[Ord. No. 1620 §1, 9-25-2006]
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 this regulation.
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 Chapter
433 of this regulation.
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 Hermann Board of Aldermen.
[Ord. No. 1620 §1, 9-25-2006]
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 this regulation
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 this regulation for screening or landscaping
must be replaced if they die or are destroyed.
[Ord. No. 1620 §1, 9-25-2006]
A. A developer
shall be required to complete all improvements and utilities required
by this regulation 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. The Board
of Aldermen 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 Board of Aldermen. Upon the breach
of any part of the agreement by the developer, the Board of Aldermen
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. The Board
of Aldermen 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 Board of Aldermen and
expressed in the bond or other surety in an amount and with surety
and conditions satisfactory to the Board of Aldermen.
D. 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 and infrastructure improvements
are completed and accepted by the City of Hermann as previously stated
herein or the proposed street improvements are guaranteed by the filing
of a form of surety accepted by the City of Hermann.
[Ord. No. 1620 §1, 9-25-2006]
A. All developers
shall be required to meet the minimum design and construction requirements
of the City of Hermann regardless of the street classification. Design
requirements for all street improvements within the City of Hermann
are set forth in Chapter 443 of this regulation.
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, but 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. 1620 §1, 9-25-2006]
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. 1620 §1, 9-25-2006]
A. All driveway
entrances and other openings onto streets within the City of Hermann
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, and
3. Perform
as an integral component of the curb and gutter system to properly
channel all stormwater 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 elsewhere in this Title IV. If driveway entrances and other openings onto streets are constructed in accordance with such specifications and requirements, this shall be deemed as satisfactory compliance with the standard set forth in Subsection
(A).
[Ord. No. 1620 §1, 9-25-2006]
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
Hermann Comprehensive Plan and the design criteria set forth in Title
IV of this Code. 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.
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 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
(I) below) shall be developed as cul-de-sacs in accordance with the standards set forth herein. 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 this regulation.
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. 1620 §1, 9-25-2006]
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 Title IV of this Code, and street grades
shall conform as closely as practicable to the original topography.
B. Where
unusual or exceptional conditions exist, the City's consulting engineer
may modify these requirements, however, in no case may streets be
constructed with grades in excess of ten percent (10%), except that
a residential street may have a maximum grade of twelve percent (12%)
when approved by the recommendation of the City's consulting engineer.
[Ord. No. 1620 §1, 9-25-2006]
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 City's consulting engineer
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.
1. Interior
blocks shall have sufficient width to provide for two (2) tiers of
lots of appropriate depth.
2. Exceptions
to the prescribed block width shall be permitted for exterior blocks
that border the plat boundary or blocks adjacent to highways, major
streets, railroads or waterways.
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 between 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. 1620 §1, 9-25-2006]
A. Street
rights-of-ways are to be designed and developed to serve the following
functions:
1. Carry
motor vehicle traffic and, in some cases, allow on-street parking.
2. Provide
safe and convenient passageway for pedestrian traffic.
3. Serve
as an important link in the development's drainage system.
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 Title IV of this Code:
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 Hermann 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 Hermann Board of Aldermen.
[Ord. No. 1620 §1, 9-25-2006]
A. All streets
shall be constructed with curb and gutter and shall conform to criteria
set forth in this regulation.
B. Street
widths shall be measured from back-of-curb to back-of-curb.
[Ord. No. 1620 §1, 9-25-2006]
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 at least 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 curbline 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's consulting engineer.
[Ord. No. 1620 §1, 9-25-2006]
A. All public
street rights-of-way 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 Hermann 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 Hermann
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. 1620 §1, 9-25-2006]
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 this regulation is that to satisfy the standard set forth in Subsection
(A):
1. Fire
hydrants in residential areas shall not exceed five hundred (500)
feet between hydrants; and
2. Fire
hydrants in non-residential areas shall not exceed three hundred (300)
feet between hydrants.
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 Hermann
at no expense to the developer.
D. All fire
hydrants shall have 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. 1620 §1, 9-25-2006]
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 this regulation.
B. In addition
to the specific criteria stipulated herein, the following additional
regulatory guidelines are set forth as standard policy of the City
of Hermann 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, gas and/or electrical service
shall be individually metered. No multiple tenancy commercial plazas
shall be authorized for one (1) meter for the entire structure and
all two-family and multiple-family units shall be individually metered
without exception.
C. Any waiver of the requirements set forth in Subsection
(B) above shall be made only by the authorization of the City of Hermann 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. 1620 §1, 9-25-2006]
All right-of-way developments shall provide a stormwater drainage system that is designed in conformance with the land development regulations and Chapter
433 of this regulation.
[Ord. No. 1620 §1, 9-25-2006]
A. The developer
shall be responsible for maintaining all improvements required by
this regulation 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, including 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 two (2) years from and after the date of final acceptance
of the work by the City of Hermann; during such period the developer
shall, at his own cost and expense, refill all excavations where backfill
damage to structures, pavements, surfacing and sod was caused by such
settlement 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.