[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
The quality
of design of the urban area is dependent on the quality of design
of individual plats and subdivisions that compose it. The arrangement
of blocks and lots and the street system shall be designed to make
the most advantageous use of existing topography and natural physical
features, including tree masses and large individual trees. Adjacent
properties shall be considered in the plat design and shall not be
landlocked.
B.
All street
infrastructure design and construction shall comply with the standards
and requirements set forth in these Regulations.
C.
All street
infrastructure development within residential and non-residential
subdivisions shall integrate with the master street plan delineated
in the City Comprehensive Plan to ensure greater accessibility by
vehicle and pedestrian traffic and safely and efficiently transport
projected traffic uses throughout the City.
D.
Detailed
construction standards for streets, sidewalks, driveways and curbs
and gutters shall be based on the Design Criteria contained in these
Regulations.
E.
In the
event that climatic conditions would delay the completion of any new
street improvements, reasonable consideration shall be granted only
by approval of the St. Robert Board of Aldermen.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
The developer
has the duty of compliance with reasonable conditions laid down by
the Planning and Zoning Commission and the Aldermen for the design,
dedication, improvement and restrictive use of the land so as to conform
to the physical and economical development of the City and to promote
the safety and general welfare of the future lot owners in residential
and non-residential subdivisions and of the community at large; the
subdivision of land being a privilege conferred through these Regulations.
B.
All successors
or assigns shall be responsible for maintaining all common areas,
improvements, infrastructures or facilities required by these Regulations
or any permit issued in accordance with its provisions, until such
time as the offer of dedication to the public has been accepted by
the Board of Aldermen.
C.
All streets
and parking areas, curbs and gutters, street lighting, water and sewer
lines and recreational and open space areas must be properly maintained
so that they can be used in the manner intended; and any vegetation
and trees required by these Regulations for screening or landscaping
must be replaced if they die or are destroyed.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
A developer
shall be required to complete all improvements and utilities required
by the City Council and upon completion shall dedicate such improvements
and utilities to the City, free and clear of all defects, liens and
encumbrances on the property or public improvements dedicated.
B.
Performance Contract. The City Council may require an agreement
signed by the developer in which the developer guarantees completion
of all required improvements within a period of time not to exceed
twenty-four (24) months. The obligations of the developer under the
agreement shall not be assigned without the express written consent
of the City Council. Upon the breach of any part of the agreement
by the developer, the City Council may at its option pursue any legal
or equitable remedy necessary to ensure completion and payment by
the developer for the required improvements and utilities.
C.
Performance Bond. The City Council may require a performance
bond or such other surety, as it may deem appropriate to secure such
construction to be completed within a reasonable period specified
by the City Council and expressed in the bond or other surety, in
an amount and with surety and conditions satisfactory to the City
Council.
D.
Upon approval of a preliminary plat by the Board of Aldermen, all new streets, curbs and gutters, sidewalks, street lights and fire hydrants to be constructed within any new subdivision shall be completed in their entirety prior to the approval of the final plat of subdivision. The St. Robert Board of Aldermen, only upon favorable recommendation by the City Planning and Zoning Commission and by the filing of a performance bond or other form of surety as specified in Subsection (B) and Subsection (C) above, may waive this requirement. No building permit shall be authorized for issue nor shall any certificate of occupancy permit be issued for the occupancy of any building within the subdivision until all platted street improvements are completed and accepted by the City of St. Robert as previously stated herein or the proposed street improvements are guaranteed by the filing of a form of surety accepted by the City of St. Robert.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
All developers
shall be required to meet the minimum design and construction requirements
of the City of St. Robert regardless of the street classification.
Design requirements for all street improvements within the City of
St. Robert are set forth in these Regulations.
B.
In all
new subdivisions, streets that are to be dedicated to public use shall
be designed to adequately and safely handle projected traffic loads
as provided for, by not limited to, the following:
1.
The
classification shall be based upon the projected volume of traffic
to be carried by the street, stated in terms of the number of trips
per day;
2.
The
number of dwelling units to be served by the street may be used as
a useful indicator of the number of trips but is not conclusive;
3.
Whenever
a subdivision street continues an existing street that formerly terminated
outside the subdivision or it is expected that a subdivision street
will be continued beyond the subdivision at some future time, the
classification of the street will be based upon the street in its
entirety, both within and outside of the subdivision.
C.
Streets
that are to be dedicated to public use shall be classified as follows:
1.
Local. A street whose sole function is to provide access
to abutting properties. Cul-de-sac and loop streets are considered
to be local streets.
2.
Collector. A major street whose principal function is to
connect local streets with collector or arterial streets, but that
also may provide direct access to abutting properties.
3.
Arterial. A major street in the City's street system that
serves as an avenue for the circulation of traffic into, out of or
around the City and carries high volumes of traffic.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
Access To Lots. Every lot shall be designed to provide a
satisfactory and desirable building site and shall abut on a public
street and a utility easement.
B.
Access To Major Streets.
1.
Arterial streets. Whenever a subdivision that involves the
creation of one (1) or more new streets borders on or contains an
existing or proposed arterial street, no direct driveway access may
be provided from the lots within this subdivision onto the arterial
street.
2.
Collector streets. Similarly, to the extent practicable,
direct driveway access to collector streets shall be minimized to
facilitate the free flow of traffic and avoid traffic hazards.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
All driveway
entrances and other openings onto streets within the City of St. Robert
shall be constructed so that:
1.
Vehicles
can enter and exit from the lot in question without posing any substantial
danger to themselves, pedestrians or vehicles traveling in abutting
streets, and
2.
Interference
with the free and convenient flow of traffic in abutting or surrounding
streets is minimized.
3.
Perform
as an integral component of the curb and gutter system to properly
channel all storm water runoff to the proper inlet collection device
and prevent improper diversion of storm runoff towards any building
or structure upon the lot that the driveway provides access to.
B.
Specifications for driveway entrances are set forth in other Sections of these Regulations. If driveway entrances and other openings onto streets are constructed in accordance with the foregoing specifications and requirements, this shall be deemed as satisfactory compliance with the standard set forth in Subsection (A).
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
All subdivision
streets shall be designed and arranged to provide for the continuation
of existing streets in adjoining subdivisions and, to the extent possible,
the anticipated projections of streets through adjoining unsubdivided
or undeveloped property to allow for convenient movement of vehicular
traffic and the orderly development of adjoining property and shall
adhere to the City's master street plan where applicable.
B.
Major Streets. Arterial and collector streets through plats shall conform to the major street plan incorporated in the City of St. Robert Comprehensive Plan and the Design Criteria set forth in Chapter 804 of these Regulations. Major streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect. Wherever a plat abuts or is divided by a major street designated by the City Plan, whether any part thereof has or has not been dedicated or used by the public, the developer shall dedicate any lands within such plat that are necessary to provide conformity with the major street plan. Such dedication shall be shown on the plat and the developer shall receive no compensation for such dedication.
C.
Local Streets. Local streets shall connect with surrounding
streets (including existing, planned or platted streets) where necessary
to permit the convenient movement of traffic between residential neighborhoods
or to facilitate access to neighborhoods by emergency service vehicles
or for other sufficient reasons, but connections shall not be permitted
where the effect would be to encourage the use of such streets by
substantial through traffic. Local residential streets shall be curvilinear
in design to avoid non-conformity of lot appearance.
D.
Cul-de-sacs,
circles and loop streets are encouraged so that through traffic on
minor residential streets is minimized. Cul-de-sacs shall be no longer
than five hundred (500) feet and shall terminate in an open circular
paved space having a minimum diameter of ninety (90) feet to outside
of pavement or curb. No permanent paved surface or curb and gutter
shall be required on the circle of a temporary cul-de-sac for a period
of twenty-four (24) months where the street is to be dedicated for
continuation beyond the temporary turning circle. Cul-de-sacs that
are to be longer than five hundred (500) feet in length will require
the construction of permanent intermediate turnarounds that are or
do not exceed a maximum of five hundred (500) feet in spacing.
E.
All permanent dead-end streets (as opposed to temporary dead-end streets, see Subsection (H) below) shall be developed as cul-de-sacs in accordance with the standards set forth in Section 800.050(D). Except where no other practicable alternative is available, such streets may not extend more than five hundred (500) feet (measured to the center of the turnaround).
F.
Half-streets
shall not be permitted.
G.
Alleys. Alleys shall not be approved in residential districts,
except where justified by special conditions, such as the continuation
of an existing alley in the same block.
1.
Where
alleys are provided in residential areas, they shall be developed
with a minimum right-of-way width of thirty (30) feet and the improved
roadway shall be a minimum of eighteen (18) feet. Curb and guttering
shall not be required for alleys within a residential area.
2.
Alleys
that are necessary for property that is to be developed for non-residential
use shall have a minimum of a forty (40) foot right-of-way and the
improved roadway shall be thirty (30) feet. Curb and guttering must
be developed as an integral part of the finished roadway.
3.
Dead-end
alleys shall be avoided wherever possible, but if unavoidable, such
dead-end alleys may be approved if adequate turnaround facilities
are provide at the closed end.
H.
Frontage Roads. Whenever a plat abuts or contains an existing
or proposed major street or non-residential land use, the Planning
and Zoning Commission may require frontage roads, screen plantings,
deep lots or such other treatment as may be necessary for adequate
protection of residential properties and to afford separation of through
and local traffic. Construction of all frontage roads will adhere
to the same development criteria for public street improvements as
delineated in other Sections of these Regulations.
I.
Whenever
connections to anticipated or proposed surrounding streets are required
by this Section, the street right-of-way shall be extended and the
street developed to the property line of the subdivided property (or
to the edge of the remaining undeveloped portion of a single tract)
at the point where the connection to the anticipated or proposed street
is expected. In addition, the Planning and Zoning Commission may require
temporary turnarounds to be constructed at the end of such streets
pending their extensions when such turnarounds appear necessary to
facilitate the flow of traffic or accommodate emergency vehicles.
Notwithstanding the other provisions of this Subsection, no temporary
dead-end street in excess of five hundred (500) feet may be created
unless no other practicable alternative is available.
[Ord. No. 1711 §§1 —
3, 9-13-2004; Ord. No.
1739 §3, 12-20-2004]
A.
Streets shall be related appropriately to the topography. In particular, streets shall be designed to facilitate the drainage and stormwater runoff objectives as set forth in Chapter 804 of this regulation and street grades shall conform as closely as practicable to the original topography.
B.
Where
unusual or exceptional conditions exist, the City Engineer may modify
these requirements, however, in no case may streets be constructed
with grades in excess of ten percent (10%), except that a local street
may have a maximum grade of twelve percent (12%) when approved by
the recommendation of the City Engineer.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
Block Length.
1.
Intersecting
streets, which determine lengths, shall be provided at such intervals
as to provide adequate access and to meet existing streets in the
neighborhood.
2.
Where
no existing plats are recorded, the blocks shall not exceed one thousand
five hundred (1,500) feet in length except where topography or other
conditions justify a departure from this maximum.
3.
In blocks
longer than eight hundred (800) feet, the Public Works Director may
require pedestrian ways and/or easements through the interior of the
block. Such pedestrian ways shall have a minimum width of ten (10)
feet.
B.
Block Width.
C.
Large Blocks. When a tract is platted for subdividing into
lots that are larger than normal building lots or parcels, such lots
and parcels shall be arranged so as to permit the continuous extension
and openings of future streets and appropriate resubdivision, with
provision for adequate utility connections and easements for such
resubdivisions.
1.
Streets
shall intersect as nearly as possible at right angles and no two (2)
streets may intersect at less than sixty degrees (60°). Not more
than two (2) streets shall intersect at any one (1) point.
2.
Whenever
possible, proposed intersections along one (1) side of a street shall
coincide with existing or proposed intersections on the opposite side
of such street. In any event, where a centerline offset (jog) occurs
at an intersection, the distance between centerlines of the intersecting
streets shall be not less than one hundred fifty (150) feet.
3.
Local
streets shall intersect with surrounding collector or arterial streets
at safe and convenient locations.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
B.
In order
to fulfill these objectives, all public streets shall be constructed
to meet the following general Design Criteria and as further designated
by the guidelines set forth in these Regulations:
1.
Collector street. The right-of-way shall be a minimum of
sixty (60) feet wide and the improved roadway surface shall be thirty-six
(36) feet wide (back-of-curb to back-of-curb). No parking shall be
permitted for either side of the street.
2.
Frontage street. The right-of-way shall be a minimum of
sixty (60) feet wide and the improved roadway surface shall be thirty
(30) feet wide (back-of-curb to back-of-curb). No parking shall be
permitted for either side of the street.
3.
Local street. The right-of-way shall be a minimum of fifty
(50) feet wide and the improved roadway surface shall be twenty-eight
(28) feet wide (back-of-curb to back-of-curb). Parking on either side
of the street shall be regulated by separate ordinance as adopted
by the St. Robert Board of Aldermen.
4.
Cul-de-sac. The minimum right-of-way diameter shall be ninety
(90) feet wide and the improved roadway surface radius shall be forty-five
(45) feet wide (back-of-curb to back-of-curb). Parking on either side
of the street shall be regulated by separate ordinance as adopted
by the St. Robert Board of Aldermen.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
All new
and existing sidewalks which are to be constructed or reconstructed
shall be designed to enable persons with disabilities using wheelchairs
to travel freely and without assistance by integrating a ramp into
the curbing so that the sidewalk blends with street and driveway crosswalks
at a common level.
B.
Sidewalks
shall be constructed along one (1) side of local and collector streets.
The sidewalks required by this Section shall be five (5) feet in width.
The grass median between the back-of-curb and the sidewalk edge parallel
to the back-of-curb will be a minimum width of twenty-four (24) inches
to allow for sufficient area for the placement of mailboxes and of
street lighting.
C.
Sidewalks
shall be permitted to terminate at the curb line of the radius flare
within cul-de-sacs.
D.
Sidewalks
shall not be required to be constructed within alleys and will not
be permitted along arterial street right-of-ways unless recommended
for approval by the City Engineer.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
All public
street right-of-ways and other common areas or facilities in subdivisions
shall be sufficiently illuminated to ensure the security of property
and the safety of persons using such streets, sidewalks and other
common areas of facilities. All street lighting costs will be borne
by the developer.
B.
Street
lights shall be constructed within the street right-of-way with a
maximum spacing of four hundred (400) feet using lighting poles provided
by the City of St. Robert and the cost of which shall be paid by the
developer prior to the commencement of any street improvement construction
activity.
C.
All street
lighting will be connected by underground wiring. The developer shall
be responsible for all trenching work and installation of all electric
conductors in conduit to the street light and the City of St. Robert
will be responsible for the final electrical connections and testing
of said lights to ensure proper operation.
D.
All entrances
and exits in off-street parking areas used for non-residential purposes
and in two-family or multi-family residential developments containing
more than four (4) dwelling units shall be adequately lighted to ensure
the safety of public and the security of the buildings.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
Every
development shall include a system of fire hydrants sufficient to
provide adequate fire protection for the buildings located or intended
to be located within such development.
B.
The presumption established by these Regulations is that to satisfy the standard set forth in Subsection (A):
C.
Fire
hydrants shall be placed within the green space area behind the curb
line of publicly dedicated streets that have curb and gutter. All
fire hydrants will be provided to the developer by the City of St.
Robert at no expense to the developer.
D.
All fire
hydrants shall have two (2) two and one-half (2½) inch hose
connections and one (1) four and one-half (4½) inch hose connection.
The two and one-half (2½) inch hose connections shall be located
at least twenty-one and one-half (21½) inches from the ground
level. All hydrant threads shall be national standard threads.
E.
Water
lines that serve hydrants shall be a minimum of six (6) inch lines
and, unless no other practicable alternative is available, no such
lines shall be dead-end lines.
[Ord. No. 1711 §§1 —
3, 9-13-2004; Ord. No.
2048 §§1 — 2, 1-7-2008]
A.
All sanitary
sewer and water improvements and appurtenances to be constructed within
public right-of-ways and dedicated easements shall conform to the
requirements of these Regulations.
B.
In addition
to the specific criteria stipulated herein, the following additional
regulatory guidelines are set forth as standard policy of the City
of St. Robert Public Works Department:
1.
All
sanitary sewer mains constructed by the City shall terminate at the
property line of the subdivision or land to be developed. Continuance
of service mains shall be the responsibility of the developer/owner
and the cost of such extensions to provide service shall be borne
solely by the developer. All plans, specifications and construction
permits shall be reviewed and approved by the City prior to the commencement
of any improvements legally taking place.
2.
All
water service mains constructed by the City shall terminate at the
property line of the subdivision or land to be developed. Continuance
of service mains shall be the responsibility of the developer/owner
and the cost of such extensions to provide service shall be borne
solely by the developer. All plans, specifications and construction
permits shall be reviewed and approved by the City prior to the commencement
of any improvements legally taking place.
3.
All
buildings and structures requiring water and/or electrical service
shall be individually metered. No multiple tenancy commercial plazas
shall be authorized one (1) meter for the entire structure and all
two-family and multiple-family units shall be individually metered
without exception.
4.
All
pole-mounted and pad-mounted electrical transformers shall be constructed
at the property line of the development, as determined by the Department
of Public Works.
5.
Any
new building or upgrade of electrical service requiring single-phase
electrical service over four hundred (400) amps and any new building
or upgrade of electrical service requiring three-phase electrical
service six hundred (600) amps and below shall have a main disconnect
switch at the transformer as approved by the Department of Public
Works.
C.
Any waiver of the requirements set forth in Subsection (B) above shall be made only by the authorization of the City of St. Robert Board of Aldermen.
D.
Final
acceptance of any sanitary sewer or water infrastructure improvements
will be considered only when all inspection, testing and as-built
drawings are completed as required by these Regulations.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
All right-of-way developments shall provide a storm water drainage system that is designed in conformance with the Land Development Regulations and Chapter 804 of these Regulations.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
The developer
shall be responsible for maintaining all improvements required by
these Regulations or any permit issued in accordance with its provisions,
until such time as the offer of dedication to the public has been
accepted by the Board of Aldermen. This means that streets and parking
areas, water and sewer lines must be properly maintained so that they
can be used in the manner intended.
B.
All pavement,
surfacing, driveways, curb, walks, buildings, utility poles, guy wires
and other surface structures affected by construction operations in
connection with the performance of the development, together with
all sod and shrubs in yards, parks and parking, shall be maintained
and, if removed or otherwise damaged, shall be restored to the original
condition by the developer.
C.
The developer
shall be responsible for any damage caused by settlement of backfill
placed beneath pavements, street, road and driveway surfacing and
drainage and other structures and beneath sod in yards, parking lots
and parks, which may occur at any time prior to and during a period
of one (1) year from and after the date of final acceptance of the
work by the City of St. Robert; during such period the developer shall
at his own cost and expense refill all excavations where backfill
damage to structures, pavements, surfacing and sod caused by such
settlement has occurred, to the satisfaction of the City. Should the
developer fail to repair settlement that may occur as described above
within thirty (30) days after being given notice thereof, the owner
shall have the right to repair such settlement and charge the cost
of such repairs to the developer.
D.
The developer
will be held responsible for all damage to roads, highways, shoulders,
ditches, embankments, bridges, culverts and other property caused
by him or any of his subcontractors in hauling or otherwise transporting
materials to and from the several sites of the work, regardless of
the location of such damage. The developer shall make arrangements
relative to the payment for, or repair or replacement of, such damage
or damaged surfaces or structures which are satisfactory and acceptable
to the owners or owner of such damaged surfaces or structures or to
their legally responsible officers, agents or other representatives,
at the developer's own cost and expense.
[Ord. No. 1711 §§1 —
3, 9-13-2004]
A.
Approval
of a subdivision plat does not constitute formal acceptance by the
City of St. Robert the offer of dedication of any streets, sidewalks,
sanitary sewers, storm sewers, other utility infrastructures, parks
or other public facilities shown on a plat.
B.
The aforementioned
offer of dedication will only be considered for acceptance by the
Board of Aldermen when the developer submits a formal written request
petitioning for acceptance of the street right-of-way to the Director
of Public Works after all dedicated areas have been constructed in
their entirety.
C.
An affidavit
from a registered engineer in the State of Missouri must accompany
the developer's written request which shall affirm that all public
improvements have been constructed in accordance with the standards
and specifications of the original approved engineered plans and that
all new streets have in fact been constructed within the platted right-of-ways
and dedicated easements of the development. Any infrastructure improvements
found to be constructed outside the duly platted right-of-way or easements
areas will require the submittal of a duly recorded easement showing
the Pulaski County Recorder of Deeds certification. Request will not
be processed or considered unless all necessary easements are duly
filed and a copy of such is filed with the Director of Public Works.
D.
As-Built Construction Drawings. The developer shall submit
construction (as-built) drawings to the Director of Public Works upon
completion of the project and prior to final acceptance of the project
by the City Council. The design engineer shall provide the City with
one (1) set of prints for all infrastructure improvement projects
corrected to show the project as constructed and shall accurately
and completely denote all changes made during the course of the work.
Each sheet within the plans shall be clearly marked as "Conforming
to Construction Records" and shall include the date of revision and
certifications by the engineer. Failure to provide the required documentation
delineating the "as-built" construction of the improvements will delay
the processing of the developer's request until compliance with this
requirement is met. As-built plans shall contain the following graphical
infrastructure improvements that were constructed to support the development:
1.
Original
platted street right-of-ways and dedicated easement alignments; and
2.
"As-built"
locations of all completed street roadways, curbs and gutters, sidewalks
and driveway entrances; and
3.
"As-built"
locations of all completed sanitary sewer mains and service lines,
water mains, natural gas lines and storm water conveyances; and
4.
"As-built"
locations of all water meters and valves, gas valves, manholes, storm
water inlets, fire hydrants, street lights.
5.
"As-built"
finished road grade profiles and original profile grades.
E.
The Public
Works Director shall submit a copy of the developer's request and
the engineer's affidavit to the Land Use Administrator for the purpose
of scheduling the request with the Planning and Zoning Commission
as is required by Chapter 89, RSMo. A written recommendation from
the Director of Pubic Works shall accompany the documentation and
shall summarize the acceptability of the plans, construction methods,
testing and inspection results that are required by these Regulations.
F.
The recommendations
of the Planning and Zoning Commission shall be forwarded to the Board
of Aldermen for their final review and approval of the offer of dedication
by the developer. Upon the acceptance of the offer of dedication by
the City Council, the bond may be released back to the developer in
whole or in a portion thereof as determined by the City Council.
G.
The developer
shall remain and be held responsible for the abatement of any and
all defects of the accepted dedicated areas for a period not to exceed
twelve (12) months.
