straight line, the front face of the building shall be placed directly on the building set back line.
(2)
Where the building set back line is an outside curve, the front face of the building shall be placed on a line tangent to that curve. Where the building set back line is an inside curve, the front building corners shall be placed directly on that curve.
(3)
On corner lots, the front and side faces of the principal structure will be placed on the building set back lines for both streets upon which the lot has frontage and, if constructed at an angle, the front face of the building will be in contact with both building set back lines.
(4)
On all lots, the building may be constructed with the front face up to ten (10) feet back from the building set back line, provided that the alignment remains in accordance with the other provisions of this section and all other zoning setback requirements are met. Any side face fronting on an intersecting street may also be constructed up to ten (10) feet back from the building set back line.
(e)
Design characteristics for street pavement. Refer to street and storm sewer specifications of Jackson, Missouri for details of pavement composition.
CONCRETE
Type of Street Minimum Uniform Thickness Alley 6.00 Inches Local 6.00 Inches Collector 7.00 Inches Arterial 8.00 Inches ASPHALT
Type of Street Minimum Uniform Thickness Alley 7.00 Inches Bituminous Concrete w/16.00 Inches Modified Subgrade or 12.00 Inches of Rock Base. Local 7.00 Inches Bituminous Concrete w/16.00 Inches Modified Subgrade or 12.00 Inches of Rock Base. Collector Not applicable. Arterial Not applicable. (f)
Subdivision minimum design standards chart.
BLOCK AND LOT REQUIREMENTS
Block and Lot Requirements Residential Business and Industrial Maximum Block Length 1000 1500 Minimum Block Length 300 300 Minimum Building Line 30 Refer to Zoning Street Design Standards Maximum Cul-de-sac Length 750 1000 Right-of-Way Widths Alley N/A 24 Local 50 50 Collector 60 60 Arterial Two Lane 64 64 Arterial Four Lane 64 64 Arterial Five Lane 80 80 Cul-de-sac Radius 52 52 Pavement Widths Alley N/A 20 Local—Parking One Side 32** 38 Local—Parking Two Sides 38 38 Collector 38 38 Arterial Two Lane 42 42 Arterial Four Lane 50 50 Arterial Five Lane 64 64 Cul-de-sac Radius 40 60 Minimum Corner Radii Right-of-Way 20 20 Pavement 30 30 **On local streets in residential subdivisions, the developer may, at his option, construct thirty-two (32) foot wide streets if four (4) foot wide, four (4) inch thick sidewalks are constructed on at least one (1) side and parking is restricted to one (1) side only. This option is not applicable on streets for which provision has been made for continuation to adjoining areas.
(g)
Street design cross sections.
Street Design Cross Sections
(h)
Street name guide.
(1)
Street names shall conform to the "Guidelines for Naming and Numbering Streets—Planning Standards Series No. 1A" by the Southeast Missouri Regional Planning and Economic Development Commission, Document No. 4.21-93, and dated October 25, 1993.
(2)
Streets in alignment with existing streets shall bear the same name of the existing street. All proposed street names shall be checked against duplication or similarity to other street names in the service area of the Cape Girardeau County 911 system.
Street Name Guide
(Ord. No. 02-45, § 1, 7-1-02; Ord. No. 03-82, §§ 2, 3, 7-21-03; Ord. No. 03-98, § 1, 8-18-03; Ord. No. 04-16, § 1, 2-17-04)