[Ord. No. 484-02 Art. VI §1, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
The street layout of the subdivision shall be in general conformity
with a plan for the most advantageous and aesthetically pleasing development
of the entire neighborhood, including adjoining areas.
[Ord. No. 484-02 Art. VI §2, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
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.
[Ord. No. 484-02 Art. VI §3, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Proposed streets shall be extended to the boundary lines of
the tract to be subdivided, unless prevented by topography or other
physical conditions or unless, in the opinion of the Planning and
Zoning Commission, such extension is not necessary or desirable for
the coordination of the layout or the most advantageous future development
of adjacent tracts.
[Ord. No. 484-02 Art. VI §4, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Proposed streets shall intersect one another as nearly at right
angles as topography and other limiting factors of good design permit.
Four-way intersections shall be used for minor interior streets where
practicable and not in conflict with another applicable design principle
and standard. Street jogs with centerline offsets of less than one
hundred twenty-five (125) feet shall be avoided.
[Ord. No. 484-02 Art. VI §5, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Half-width streets will not be approved by the Planning and Zoning Commission or Board of Aldermen except as prescribed in Section 405.590 of this Article.
[Ord. No. 484-02 Art. VI §6, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
In
platting lands abutting Federal and State highways or other primary
thoroughfares, every effort shall be made to:
1.
Cushion the adverse impact of heavy or high speed traffic on such
lands, especially where used for residential purposes;
2.
Minimize interference with through traffic operations; and
3.
Reduce vehicular and pedestrian accident hazards. In designing such
plats the following rules and provisions of this Article shall be
applied:
a.
Lots abutting such thoroughfares shall be platted at generous depth.
Vehicular access to such lots shall be provided by means of minor
streets, or frontage streets immediately alongside the trafficway,
connected therewith at infrequent intervals and otherwise separated
therefrom by reserved non-access control strips of land; or
b.
The frontage of such lots may be reversed and the lots may front
on a minor street paralleling the thoroughfare at a distance of approximately
one hundred (100) feet to one thousand (1,000) feet and loop streets
or cul-de-sacs may be extended from the major street toward the thoroughfare
immediately along their rear or side lot lines.
c.
Determination of the most appropriate method for accomplishing the
intended purpose shall be made in consideration of topography and
other physical conditions, the character of existing and contemplated
developments and other pertinent factors as may be applicable or indicated
in each case.
[Ord. No. 484-02 Art. VI §7, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Collector streets shall be so located as to provide for smooth
traffic flow within the areas served but in such a way as to discourage
through traffic. In most situations, this is best accomplished by
developing an alignment running opposite to the established or projected
travel desire lines. Normally, collector streets should be continuous
for distances of not more than one (1) to one and one-half (1½)
miles. Offsets, which are likely to induce continuance of traffic
flow, should be avoided.
[Ord. No. 484-02 Art. VI §8, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
Private
streets are discouraged and may be permitted only where the Planning
and Zoning Commission and Board of Aldermen find:
1.
That private ownership, control and maintenance of street right-of-way
is integral to the design and function of the subdivision;
2.
Provision has been made for the continuing and adequate maintenance
of such streets;
3.
There is evidence that the property rights, including rights of access
of persons purchasing land within and adjacent to the subdivision,
are safeguarded to the degree they would be protected if the streets
were dedicated to the public; and
4.
The public interest and welfare is not jeopardized.
B.
Private
streets shall be improved in accordance with the standards and specifications
to be applied to public streets.
[Ord. No. 484-02 Art. VI §9, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Except as otherwise provided herein, temporary dead-end streets
may be approved where necessitated by the layout of the subdivision
or staging of development.
[Ord. No. 484-02 Art. VI §10, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Blocks shall have sufficient width to provide for two (2) tiers
of lots of appropriate depth, except in the case of reversed frontages.
[Ord. No. 484-02 Art. VI §11, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
The length of blocks shall be such as may be appropriate, in
the opinion of the Planning and Zoning Commission, for the locality
and the type of development contemplated, but shall not exceed one
thousand five hundred (1,500) feet where the average size of lots
does not exceed two (2) acres in area. Where the average size of lots
exceeds two (2) acres in area, a length of block may not exceed two
thousand six hundred (2,600) feet.
[Ord. No. 484-02 Art. VI §12, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
Provision of access shall be governed by the following rules in addition to Section 405.520 of this Article:
1.
Each lot shall be provided with access to a public street or highway
to assure convenient ingress and egress to and from such lot, and
to provide adequately for the layout of utilities, garbage and waste
removal, fire and police protection, and other services, and to protect
and further the public health and safety generally.
2.
The number of intersecting streets along major streets, highways
and other thoroughfares shall be held to a minimum. Whenever practicable,
blocks along such thoroughfares shall not be less than six hundred
(600) feet in length.
[Ord. No. 484-02 Art. VI §13, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
The
following minimum right-of-way for streets, alleys and easements for
utilities shall apply:
|
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Arterials
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80 feet
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Collector streets
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60 feet
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Local streets
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50 feet
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B.
Cul-De-Sacs. Cul-de-sacs shall not exceed five hundred fifty
(550) feet in length, and the closed end shall have a turnaround encompassing
a minimum right-of-way diameter of one hundred (100) feet in any district.
C.
Utility Easements. Where required, utility easements shall
be at least ten (10) feet wide along the rear or side lot lines. Easements
of adequate width shall be provided for open drainage channels, where
required. Maintenance of open drainage channels is the responsibility
of the subdivider and lot owner.
D.
Half Streets. Half streets shall be prohibited except where
essential to the reasonable development of the subdivision in conformity
with the other requirements of these regulations, and where the Planning
and Zoning Commission and Board of Aldermen find it will be practicable
to require the dedication of the other half when the adjoining property
is subdivided. Whenever a half street is adjacent to a tract to be
subdivided, the other half of the street shall be platted within such
tract.
E.
Estate Development. Provision must be made in developments
platted into lots of five (5) acres or more for the possible future
installation of utilities.
[Ord. No. 484-02 Art. VI §14, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
All easements on or across the area of any subdivision, which
shall be required by the Planning and Zoning Commission and the Board
of Aldermen, shall be granted to the City by the owner of the subdivision
and such easement shall be designated on the final plat of the subdivision.
[Ord. No. 484-02 Art. VI §15, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
Minimum
pavement widths (back-of-curb to back-of-curb) shall be as follows:
|
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Arterials
|
68 feet
|
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Collector streets
|
36 feet
|
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Local streets
|
30 feet
|
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Cul-de-sacs
|
80 feet outside diameter on turnaround
| |
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Alleys and service drives
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20 feet
|
B.
Sidewalks. Sidewalks shall be constructed on one (1) side
of local streets and collector streets and on both sides of all arterial
streets. Sidewalks shall have a minimum width of four (4) feet.
[Ord. No. 484-02 Art. VI §16, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
The grades of streets shall be in accordance with the City of
Strafford Standards for Public Improvements, except that where unusual
exceptional conditions exist, the Planning and Zoning Commission may
modify these requirements. However, in no case may streets be constructed
with grades that, in the professional opinion of the City Engineer,
create a substantial danger to the public safety.
[Ord. No. 945, 9-6-2022]
The regulations of this Section are intended to help ensure
that the traffic and transportation impacts of proposed developments
are identified, evaluated, and mitigated as necessary. The purpose
of a transportation impact study is to assess the effects that development
will have on traffic conditions, pedestrians, bicyclists, and neighborhood
livability.
A.
When Required.
1.
A traffic impact study, at the applicant's expense, is required
at the time of application for approval of any of any residential
or commercial development.
2.
The City Administrator, in consultation with the City Engineer,
may waive the requirement for a traffic impact study, in whole or
in part, when the applicant shows that the proposed development's
impact on adjacent roads, intersections, pedestrian, bicycle and transit
facilities will be minimal and insignificant or will be no greater
than those projected by a traffic impact study prepared and submitted
within the past two (2) years for the same site under the same or
similar background conditions. City staff shall document the reasons
for any waiver.
B.
Study Area.
1.
The traffic impact study must address the proposed development's
traffic impacts on at least:
a.
Roads, sidewalks, bicycle routes, and intersections within the
development site as designated by City staff;
b.
Road segments, sidewalks, bicycle routes, and intersections
abutting the development site as designated by City staff; and
c.
Off-site road segments and intersections where traffic from
the proposed development is expected to account for at least ten percent
(10%) of the road's or intersection approach leg's average daily traffic.
C.
Qualifications. Traffic impact studies must be prepared by a licensed
professional civil engineer registered in the State of Missouri and
certified as a transportation or traffic engineer.
D.
Required Methods. In calculating the number of added vehicle trips
expected to be generated, trip generation rates must be obtained from
the most recent editions of Trip Generation and Trip Generation Handbook,
published by the Institute of Transportation Engineers (ITE). Only
"new" vehicle trips will be counted; no pass-by or internal trip capture
will be used in calculating "added vehicle trips."
E.
Study Contents. Traffic impact studies must include charts, graphics,
photos, and narrative presenting at least the following information:
1.
Existing Conditions. A description of existing land uses and
development intensities in the study area, the location and characteristics
of roads, sidewalks, bicycle routes, and intersections in the study
area, and the existing traffic volumes and conditions (including levels
of service) of those facilities.
2.
Development Characteristics. A description of the location and
traffic- related characteristics (land use, intensity, expected date
of full build-out and occupancy, vehicular access points, pedestrian
connections, bicycle routes, etc.) of the proposed development.
3.
Pending Projects. A description of the location and traffic-related
characteristics (land use, intensity, expected date of full build-out
and occupancy, vehicular access points, pedestrian connections, bicycle
routes, etc.) of other developments in the study area that are under
construction, approved, or pending approval.
4.
Expected Improvements. A description of roadway and other transportation
facilities and improvements in the study area that are under construction,
programmed or planned.
5.
Traffic Forecasts. Projections of future background traffic,
including existing vehicular, pedestrian, and bicycle volumes forecasted
to build-out year levels based on agreed upon traffic growth rate,
plus traffic generated by other development in the study area that
is under construction, approved, or pending approval, future site
traffic and total future traffic.
a.
Future background and site traffic projections must be made
for the peak hours (or as otherwise requested by the City staff) of
the adjacent road segments and intersections and for the development's
expected full build-out and occupancy date;
b.
Projections must include trip generation, trip distribution,
and traffic assignment estimates.
6.
Traffic Studies. Studies of the proposed development's incremental
impacts on:
a.
Road capacity during peak hours at all site access points and
at road segments and intersections in the study area (including determination
of the level of service for the road segments and intersections, queuing
vs. existing/proposed storage);
b.
The need for signalization of intersections in the study area;
c.
Pedestrian, and bicycle safety and convenience; and
d.
Existing or potential crash areas (as determined by City staff).
7.
Site Distance. A qualitative study/review of sight distance
at access points, when required by the City Staff.
8.
Recommendations. A description of the location, nature, and
extent of site access and transportation improvements and other measures
recommended to mitigate any failure to meet traffic operation standards
due to the proposed development's traffic impacts, including the expected
effectiveness of each mitigation measure in addressing deficiencies,
the feasibility of implementing the measures, suggested allocation
of responsibility for funding and implementing the measures, the measures'
relationship to planned public transportation improvements, and a
suggested time schedule for the implementation of the measures.
9.
Professional Experience. Resumes of the preparers of the study,
demonstrating specific education, training, and professional experience
in traffic-related studies and, if the study involves roadway or traffic
signal design, traffic engineering.
10.
Documentations. Identification of all assumptions and data sources
used in its projections, studies and recommendations.
