1.  To provide desirable building sites logically related to topography, natural features, streets, parking areas, common land (if any), other structures, and adjacent land uses;
2.  Consideration for surrounding land uses in terms of the impact of the proposed development on the surrounding area;
3.  Consideration for any existing or potential impacts of adjacent land uses on the proposed development;
4.  Give due regard to natural features (such as large trees and watercourses), presence of historic landmarks or districts, the proximity and density of nearby residential areas, and any other on- or off-site conditions.

1.  Every street established after the effective date of this article shall be platted, designed and built in accordance with the requirements of this article.
2.  Private streets shall be prohibited, except for private drives primarily intended to provide access to parking areas associated with multiple-family residential developments, or road easements or cross access easements associated with nonresidential developments.
3.  Half-width streets shall be prohibited.
4.  The street layout shall be appropriate for the type of development proposed and properly integrated with the street system in the area adjoining the development.
5.  Residential streets shall be laid out to discourage through traffic and culs-de-sac, to encourage connectivity, to permit efficient drainage and utility systems, and to provide convenient and safe access to lots.
6.  In conjunction with satisfying the intent of Subsection C5, above, residential streets shall interconnect with surrounding streets where determined to be necessary to permit the convenient movement and dispersion of traffic within the local neighborhood and/or that would facilitate the access of emergency vehicles.
7.  All dead-end streets shall be developed with a cul-de-sac turnaround, with a circular pavement provided in accordance with this section, unless the Planning Commission recommends, and the Board of Aldermen approves, an equally safe and maneuverable turnaround space. This turnaround requirement shall not apply to dead-end stub streets having no more than four lots fronting thereto and which do not exceed 250 feet in length as measured from the center line of the street intersection to the end of the stub street, provided that the Planning Commission and Board of Aldermen determine that such street provides a safe means of access for police, fire, and emergency vehicles.
8.  Streets shall intersect, as nearly as possible, at right angles, and no street shall intersect with another at less than 70°. Not more than two streets shall intersect at any one point.
9.  Whenever possible, proposed street intersections along one side of a street shall coincide with existing or proposed intersections on the opposite side of such street. In any event, where a center-line offset (jog) occurs at an intersection, the distance between the center lines of the intersecting streets shall not be less than 150 feet when the intersected street is a residential street, and not less than 200 feet when the intersected street is a collector street or highway.
10.  Street right-of-way shall not be placed adjacent to side or rear property lines of a lot, tract, or parcel in an established residential subdivision, except as is necessary to provide for future connections to adjoining unsubdivided tracts where recommended by the Planning Commission and approved by the Board of Aldermen. A minimum of a twenty-five-foot landscaped buffer, established as common ground, shall be provided between the street right-of-way and the side or rear property lines of the lots, tracts, or parcels, associated with the established residential subdivision. Intersection roundings shall be exempt from this requirement.
11.  Additional traffic lanes or other widening, pavement thickness, drainage facilities, granular base, traffic control devices, and other improvements may be required to accommodate traffic volumes projected to be generated by the development, unsuitable soil conditions, steep grades, or other conditions.

1.  Street design standards and requirements for the City's two principal street types are provided for in Table 26-44 below.
 

2.  Miscellaneous geometric requirements.

a.  All pavement surfaces shall be centered within the right-of-way without exception.
b.  The minimum height of the street crown shall be determined by using a cross slope of 2%, or as required by the geometric pavement design approved by the Director of Public Services.
c.  Intersections shall be designed with grades as level as possible, notwithstanding provisions for proper drainage. Approaches to intersections shall not have a grade exceeding 3% for a distance of not less than 150 feet, measured from the center line of the intersecting street.

3.  Street names.

a.  Proposed through streets which are continuations of or in general alignment with existing streets shall bear the names of such existing streets.
b.  Except as required under Subsection D3a, above, the name of a proposed street shall not duplicate the name of any existing or platted street within the county.
c.  All names of the streets proposed by the developer shall be approved by the County Department of Revenue prior to submitting the final plat to the City for review.

1.  Requirements.

a.  Except as provided for herein, sidewalks shall be provided along both sides of any street, including around any cul-de-sac.
b.  Sidewalks or pedestrianways may be required elsewhere within a development to provide access to parks, schools, public transportation facilities, common land, or similar areas when the Planning Commission finds that such sidewalks or pedestrianways are necessary to promote public safety.
c.  Sidewalks or pedestrianways shall be constructed in accordance with the specifications established by the Director of Public Services. The minimum requirements for sidewalks shall be as follows:

(1)  Residential sidewalks or pedestrianways shall be concrete, having a minimum thickness of four inches and increased to six inches at driveway entrances. The minimum width of sidewalks in residential developments shall be four feet, except that wider widths may be required by the Board of Aldermen upon recommendation from the Planning Commission.
(2)  Nonresidential sidewalks shall be concrete, having a minimum thickness of four inches and increased to seven inches at driveway entrances. The minimum width of sidewalks in nonresidential developments shall be four feet, except that wider widths may be required by the Board of Aldermen upon recommendation from the Planning Commission.
(3)  Sidewalks shall be handicapped accessible.
(4)  Where sidewalks do not presently exist along Watson Road (a state highway), sidewalks shall be provided; however, if the State Highway and Transportation Department prohibits such sidewalks within the state right-of-way, then the sidewalks shall be placed in a public easement outside of the right-of-way.

d.  Pedestrianways, as distinguished from sidewalks along streets, may be constructed with other suitable materials; use of such materials shall be subject to the approval of the Director of Public Services when the developer can demonstrate that:

(1)  Such pedestrianways would serve the residents of and visitors to the development as adequately as concrete sidewalks; and
(2)  Such pedestrianways would be more appropriate with respect to the overall design theme of the development.

2.  Variance procedure. A developer may request a waiver from the requirement for sidewalks along a street, in accordance with the variance procedure outlined in this article. The Director of Public Services shall provide a report to the Planning Commission concerning the conditions within the street right-of-way involved with the request. The Planning Commission may recommend, and the Board of Aldermen may approve a waiver in the following cases:

a.  Where sidewalks are not deemed necessary for the public safety or where topographical or other conditions make their installation and use impractical;
b.  Where the applicant has submitted an alternative sidewalk plan that provides for more direct and safer movement of pedestrian traffic; or
c.  Where the applicant can demonstrate that justifiable conditions exist wherein the strict application of requirements contained in this section would:

(1)  Impose practical difficulties or particular hardship; or
(2)  Create additional sidewalks that would not be in the public interest, and public safety would be adequately accommodated without the sidewalks.

1.  General.

a.  Every lot shall have access from a public street, except for nonresidential lots accessed by a roadway easement or cross access easement approved by the Board of Aldermen and recorded on a record or easement plat.
b.  The minimum area of lots shall be in accordance with the regulations of the zoning district in which the lots are located.
c.  The side lot lines of lots shall generally be at right angles to straight street lines, and radial to curved street lines, unless a deviation from this general standard would provide a better street and lot plan, in the judgment of the Planning Commission.
d.  Through lots should be avoided, except where necessary to provide separation of the subdivision from major or secondary streets, or as otherwise required by topography or similar conditions.
e.  Through lots shall have driveway access from the internal residential (local) street, unless it is impractical to do so because of topography or similar conditions.

2.  Corner lots.

a.  Corner lots shall have adequate width to permit the required building setback lines from both streets. (See Article IV, Zoning Districts and Use Standards, of this chapter.)
b.  Corner lots located at the intersection of a collector street and a residential (minor) street shall have driveway access from the residential (local) street, if possible. Driveways shall be located as far from the street intersection as practical and shall not be located within the area described in Article II (Definitions), § 26-5 (definition of "sight distance triangle").

3.  Flag lots. Flag lots are not to be permitted.

1.  General requirements.

a.  In any case in which a developer installs or causes the installation of water, sanitary sewer, storm sewer, electrical power, telephone, cable television, or other facilities outside a public street right-of-way, and intends that such facilities shall be owned, operated, or maintained by a public utility or any entity other than the developer, the developer shall transfer to such utility or entity the necessary ownership or easement rights to enable the utility or entity to operate and maintain such facilities upon their completion and acceptance by the utility or entity. Such easements shall be clearly indicated on the final subdivision plat or special easement plat.
b.  Where possible, easements should be located along rear and side lot lines. Such easements shall not be less than 10 feet in width, which may be divided evenly between abutting properties.

2.  Storm drainage easements.

a.  Storm drainage easements may be required for the proper drainage within and through a development. Wherever a subdivision is traversed by a watercourse, drainage channel, or stream, there shall be provided a drainage easement which shall be for the purpose of widening, straightening, improving, and maintaining such drainageway. The width of the drainage easement shall be as necessary for the access and maintenance of the drainageway or as required by the MSD.
b.  Access easements shall be established as necessary to provide an unobstructed route to the storm drainage easement area for maintenance equipment. Separately designated access easements shall not be less than 20 feet or as specified by the MSD.

1.  Underground wiring required. All electric, lighting, telephone, and cable television distribution lines shall be installed underground, except those feeder lines necessary to serve the development and in locations approved by the Director of Public Services. Switching enclosures, pad-mounted transformers, and service pedestals may also be installed above ground. The Board of Aldermen may approve, upon recommendations from the Planning Commission, aboveground installations in whole or in part for developments, only when a request is submitted by the developer with documentation that supports the impracticability of installing such utility lines underground.
2.  Water facilities.

a.  The developer shall secure water service to each lot within the development for the purpose of providing sufficient potable water supply and fire protection.
b.  The developer shall arrange for installation of water mains. Fire hydrants shall be located and installed in accordance with specifications established by the City Fire Marshal.

3.  Sanitary and storm sewers.

a.  Adequate sanitary sewer collection lines shall be provided and accessible to each lot. All sanitary sewers, sanitary sewer connections, manholes, and other sanitary sewer installations serving the development shall comply with MSD design standards and design standards established by the Director of Public Services. In instances where there are differences between MSD standards and those established by the Director of Public Services, the most restrictive standard shall apply. The developer shall be responsible for installing all required building service connections.
b.  Every development shall be designed to control stormwater runoff. All storm sewers, storm sewer connections, detention/retention facilities, and other storm drainage improvements shall comply with MSD design standards and design standards established by the Director of Public Services. In instances where there are differences between MSD standards and those established by the Director of Public Services, the most restrictive standard shall apply.
c.  Within the C-1 and M-1 Zoning Districts, all storm drainage detention facilities shall be installed underground.
d.  In residential developments, drainage/retention facilities and land area required to provide access to such facilities shall be located within common ground. Drainage detention facilities or other storm drainage facilities that will not be maintained by the MSD shall be conveyed to the trustees of the subdivision for maintenance purposes, in accordance with this chapter.
e.  In single-lot developments, drainage detention facilities or other storm drainage facilities that will not be maintained by the MSD shall be maintained by the property owner.
f.  Drainage discharge. All drainage provisions shall be of such design as to carry surface waters to the nearest practical storm drain, natural watercourse or street, as approved by the Director of Public Services. The finished grade of sites, one acre or greater in area, from which all or a portion will drain into a natural and improved drainageway, shall be so designed so that stormwater runoff is intercepted by diversion swales or area inlets, and lowered to a stable outlet constructed of concrete, riprap, pipe or other techniques required by MSD or as specified by the Director of Public Services. The rate of discharge of surface water runoff shall be in accordance with the requirements of MSD, except that the Director of Public Services may require a more restrictive discharge rate in areas where flash flooding, bank erosion or other chronic stormwater drainage problems exist.

4.  Other utilities. The design and installation of other utilities (e.g., electric distribution, gas mains and services, telephone, and cable television) shall be provided at a service level necessary for the development of, and in accordance with, the specifications, approval, and inspection requirements of the applicable utility company.

1.  Decorative streetlight standards for residential districts. All streetlight standards and fixtures within residential developments shall be of Early American style (Union Electric Stock No. 38-01-517 or No. 38-01-518 or equivalent), except where other light standards and fixtures may be necessary for increased lighting levels and coverage. All light standards and fixtures shall be subject to the approval of the Director of Public Services.
2.  Illumination. Streetlight fixtures shall be light emitting diodes (LED). In residential districts, each fixture shall have a minimum 9,500 lumen output, except that a higher lumen output may be required where determined necessary by the Director of Public Services. In residential districts, the maximum initial illumination level, five feet above the base of the light source, shall be no greater than three footcandles, except at street intersections requiring higher illumination levels. In nonresidential districts, each fixture shall have 25,500 lumen output. Consideration shall be given to the lighting quality and color predominantly used in that neighborhood, district, or immediate area.
3.  Height. The lighting source shall not be less than 15 feet nor greater than 25 feet above grade, except as may be required for major streets and highways.
4.  Location.

a.  General. Streetlights shall be provided at each intersection of a street within the subdivision, on street frontage between intersections, at each intersection of a street with a sidewalk or pedestrianway, and at each cul-de-sac turnaround. Light standards shall not be located within three feet of the back of the street curb. Where sidewalks are required, streetlight standards shall be located between the sidewalk and the street curb. Variations to the latter two requirements may be approved by the Director of Public Services so long as proper illumination is achieved without impairing pedestrian and vehicular traffic safety.
b.  Residential subdivisions. Residential streets shall have streetlights installed at a maximum spacing of 200 feet.
c.  Nonresidential subdivisions. Nonresidential streets shall have streetlights installed at a maximum spacing of 250 feet.

5.  Installation expense, maintenance and operation. Streetlights shall be installed at the expense of the developer. Upon acceptance of streets for maintenance by the City, the City will assume financial responsibility for the ensuing electric charges for streetlights located in City street rights-of-way. All other lighting expenses shall be the responsibility of the property owner or the owners in common. In the latter case, the trust indenture, or similar instrument, as required in this article, shall provide for the assessment and collection of moneys necessary for the operation of the common lighting system.

1.  Exceptional development constraints. Where there is a question as to the suitability of a proposed subdivision of land, or portion thereof, for its intended use, due to factors such as steep slopes, rock, soil conditions, high water table, flood conditions or other adverse natural physical conditions, the Director of Public Services may require test borings or other engineering investigations to determine the severity of such conditions. The Director of Public Services may withhold approval of improvement plans until engineering or other relevant studies are conducted by the applicant and are presented to the Director of Public Services which establish that the methods proposed to alleviate any such conditions are adequate to avoid any danger to public health, safety, welfare, or proposed improvements or structures. The Director of Public Services may impose conditions on any applicable permit to ensure that the necessary measures are taken to solve the problems created by unsuitable land conditions.
2.  Construction testing. The Director of Public Services may require that the developer take concrete cylinder or core samples and have laboratory tests conducted on same, and present same to the Director of Public Services, for street and sidewalk pavements to ensure compliance with design and construction requirements.

1.  Survey monuments. All subdivision boundary corners and the four corners of all street intersections shall be marked with monuments. Such monuments shall be constructed in accordance with the Standards of Missouri Board for Architects, Professional Engineers and Land Surveyors and Department of Natural Resources.
2.  Benchmark. A permanent benchmark shall be accessibly placed, the elevation of which shall be based on USGS datum, and accurately noted on the final plat.

1.  For all sites, water and drainage provisions shall be designed to carry waters to the nearest practical storm drain, natural watercourse, or street. For sites one acre or greater in area, the finished grade shall be designed so that stormwater runoff is intercepted by diversion swales or stormwater inlets and conveyed to a stable outlet constructed of concrete, riprap, pipe or other designed techniques required by MSD. Sites one acre or greater in area must be approved by MSD.
2.  The rate of discharge of surface water runoff shall be in accordance with the requirements of MSD, except that the Director of Public Services may require a more restrictive discharge rate in areas where flash flooding, bank erosion or other chronic stormwater drainage problems exist.
3.  Water shall not be directed through a pipe, culvert, hose, spout, or drain which discharges within 10 feet of an abutting property line or right-of-way line. The following are exceptions to this prohibition:

a.  Discharge within two feet of the building foundation; or
b.  Discharge into an open natural creek or swale on the same property; or
c.  Discharge that is parallel or vertical to the abutting property line and at least five feet from said line.

4.  Increased water discharges due to an increase in the amount of impervious cover on the site must be discharged into a stormwater management basin or rain garden to ensure that there is not an increase in peak discharge rates. Stormwater management basins and rain gardens shall be in accordance with the following requirements. Sites one acre or greater in area, and all nonresidential sites, shall comply with stormwater management regulations adopted by MSD, as amended. Residential sites less than one acre in area shall comply with stormwater management and rain garden standards adopted by the Missouri Botanical Garden, as amended, and be approved by the Director of Public Works.
5.  Any property owner violating this section is subject to the penalties specified in § 26-47 (Administration and enforcement), Subsection F (Violations and penalties).