No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design.

a. Length. Block lengths shall not exceed one thousand four hundred (1,400) feet nor be less than four hundred (400) feet in length. If the topography justifies a departure from the stated maximum length, such variance shall require approval of the Planning and Zoning Commission. Excess grades on intersecting streets may be considered justification.

b. Width. Blocks shall be at least wide enough to allow two (2) tiers of lots of minimum lot depth. The Commission may approve double frontage lots which would otherwise front on a major street or where topographic or other tract conditions prevent single frontage design. Where double frontage lots are permitted, a twenty-foot landscaped buffer shall be provided and access from the "rear" street prohibited.

c. Pedestrian Way. Pedestrian ways may be required across blocks which exceed nine hundred (900) feet in length, to connect dead-end streets, or to provide access to parks, schools, shopping areas, or similar facilities. If a pedestrian way is required a ten (10) foot right-of-way shall be set aside with a four (4) foot pavement, and at a grade no steeper than fifteen percent (15%) unless steps of adequate design are provided.

In General.
A bond commitment equal to one and one half (1 1/2) times the estimated cost of curb and gutter, paving, sewer hookup, and storm drainage, and extension of other utility connections in an amount approved by the City Council shall be posted prior to approval of any shopping center development. The estimated time required for the entire construction shall be submitted together with the bond commitment on the date the proposal is submitted to the Planning and Zoning Commission for approval. [Also see § 400.440(F), Amendments  Involving A Planned Development District.]

No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design.

Due regard shall be given to: natural features such as large trees, unusual rock formations, and watercourses; sites which have historical significance; and for similar assets, the preservation of which would add attractiveness and value to the subdivision. Sites which are mutually accepted by the subdivider and the appropriate public agencies for school, park, recreation, or other public improvements or uses shown on the comprehensive plan shall be reserved and designated for such uses on the plat of any subdivision in which such a parcel is located.

A. Manufacturing plants operating in the City of Aurora on or before November 11, 1985, regardless of the classification into which the district in which they are located may be placed, shall not be prevented from expanding their plants or buildings onto adjacent property for the purpose of continuing the character of manufacturing in which they are engaged at the time of adoption, nor shall they be prevented from making alterations or structural changes necessitated by their business; provided that the additions, alterations, or structural changes meet the requirements as to materials established for the fire zone.
B. Such manufacturing plants shall not, however, be permitted to change their operations in such a manner as to render them materially more noxious or offensive by reason of vibration, noise, or emission of odor, dust, smoke, or gas.

Compliance.
No development located within the special flood hazard areas of this community shall be located, extended, converted, or structurally altered without full compliance with the terms of this Floodplain Management Chapter and other applicable regulations.

A. In all areas identified as numbered and unnumbered A Zones and AE Zones, where base flood elevation data have been provided, as set forth in § 415.150(B), the following provisions are required:

1. Residential Construction. New construction or substantial improvement of any residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to one (1) foot above base flood elevation.

[NOTE: In all unnumbered and numbered A Zones and AE Zones, the FEMA, Region VII office recommends elevating to one (1) foot above the base flood elevation to accommodate floodway conditions when the floodplain is fully developed.]

2. Non-Residential Construction. New construction or substantial improvement of any commercial, industrial, or other non-residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to one (1) foot above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed so that below the base flood elevation the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth in Article III: Administration, § 415.130(A)(9).

[NOTE: The FEMA, Region VII office recommends elevating to one (1) foot above the base flood elevation to qualify for flood insurance rates based upon floodproofing.]

 

3. Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest floor used solely for parking of vehicles, building access, or storage in an area other than a basement and that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:

a. A minimum of two (2) openings having a total net area of not less than one (1) square inch for every square foot of enclosed area subject to flooding shall be provided; and
b. The bottom of all openings shall be no higher than one (1) foot above grade. Openings may be equipped with screens, louvers, valves, or other coverings or devices, provided that they permit the automatic entry and exit of floodwaters.

Notwithstanding the regulations contained in any part of this Zoning Regulations Chapter, no use other than an agricultural use, public park or parkway, and public street or highway will be permitted in any zone designated by the Planning and Zoning Commission as a floodplain area unless adequate measures are taken to protect the use from flood damage. These measures will be subject to approval by the Planning and Zoning Commission.

No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design.

a. Frontage.

(1) Minimum Width. The minimum width of a residential lot shall be seventy (70) feet at the front setback line.
(2) Arrangement. Each lot shall be free from flooding. No lot shall be impractical of improvement due to steepness of terrain, dangerous soil conditions, stormwater collection, or other adverse natural physical conditions. Side lot lines shall be at right angles to street lines and radial to curved street lines where practical.

b. Dimensions.

(1) The size, shape, and orientation of lots shall be designed to provide desirable building sites, properly related to topography, natural features, streets, and land uses.
(2) Residential lots not served by a sewage disposal system shall have a lot area of not less than twenty-one thousand seven hundred eighty (21,780) square feet, or such area as may be determined to be necessary by the Commission. (See 410.070: Hillside Development).
(3) Residential lots served by public sewers shall have a lot area of not less than eight thousand (8,000) square feet and a minimum depth of one hundred ten (110) feet. (See 410.070: Hillside Development for steep slope requirements.)
(4) The minimum lot area of residential lots proposed to be served by individual private wells shall be as determined by the Commission and the Missouri Department of Natural Resources in accordance with the factors of soil conditions, and the proposed sewage disposal system.
(5) Remnants of land, containing less area than herein required and not designated and accepted for utility or public purposes, shall not be permitted.
(6) Where property is proposed for development for commercial uses, the subdivider shall design a layout providing for an overall or unified development, and where possible, avoid the platting of individual lots for each business establishment.
(7) When property is to be developed for industrial uses, consideration will be given to a flexible lot, street, and utility arrangement in order to allow for the needs of particular industries.

A. All manufactured homes to be placed within all unnumbered and numbered A Zones and AE Zones on the community's FIRM shall be required to be installed using methods and practices that minimize flood damage. For the purposes of this requirement, manufactured homes must be elevated and anchored to resist flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors.
B. Require manufactured homes that are placed or substantially improved within unnumbered or numbered A Zones and AE Zones, on the community's FIRM on sites:

1. Outside of a manufactured home park or subdivision;
2. In a new manufactured home park or subdivision;
3. In an expansion to an existing manufactured home park or subdivision; or
4. In an existing manufactured home park or subdivision on which a manufactured home has incurred substantial damage as the result of a flood;
be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to one (1) foot above the base flood elevation and be securely attached to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.

C. Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within all unnumbered and numbered A Zones and AE Zones on the community's FIRM, that are not subject to the provisions of Section B, above, be elevated so that either:

1. The lowest floor of the manufactured home is at one (1) foot above the base flood level; or
2. The manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six (36) inches in height above grade and be securely attached to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.

[NOTE: In all unnumbered and numbered A Zones and AE Zones, the FEMA, Region VII office recommends elevating to one (1) foot above the base flood elevation to accommodate floodway conditions when the floodplain is fully developed.]

A. The lawful use of any building, structure, or land existing at the time of the enactment of this Chapter, November 11, 1985, may be continued, although such use does not conform with the provisions of this Chapter; provided the following conditions are met:

1. Unsafe Structures. Nothing in this Chapter shall prevent the strengthening or restoring to a safe condition of any portion of a building or structure declared unsafe by a proper authority.
2. Alterations. A non-conforming building or structure may be altered, improved, or reconstructed; provided such work is not to an extent exceeding in aggregate cost twenty-five percent (25%) of the appraised value of the building or structure, unless the building or structure is changed to a conforming use. (See also Restoration, below.)
3. Extension. A non-conforming use shall not be extended, but the extension of a lawful use to any portion of a non-conforming building or structure which existed prior to the enactment of this Chapter shall not be deemed the extension of such non-conforming use.
4. Changes. If no structural alterations are made, a non-conforming use of a building may be changed to another non-conforming use of the same or more restricted classification upon review and approval by the Planning and Zoning Commission.
5. Construction Approved Prior To Zoning Code. Nothing herein contained shall require any change in plans, construction or designated use of a building or structure for which a building permit has been issued and the construction of which shall have been diligently prosecuted within twelve (12) months of the date of such permit, and the ground story framework of which, including the second tier of beams, shall have been completed within eighteen (18) months of the date of such permit, and which entire building shall be completed according to such plans as filed within twenty-four (24) months from November 11, 1985.
6. Restoration. Nothing in this Chapter shall prevent the reconstruction, repairing, rebuilding, and continued use of any non-conforming building or structure damaged by fire, collapse, explosion, or acts of God, subsequent to November 11, 1985, wherein the expense of such work does not exceed fifty percent (50%) of the appraised value of the building or structure at the time such damage occurred. (See also Alterations, above.)
7. Wear And Tear. Nothing in this Chapter shall prevent the reconstruction, repairing, or rebuilding of a non-conforming building, structure, or part thereof existing on or before November 11, 1985, rendered necessary by wear and tear, deterioration or depreciation; provided the cost of such work shall not exceed twenty-five percent (25%) of the appraised value of such building or structure at the time such work is done, nor prevent compliance with the provisions of the Aurora Building Code and/or Housing Code relative to the maintenance of buildings or structures.
8. Abandonment. A non-conforming use of a building or premises which has been abandoned shall not thereafter be returned to such non-conforming use. A non-conforming use shall be considered abandoned:

a. When the intent of the owner to discontinue the use is apparent; or
b. When the characteristic equipment and the furnishings of the non-conforming use have been removed from the premises and have not been replaced by similar equipment within three (3) months, unless other facts show intention to resume the non-conforming use; or
c. When it has been replaced by a conforming use; or
d. When it has been changed to another use under permit from the Planning and Zoning Commission.

9. Displacement. No non-conforming use shall be extended to displace a conforming use.
10. Cessation Of Junkyard And Wrecking Or Salvage Yard. No junkyard or automobile wrecking yard not within an enclosed masonry building and not within an appropriate industrial district shall be operated or maintained for more than six (6) months after a zoning change to a use district within which such yard is not permitted; except that in a light industrial district, where the Planning and Zoning Commission determines that it is impractical to roof over a large area containing junk material or an automobile wrecking salvage yard, the Commission may permit the construction around such area of a six-foot-high masonry wall or substantial, slightly, tight, or semitight fence, whichever, in its opinion, is the more appropriate in the surroundings of the property, and may then permit, for a specified time, the continued use of such property for such purposes.
11. Unlawful Use Not Authorized. Nothing in this Chapter shall be interpreted as authorization for or approval of the continuance of the use of a structure or premises in violation of zoning regulations in effect on November 11, 1985.
12. Certificate Of Non-Conforming Use. Upon request following November 11, 1985, the Planning and Zoning Commission shall issue a certificate of non-conforming use, unless said use shall be in conformity with the provisions of the use zone in which property is located.

a. In accordance with the provisions of this Section, no use of land, buildings, or structures shall be made other than that specified on the certificate of non-conforming use, unless said use shall be in conformity with the provisions of the use zone in which the property is located.
b. A copy of each certificate of non-conforming use shall be filed with the office of the City Clerk. No permit or license shall be issued to any property for which a certificate of non-conforming use has been issued until said permit or license has been approved by the Planning and Zoning Commission.

13. District Changes. Whenever the boundaries of a district shall be changed so as to transfer an area from one (1) district to another district of a different classification, the foregoing provisions shall also apply to any non-conforming uses existing therein.

B. Note. It is the intent of Subsection (A)(8) of this Section when applied to mobile homes, that: "Following the effective date of this Chapter, November 11, 1985, all mobile homes, heretofore situated in locations not in conformity with standards required under this Chapter shall be allowed to remain in their location only so long as the existence of said mobile home, in proper condition, in the former location has not been altered. At such time as any mobile home is moved from a location previously allowed as a non-conforming use, the use expires and another mobile home cannot then be moved in to replace the one (1) previously located in the area in question."

A. General Intent And Application. It is the intent of these requirements that adequate parking and loading facilities be provided off the street for each use of land within the City. Requirements are intended to be based on the demand created by each use. These requirements shall apply to all uses in all districts.

B. Application Procedure.

1. In all districts, in connection with every use, sufficient off-street parking spaces shall be provided to accomplish the principles set forth in this Chapter and to meet the parking demands generated by residents, employees, company officials, company vehicles, and customers. Required parking spaces shall be located on the lot on which the principal use is located except as provided in this Section.
2. Each application for a building permit or variance shall include plans for at least the minimum number of parking spaces as herein provided. Plans shall include information as to location and dimensions of off-street parking spaces and the means of access to the spaces. The Building Official shall not approve any application until he/she determines that the requirements of this Section are met in the plans.
3. Each parking space shall contain not less than two hundred (200) square feet in area exclusive of access and circulation aisles. Areas normally used for drive-in windows and gas pump service areas shall not be counted as required parking spaces.
4. If the off-street parking space required by this Chapter cannot reasonably be provided on the lot on which the principal use is located, such space may be provided on any land within two hundred (200) feet exclusive of street and alley widths of the principal building or use. The principal use shall be permitted to continue only as long as its parking requirements are met.

C. Minimum Spaces. The minimum number of required off-street parking spaces shall be determined by the following criteria (in addition, a developer shall evaluate his/her own needs to determine if they are greater than the minimum specified in this Chapter).

D. Additional Requirements.

1. Where fractional spaces result, the number of parking spaces required shall be construed to be the next whole number.
2. The parking requirement for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Planning and Zoning Commission.
3. Whenever a building or use constructed or established after November 11, 1985, is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity, or otherwise, to create a need for an increase of ten percent (10%) or more in the number of existing parking spaces, such spaces shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior to November 11, 1985, is enlarged to the extent of fifty percent (50%) or more in floor area or in the area used, said building or use shall then and thereafter comply with the parking requirements set forth herein.
4. In the case of mixed or joint use, the parking spaces required shall equal the sum of the requirements of the various uses computed separately.

E. Parking Not Located On The Same Lot. All parking spaces required herein shall be located on the same lot with the building or use served; except that where an increase in the number of spaces is required by a change or enlargement of use or where such spaces are provided collectively or used jointly by two (2) or more buildings or establishments, the required spaces may be located and maintained not to exceed two hundred (200) feet from the building served.

1. Up to fifty percent (50%) of the parking spaces required for:

a. Theaters, public buildings, bowling alleys, dance halls, night clubs, or cafes; and up to one hundred percent (100%) of the parking spaces required for a church or school auditorium may be provided and used jointly by:
b. Banks, offices, retail stores, repair shops, service establishments and similar uses not normally open, used, or operated during the same hours as those listed in Subsection (E)(1)(a) above, provided, however, that written agreement thereto is properly executed and filed as specified below.

2. In any case where the required parking spaces are not located on the same lot with the building or use served or where such spaces are collectively or jointly provided and used, a written agreement thereby ensuring their retention for such purposes shall be properly drawn and executed by the parties concerned, approved as to form and executed by the City Attorney and shall be filed with the application for a building permit.
3. Off-street parking space may be located within the required front yard of any "C" or "M" Zoning District. No off-street parking shall be permitted in the required front yard of any "R" Zoning District, except upon a driveway providing access to a garage, carport, or parking area for a dwelling.

F. Size Of Off-Street Parking Space. The size of a parking space for one (1) vehicle shall consist of a rectangular area having dimensions of not less than ten (10) feet by twenty (20) feet plus adequate area for ingress and egress.

G. Off-Street Loading Requirements. Every building or part thereof erected or occupied for retail business, service, manufacturing, storage, warehousing, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles of materials or merchandise, shall provide and maintain on the premises off-street loading space in accordance with the following requirements:

1. Within any "C-1" or "C-2" Zoning District, one (1) loading space for each ten thousand (10,000) square feet of gross floor area.
2. Within any "M-1" or "M-2" Zoning District, one (1) loading space for each fifteen thousand (15,000) square feet of gross floor area.
3. For the purpose of this Section, an off-street loading space (exclusive of adequate access drives and maneuvering space) shall have minimum dimensions of twelve (12) feet by forty (40) feet in height above the alley or street grade.

H. Off-Street Parking Lot Construction And Maintenance.

1. Lots Adjacent To Residential Districts. Whenever off-street parking lots for more than six (6) vehicles are to be located adjacent to a residential district, the following provisions shall apply:

a. All sides of the lot abutting the residential district shall be enclosed with an opaque, ornamental fence, wall, or dense evergreen hedge, having a height of not less than five (5) nor more than six (6) feet. Such fence, wall, or hedge shall be maintained in good condition.
b. No parking shall be permitted within a front yard setback line established twenty-five (25) feet back of the property line of interior and corner lots whenever the parking lot immediately abuts the front yard of a residential unit. In all other cases, no setback shall be required; provided, however, that on any corner lot formed by two (2) intersecting streets, no parking shall be permitted, and no wall, fence, sign, structure, or plant growth having a height in excess of three (3) feet above the elevation of the crown of the adjacent roadway surface shall be maintained in a triangle formed by measuring a distance of thirty (30) feet along said front and side lot lines, from their point of intersection, and connecting the points so established to form a triangle on the area of the lot adjacent to the street intersection.
c. All of the lot used for parking and driveway purposes shall be paved with a sealed surface pavement and maintained in such a manner that no dust will be produced by continued use.

2. Paved Surface Required. All parking spaces required under the provisions of this Section shall be paved with a sealed surface pavement and maintained in a manner that no dust will result from continued use.

A. Require that recreational vehicles placed on sites within all unnumbered and numbered A Zones and AE Zones on the community's FIRM either:

1. Be on the site for fewer than one hundred eighty (180) consecutive days;
2. Be fully licensed and ready for highway use*; or
3. Meet the permitting, elevation, and the anchoring requirements for manufactured homes of this Chapter.

*A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick-disconnect-type utilities and security devices, and has no permanently attached additions.

A. The following improvements shall be required of the subdivider subject to adopted Council policies:

1. Streets. The subdivider shall install not less than twenty-eight-foot-wide pavement and curb on all streets. No grading or other construction shall take place within a street right-of-way until the construction plans have been approved by the Building Official. Street paving shall be located in the center of the right-of-way and shall conform to the specifications of the City of Aurora, and compliance therewith shall be confirmed by the Building Official prior to release of surety by the City Council.

 

Streets	Base Rock	Black Base	Asphaltic Concrete Portland Cement Concrete
Minor, marginal access	6 inches	2 inches	2 inches
Collector	6 inches	4 inches	2 inches
Major, primary or secondary	6 inches	5 inches	4 inches

2. Alleys. If alleys are required by these regulations or by the Planning and Zoning Commission or are permitted, then they shall be constructed of chip and seal not less than seven (7) inches thick [six (6) base] unless traffic loading requires additional construction. Any alley construction requires approval of the Planning and Zoning Commission.

3. Storm Drainage. The subdivider shall install culverts, storm sewers, rip-rap slopes, stabilized ditches and other improvements to adequately handle stormwater. All structural improvements shall comply with the Building Code adopted by the City and shall be approved by the Building Official prior to construction.
4. Sanitary Sewers And Other Utilities. The subdivider shall be responsible for the proper installation of all utilities, including sanitary sewers, and connection to approved treatment facilities, and water supply (approved by the Missouri Department of Natural Resources), natural gas, electricity and telephone service. Such utilities shall be installed according to the specifications and minimum standards of the controlling utility company or public agency. However, distribution lines, power, telephone and others within the subdivision shall be installed underground and all gas meters must be located within three (3) feet of the building foundation if located within front yards in all subdivisions and which the final plat is approved by the City Council after the passage of these regulations. Utility sleeves shall be provided at the time of street construction for extensions of water mains and other utilities. Locations and sizes shall be determined by the Building Official.
5. Grading.

a. Grading of land within the fifty-year floodplain or watercourse designated and delineated as being subject to flood hazard shall not be permitted unless sufficient topographic and hydrologic data developed by a licensed engineer or qualified geologist is presented to the Commission indicating that such action shall not have detrimental influence on the flow characteristics of the stream or watercourse.
b. Sediment basins may be required by the Commission to remove sediment from runoff waters from areas being developed.

On corner lots no fence, wall, hedge or other structure or planting more than three (3) feet in height above the center line of the adjacent street shall be erected, placed, or maintained within the triangular area formed by the intersecting street right-of-way lines and a straight line joining said street lines thirty (30) feet back from the intersection of the street lines at the corner of the property, at points which are sufficiently distant from the point of the intersection of the right-of-way to provide adequate sight distance for vehicles traveling at designated approach speed of street.

No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design.

1. Streets.

a. Relation To Adjoining Streets. The arrangement of rights-of-way in a subdivision shall provide for the continuation of the existing streets or rights-of-way in adjoining areas, unless the Commission deems such continuation undesirable for reasons of topography or design. Where subdivision streets or rights-of-way are continuations or extensions of existing streets or rights-of-way, the width thereof, where practical, shall be at the same or greater width or width sufficient to adequately serve the subdivision of the existing street or right-of-way, except that in no case shall the street or right-of-way in the subdivision be of less width than hereinafter provided in Subsection (A)(1)(c) below.
b. Projection Of Streets. Where, in the opinion of the Commission, it is desirable to provide future street access to adjoining areas, the streets and rights-of-way in the subdivision shall be extended by the provision of a right-of-way for street purposes from the end of the pavement to the property line of the subdivision. If deemed necessary by the Commission, any such dead-end street shall be provided with a temporary turnaround or "Y" intersection. The street arrangements shall not be such as to cause hardship to owners or adjoining property in platting their own land and providing convenient access to it. However, except to avoid landlocking property, nothing herein shall be construed to require that private streets in one subdivision shall provide access to adjacent lands.
c. Classification Of Streets And Widths Of Rights-Of-Way.

(1) All streets shall be classified as either highway, thoroughfare, collector, minor, parkway, or marginal access (service) in accordance with their use and function, the standards of public safety and topographic conditions. The classification of each street designated on a plat shall be reviewed by the Commission and revised as necessary to conform with the standards of these regulations.
(2) Streets shall have the following right-of-way widths:

 

Street Type and Purpose	Right-of-Way Minimum Width
Highway	100 feet
Thoroughfare	80 feet
Collector streets	50 feet
Minor streets	50 feet
Parkways	Variable - 120 feet upwards
Marginal access streets (service roads)	50 feet
Alleys	20 feet

(3) Subdivisions adjacent to existing deficient streets or roads shall provide additional right-of-way, to meet the minimum width requirements set forth.
(4) A subdivision located on only one (1) side of an existing street or county road shall provide one-half (1/2) of the required right-of-way width, measured from the center line of the existing roadway.

d. Intersections.

(1) Streets shall intersect, as nearly as possible, at right angles.
(2) Street curb intersections shall be rounded by radii of at least twenty-five (25) feet. When the smallest angle of street intersections is less than sixty degrees (60°), the Commission shall require curb radii of greater length.

e. Curves And Grade Changes In Streets — Horizontal.

(1) A tangent of at least one hundred (100) feet long shall be introduced between reversed curves on major and collector streets.
(2) Where there is a deflection angle of more than ten degrees (10°) in the alignment of a street, not including intersection with any street, a curve with a radius adequate to insure safe sight distance shall be made. The minimum radii of curves shall be:

 

Street Types	Minimum Curve Radius
Highway, thoroughfare & parkways	350 feet
Collector	250 feet
Minor and marginal access	100 feet

f. Street Grades And Elevations.

(1) No street grade shall be in excess of: highways, thoroughfares, and parkways, seven percent (7%); collector, ten percent (10%); minor and marginal access, twelve percent (12%), except as otherwise approved by the Commission because of adverse topographic conditions.
(2) All curbing (or street ditching where permitted) shall be designed to provide for surface water drainage from the surrounding area, buildings and pavement. The minimum grade shall be not less than one-half of one percent (0.05%).
(3) The Commission shall not approve streets which will be subject to frequent or repeated inundation or flooding.

g. Marginal Access Streets (Service Roads). Where the subdivision abuts on or contains an existing or proposed major street, the Commission may require marginal access streets to be provided to avoid lot frontage on major streets.
h. Street Jogs. Street jogs with center-line offsets of less than one hundred (100) feet are prohibited.
i. Culs-De-Sac. Culs-de-sac shall be no longer than six hundred (600) feet and shall terminate in a circular open space having a radius at the outside of the pavement of at least fifty (50) feet and a diameter at the outside of the right-of-way of at least one hundred twenty (120) feet. A cul-de-sac greater than six hundred (600) feet in length, shall require approval of the Planning and Zoning Commission based on the following criteria: low density development such as "R-1" or "R-2," topography, and environmental factors as determined by the Planning and Zoning Commission.
j. Street Names.

(1) Proposed streets which are continuations of, or in alignment with, existing named streets shall bear the names of such existing streets, unless otherwise approved by the Commission.
(2) The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing or platted street.
(3) All names of streets proposed by the subdivider shall be approved or disapproved by the Commission in accordance with this Chapter.

k. Alleys. Alleys shall be provided to give access to the rear of all lots used for commercial and industrial purposes except where other provisions are made for access. Alleys may be required in certain residential subdivisions by the Planning and Zoning Commission.
l. Streets In Relation To Railroads, Expressways, Freeways, And Parkways. When the area to be subdivided adjoins or contains, for a considerable distance, a railroad right-of-way, an expressway or freeway, a street shall be provided approximately parallel to the side of such right-of-way. In determining the distance of such parallel street from the right-of-way, consideration shall be given to the distance required for approach grades to future grade separations.

No preliminary subdivision plat shall be approved unless it conforms to the following minimum standards of design.

a. Except where alleys are permitted or required, there shall be utility easements at least twelve (12) feet in width along rear lot lines. Where deemed appropriate, utility easements shall be provided along the side lot line or across lots.

b. Stormwater easements and drainage rights-of-way shall be required as deemed necessary. The subdivider shall provide an adequate easement and facilities to prevent flooding or erosion along each side of the stream. This easement shall be for any flood abatement purpose as determined by the Commission and any local or State agencies so concerned. The subdivider may be required to enlarge, straighten, or clear the existing drainage channel at time of construction to prevent altering of downstream or upstream drainage.