[HISTORY: Adopted by the Board of Aldermen of the City of
Parkville 2-7-2017 by Ord. No.
2884. Amendments noted where applicable.]
A.
Intent. The intent of this Section is to:
1.
Plan and coordinate street networks to ensure the proper arrangement
of blocks and lots for long-range development goals.
2.
Increase connectivity, improve options for access in the community,
and allow greater variety of street designs on different street segments.
3.
Provide for efficient and safe movement of all potential users
of the streets, including pedestrians, bicycles, automobiles, and
trucks or transit, and balance street designs so the interests of
a single mode does not compromise other modes.
4.
Emphasize street design as a key determinant of community character
and design of the public realm, as identified in the Master Plan and
other specific plans.
5.
Use streetscape design to call attention to differing contexts,
including opportunities to implement green infrastructure policies.
B.
Applicability. The standards in this Section apply to:
C.
Network And Connectivity. Arterial, collector and local streets shall
generally be laid out according to the policies of the Master Plan
in a manner that follows terrain, minimizes impact on the environment,
limits dead-end streets, and provides non-vehicular networks where
connectivity is not possible.
1.
Block Sizes. Except where more specific guidance is provided
by detailed plans, streets shall generally be laid out to provide
a network of blocks and streets based on the planning context and
development pattern as identified in Table 404-1:
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Table 404-1: Block Sizes
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|---|---|---|---|
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Planning Context
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Block Length
(feet)
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Block Area
(acres)
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Cul-De-Sac Limits
(feet)
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Walkable/Compact: downtown, core areas of commercial centers,
and abutting blocks adjacent to walkable places
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250 minimum;
500 maximum
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2.5 to 5
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Prohibited
|
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General: traditional neighborhoods, near downtown areas, and
areas supporting commercial corridors
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350 minimum;
800 maximum
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4 to 8
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250 maximum
|
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Suburban: areas more removed from walkable centers, commercial
corridors or large-scale projects arranged around a campus plan
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500 minimum;
1,000 maximum
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5 to 8
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500 maximum
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2.
External Connections. Street network plans shall provide for
the continuation of streets in adjacent subdivisions and to future
growth areas at intervals that meet these standards and shall be constructed
to the subdivision boundary.
3.
Exceptions. The following are exceptions to the block and connectivity
standards:
a.
Natural Features And Civic Spaces. Blocks or parcels abutting
or containing important natural features, topographical constraints
or otherwise creating parts of the open and civic space system may
be larger, provided that the proposed street layout preserves these
features and integrates them into the overall structure of the community.
b.
Regional Transportation Routes. Blocks or parcels abutting intervening
regional transportation routes such as highways or rail rights-of-way
may be larger, provided that street layouts and development patterns
achieve local connectivity in all other ways possible.
c.
Rural Parcels. Tracts divided into larger or rural lots of at
least five (5) acres may exceed block limits, provided that development
is arranged to allow future streets in compliance with these regulations,
and a logical pattern of resubdivision can occur with minimal disruption
of buildings, utilities, and other structures.
d.
Oversized Parcels. Where oversized parcels are platted for special
land uses or development projects that involve large-scale buildings
and patterns, such as campuses or large-scale employment areas, platted
blocks may be larger, provided that internal access streets mimic
the block structure and urban design amenity of these standards, and
create logical extensions and connectivity to the public streetscapes.
4.
Dead-End Streets. In any case where streets are not required
to connect by these standards, dead-end streets shall be limited as
specified in Table 404-1. Turnaround shall be required with a back
of curb radius of at least thirty-nine (39) feet. Alternative designs
such as loops or closes are preferred over dead ends and culs-de-sac.
5.
Walkways And Passages. In any case where exceptions for larger
blocks apply, or any other area where substantial pedestrian traffic
may occur, such as adjacent to schools, the Planning Commission or
Board of Alderman may require pedestrian walkways through blocks or
at any dead-end streets. In general, any block longer than seven hundred
fifty (750) feet should be considered for additional walkways and
passages.
D.
Street Design. Streets shall be designed to reinforce the character
of the area and the anticipated development patterns, land uses and
designs of projects fronting the street.
1.
Street Design Types. Each functional classification may use
the following street design types so that urban design features and
streetscape design better support the development context and character
of the area. Table 404-2 identifies which design types are most appropriate
for different contexts and different functional classes of streets.
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Table 404-2: Street Design Types and Functional Classification
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|---|---|---|---|---|---|
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Street Type
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Arterial
(A)
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Collector
(C)
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Local
(L)
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Standard
A basic street type appropriate generally where no particular
development characteristics or urban design context warrant application
of other street types
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Activity
A pedestrian-oriented street type appropriate for all areas
where walkability is a goal. It is characterized by narrow lanes,
slow speeds, on-street parking, and large, well-designed pedestrian
amenity zones that support businesses and economic activity along
these streets.
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□
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Neighborhood
A community-oriented street type appropriate where a higher
level of neighborhood design amenity and neighborhood walkability
is desired. It is characterized by large street trees, sidewalks,
slow speeds, and occasional on-street parking.
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▪
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Natural
A green street type appropriate where streets cross or align
with natural features, particularly to emphasize the open space and
environmental themes of a particular context. It is characterized
by slow to moderate speeds, and informal and natural landscape edges,
and the incorporation of trails or other open spaces.
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Preferred type
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Limited type, based on street network plan and surrounding development
context and natural characteristics
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2.
Context Appropriate Street Design Standards. The context appropriate street design standards in Appendix A[1] provide a framework for assembling cross sections for
each specific street type. The standards and guidelines in Appendix
A shall be used to create specific cross sections for a specific context,
or to adjust the typical street cross sections provided in this Section.
[1]
Editor's Note: Appendix A, Context Appropriate Street Design Standards is included as an attachment to this Title.
E.
Intersection Design.
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Figure 303-1 Corner Radii Comparison
Two (2) curbs with differing radii, ten (10) feet and thirty
(30) feet, overlap with a red shaded area highlighting the difference
in vehicular space, pedestrian space and crossing distances
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1.
Corner Radii. Corner radii of intersections shall be the minimum
amount necessary to balance the competing interest of vehicle turning
movements and the distance and safety of pedestrians crossing the
street, based on the specific context. Table 404-3 establishes the
base requirements. In areas where large vehicles will make frequent
turning movements, the Commission may require greater turning radius.
In areas where slower speeds are desired or walkability is important
the Commission may require tighter corner radii.
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Figure 303-2 Corner Radii Measurement
The figure demonstrates the typical method for measuring a corner
radius at the intersection.
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Table 404-3: Corner Curb Radius
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|---|---|
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Intersection Type
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Curb Radius
(feet)
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|
Local/Local
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5 to 15
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Local/Collector
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10 to 20
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Local/Arterial
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15 to 20
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Collector/Collector
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10 to 20
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Collector/Arterial
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20 to 30
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Arterial/Arterial
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25 to 30
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2.
Sight Distances. Proper lines of sight shall be maintained at
all intersections. The proper line of sight shall be an unobstructed
view from the stopping point on the approaching street to all points
three (3) feet above the roadway along the center line of the intersecting
street. The distance of the unobstructed view shall be based upon
the design speed of the intersection street, specified in Table 404-5.
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Figure 303-4 Clear Sight Distance
A clear line of sight must be maintained at a specific distance
depending on the design speed of the roadway, and the stop point and
control type on the intersection. This grants drivers appropriate
warning on incoming vehicles.
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Table 404-4: Clear Sight Distance
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|---|---|
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Design Speed of Intersection Street
(miles per hour)
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Intersection Sight Distance
(measured along center line of intersecting street)
(feet)
|
|
15
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105
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20
|
125
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25
|
150
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|
30
|
200
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|
35
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225 to 250
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40
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275 to 325
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|
45
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325 to 400
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Source: American Association of State Highway and Transportation
Officials, A Policy on Geometric Design of Highways and Streets.
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a.
Street trees, light poles or other limited obstructions are
allowed within the sight triangle, provided that they do not have
any foliage, limbs, or other obstructions between two (2) and eight
(8) feet, and are no closer than twenty (20) feet to the intersecting
right-of-way line.
b.
Fully controlled intersections, where signalization establishes
and prioritizes safe turning movements, may deviate from the above
sight triangle standards if site conditions warrant and based upon
a recommendation of the Public Works Director.
A.
Intent. The intent of this Section is to:
1.
Emphasize open space as an important part of community character
and design of the public realm, as identified in the Master Plan and
specific plans.
2.
Plan and integrate park, civic and open spaces as an extension
of street networks, shaping important public and civic spaces.
3.
Value the design, function, and appropriate application of different
types of open space, rather than solely the quantity of space.
4.
Promote different types of open spaces appropriate to the development
context, recognizing the different ecological, recreation, aesthetic
and urban design functions of these spaces.
5.
Integrate natural systems into the design of common or public
open spaces, and use major natural features to create distinct places.
6.
Locate civic and open spaces within easy walking distance of
the people they intend to serve, and design them in a manner to encourage
social interaction.
B.
Applicability.
1.
Generally. These standards apply to all divisions of land or
platting involving more than five (5) acres. All platted lots shall
have access to one (1) or more of the open and civic space types in
this Section, within the specified service area. The open space requirement
is in addition to any landscape, setback, or buffer requirements in
this code; however effective site design can allow areas to meet multiple
standards.
2.
Exceptions. Any lot platted within the applicable service area
for any existing open and civic space types below does not require
any new open spaces, provided that:
C.
Open Space Types. Table 404-5 indicates the types of open spaces that are eligible for each particular area based on context. Standards and specifications for each open space type are provided in Subsection (F).
Table 404-5: Civic and Open Space Types
and Context
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|---|---|---|---|---|---|---|---|
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Planning Context
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Natural Area
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Park
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Trail/Greenway
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Green
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Square
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Plaza/ Courtyard
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Pedestrian Enhanced Streetscape
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Walkable/Compact: downtown, core areas of commercial centers,
and abutting blocks adjacent to walkable places
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□
|
□
|
□
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▪
|
▪
|
▪
|
▪
|
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General: traditional neighborhoods, near downtown areas, and
areas supporting commercial corridors
|
□
|
▪
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□
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▪
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▪
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▪
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□
|
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Suburban: areas more removed from walkable centers, commercial
corridors or large-scale projects arranged around a campus plan
|
□
|
▪
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▪
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▪
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□
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□
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□
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▪
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Preferred type
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□
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Limited type, based on opportunities corresponding with the
context or more specific plan
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D.
Required Open Space.
1.
The amount of space required shall be based on the base zoning
district(s) proposed or existing for the project and based on Table
404-6.
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Table 404-6: Required Open Space
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|---|---|
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Zoning District
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Amount Required
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R-1
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5%
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R-2, R-3, R-4
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10%
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R-5
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15%
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OTD, B-1
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5%
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P-EC, B-2, B-4
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12%
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B-P
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20%
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I-1, I-2, I-3, U-1
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N/A, required buffers and screening addresses open space
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PLCD
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N/A, open and civic space is primary use
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2.
The amounts required in Table 404-6 may be reduced:
E.
Location Criteria. The following location criteria shall be used
in determining the most appropriate locations and characteristics
of land to be designated as required open and civic space systems.
1.
Visibility. Priority should be given to areas that provide the
most visible impact, and to locations that provide relationships to
civic and open space systems on adjacent property and future development
sites.
a.
Formal open spaces (greens, squares, or plazas) should be located
at prominent focal points within a subdivision or development site,
and included in or designed as an effective extension of the public
rights-of-way, or other common areas.
b.
Natural open space (natural areas, trails/greenways, or parks)
should be located along prominent ridges, valleys and view corridors
or areas where other natural features such as significant vegetation
or water features exist.
2.
Function. Open space shall be located in areas that maximize
the intended function.
a.
Formal open space shall be centered in areas that will have
the greatest population density, activity or development intensity
in order to provide the greatest pedestrian accessibility.
b.
Natural open space shall be located in areas where the ecological,
aesthetic, and recreational impact will be the greatest.
3.
Tree Preservation. Existing, mature tree canopy shall be protected,
preserved and prioritized when considering the location of civic and
open space systems.
[Ord. No. 3188, 5-2-2023]
a.
At least fifty percent (50%) of the required area for open and civic
space systems shall consist of mature trees.
(1)
If the applicant is unable to meet this requirement, the applicant
may submit a landscape mitigation plan to the Director — prepared
by a landscape architect certified in the State of Missouri —
indicating the location of all replacement trees, shrubs and other
vegetation to be planted elsewhere on the property in order to meet
this requirement.
(2)
Exceptions may be allowed by the Director due to a lack of existing
trees, topographical constraints, or if such action places an undue
financial burden on the applicant.
b.
All trees to be preserved or to be removed shall be indicated on
development plans. This includes the location, quantity and types
of trees.
F.
Design Standards. Civic and open space shall be designed according
to the specific type, and the standards below for each different type.
1.
Natural Area.
a.
Size; Service Area; Level Of Service.
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Size. The size, location, and design of natural
areas shall be dependent on the planning context, the presence of
natural amenities and ecological functions worthy of protection, and
the ability of the designated area to provide significant continuity
with nearby natural features. In general, these areas should provide
the opportunity to coordinate with at least 5 acres of contiguous
preserved area; and ideally up to 40 or more acres. However, the actual
sizes of specific components of natural areas shall be dependent on
environmental and aesthetic benefits and importance to larger-scale
natural systems.
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Service Area: N/A
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Level of Service: 12 acres per 1,000 people
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b.
Design Elements. Natural areas include any area of existing
or restored open lands, such as riparian corridors, flood hazard areas,
unique geological formations, important habitats, significant plant
types or substantial groupings of important plant types, wetlands,
etc. The goal is to protect the edges of these areas to maximize intact
areas that provide valuable ecosystem services for the community,
support preservation goals or enhance the aesthetics and amenities
of the area.
2.
Park.
a.
Size; Service Area; Level Of Service.
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Size:
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0.25 to 1 acre (mini-park)
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0.25 to 10 acres, 5+ acres ideal (neighborhood)
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10 to 50 acres; 10+ acres ideal (community)
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50 acres minimum for passive uses or structured recreation fields
or regional
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Service Area:
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1/4 to 1/2 mile (neighborhood)
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1/2 mile to 3 miles depending on size (community)
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Level of Service: 12 acres per 1,000 people
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Note: Public dedication and acceptance of parks is dependent
on other parameters of the Parkville Park Master Plan.
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b.
Design Elements.
(1)
Parks shall generally be at least three hundred
(300) feet wide in all directions, except that mini-parks may be as
narrow as one hundred (100) feet.
(2)
One (1) large tree for every forty (40) feet of
street frontage to relate the park to the public realm, plus other
landscape to support the overall park design.
(3)
Between fifteen percent (15%) and fifty percent
(50%) of the area should be allocated to structured recreation, such
as ball fields, playgrounds or sport courts. The remainder of the
area should be allocated to ground cover, treed areas, garden, lawns
or other landscape amenity.
3.
Trail/Greenway.
a.
Size; Service Area; Level Of Service.
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Size:
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20 feet minimum width; 30 feet+ ideal, but dependent on topography
and natural features
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Trails/greenways shall be located to provide continuity through
the area, with connections to other supporting facilities and the
ability to link important destinations for those on foot or on bicycle,
such as parks, schools and community centers or other civic destinations.
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Service Area: 1/8 mile, or 1/4 mile from access
point
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Level of Service: 12 acres per 1,000 people
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Note: Public dedication and acceptance of a trail/greenway is
dependent on other parameters of the Parkville Parks Master Plan.
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b.
Design Elements.
(1)
Trails/greenways should include a paved or otherwise
dust-free stabilized surface at least eight (8) feet minimum width;
ten (10) feet minimum if shared bike/pedestrian trail.
(2)
The landscape area on each side of the trail should
be at least six (6) feet, and wider in places to incorporate natural
features or significant vegetation.
(3)
One (1) large tree for every forty (40) feet of
trail length; and one (1) large or small tree for every twenty-five
(25) feet of trail length.
(4)
Trails/greenways located along rights-of-way may
be designed and incorporated into the street cross section design
to create the optimal multi-modal design for the street and trail.
4.
Green.
a.
Size; Service Area; Level Of Service.
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Size: 1/2 to 3 acres
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Service Area: 2,000 feet
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Level of Service: 5% to 10% of non-right-of-way
land area; or 2 acres per 1,000 people
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b.
Design Elements.
(1)
Greens shall be at least one hundred (100) feet
wide in all directions, and should have an enclosure ratio (width
of space to height of buildings) for buildings on the green between
four to one (4:1) and two to one (2:1).
(2)
Greens should have a public street along at least
two (2) sides with direct pedestrian access to the street.
(3)
Buildings fronting on the green should be designed
with frequent entrances and outdoor seating areas to activate the
space.
(4)
One large tree for every twenty-five (25) feet
of street frontage; and one (1) large or small tree for every two
thousand (2,000) square feet.
(5)
At least ten percent (10%) of the area shall be
designed for formal gathering such as seating areas and other areas
of concentrated amenity that serve as a focal point of the green.
(6)
At least seventy percent (70%) of the area shall
be allocated to ground cover, treed areas or other landscape amenity.
5.
Square.
a.
Size; Service Area; Level Of Service.
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Size: 5,000 square feet to 1 acre
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Service Area: 1,000 feet
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Level of Service: 5% to 10% of non-right-of-way
land area; or 1 to 2 acres per 1,000 people
|
b.
Design Elements.
(1)
Squares shall be at least seventy (70) feet wide
in all directions, and should have an enclosure ratio (width of space
to height of buildings) for buildings on the square between three
to one (3:1) and one to one (1:1).
(2)
Squares should have a public street along all sides
and be designed as a focal point for abutting blocks; streets should
be designed for multi-modal transportation with direct pedestrian
access to the street.
(3)
One (1) large tree for every forty (40) feet of
street frontage; and one (1) large or small tree for every one thousand
(1,000) square feet.
(4)
At least fifty percent (50%) of the area shall
be designed for formal gathering such as seating areas and other concentrated
amenity.
(5)
At least twenty-five percent (25%) of the area
shall be allocated to planter beds, seasonal plantings, foundation
plants, garden, lawns or other landscape amenity.
6.
Plaza/Courtyard.
a.
Size; Service Area; Level Of Service.
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Size: 500 square feet to 5,000 square feet
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Service Area: On block or immediately abutting
blocks
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Level of Service: 5% to 10% of non-right-of-way
land area; or 1/2 to 1 acres per 1,000 people
|
b.
Design Elements.
(1)
Plazas/courtyards shall be at least twenty (20)
feet wide in all directions, and should have an enclosure ratio (width
of space to height of buildings) for buildings on the plaza/courtyard
between two to one (2:1) and one to two (1:2).
(2)
Plazas/courtyards should have a public street along
at least one (1) side; streets should be designed for multi-modal
transportation with direct pedestrian access between the plaza/courtyard
and the street.
(3)
Plazas/courtyards should include seating, art,
formal landscape and other amenities and ornamentation as a focal
point for gathering places.
(4)
Buildings fronting on the plaza/courtyard should
be designed as street front buildings with frequent windows and entrances
to activate the space.
(5)
One (1) large tree for every forty (40) feet of
street frontage; and one (1) large or small tree for every one thousand
(1,000) square feet.
(6)
At least twenty percent (20%) of the area shall
be allocated to planter beds, seasonal plantings or foundation plants.
7.
Enhanced Pedestrian Frontage.
a.
Size; Service Area; Level Of Service.
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Enhanced pedestrian streetscapes are an area along the street
frontage that may be common or dedicated to the public as part of
the right-of-way standards. It includes pedestrian enhancements beyond
those required by the street type standards to support buildings fronting
directly on the streetscape.
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Size: 8 feet to 10 feet along the frontage, designed
as an extension of the streetscape. Any street designed with sidewalks
16 feet or wider can count this area towards the 8-foot requirement.
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Service Area: on block or immediately abutting
lots
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Level of Service: N/A
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b.
Design Elements.
(1)
Buildings shall provide direct pedestrian access
to enhanced pedestrian streetscape.
(2)
One (1) small tree for every twenty-five (25) feet
or one (1) large shade tree for every forty (40) feet; plus ornamental
planting in conjunction with the overall streetscape design, particularly
at building entrances. (Street trees planted in the right-of-way per
street types specification may count to this requirement.)
(3)
Outside seating should be provided, either through
seating areas associated with the building use or through street furniture
or other type of street amenity designed for pedestrian use.
(4)
Facades fronting on the streetscape should have
high permeability with frequent windows and entrances to activate
the space.
G.
Ownership And Management.
1.
Required civic open space shall be designated on the final plat
as a separate tract. Options for ownership and management of preserved
area include:
a.
Creation of or dedication to a non-profit entity capable of
carrying out the ownership and management.
b.
Creation of a homeowners' and/or leaseholders' association that
owns it in common capable of carrying out the ownership and management.
c.
Dedication to a public entity as part of the rights-or-way,
parks or other community facilities element of the plan.
2.
All civic and open space shall require documentation recorded
with the final plat that demonstrates the ongoing maintenance, administrative
and financial management of the space according to these standards.
Dedication to the City or other public entity is subject to acceptance
by and at the sole discretion of the City or other public entity.
H.
Parkland Dedication.
1.
Dedication. Subdivision plats shall show dedication of land
for park uses at locations designated in the Comprehensive Plan, or
the official parks plan adopted by the Board of Aldermen, or as otherwise
determined through the plat review process and applying the open and
civic space standards in this Section. When the required dedication
is less than four (4) acres, the Board may require the open space
to be located at a suitable place at the periphery of the subdivision
so a more usable tract will result when additional open space is obtained
when adjacent land is subdivided. In all cases, the developer will
dedicate such approved parkland to the City of Parkville as a condition
of final subdivision approval, and shown on an approved final plat
as "dedicated to Parkville, Missouri for park and recreation purposes."
2.
Required Area. The required area of the dedication shall be
based on the number of dwelling units and the acres per person formula
as follows:
a.
Detached Houses. Number of units times three and seven-tenths
(3.7) persons per unit times six thousandths (0.006) acre.
b.
Duplexes. Number of units times three (3) persons per unit times
six thousandths (0.006) acre.
c.
Multi-Unit Buildings. Number of units times two (2) persons
per unit times six thousandths (0.006) acre.
3.
Cash In Lieu Of Land Dedication.
a.
If the applicant and the Board are unable to agree upon the
location of the land to be dedicated, then as a condition of final
subdivision approval, the Board may choose to accept payment of cash
in lieu of parkland.
b.
If the required dedication is less than two (2) acres, then
the City, at its option elected at any time prior to the approval
of the preliminary plat as a condition, or the applicant, prior to
approval of final plat, may choose to accept payment of cash in lieu
of parkland.
c.
When the payment of cash in lieu of dedicating open space is
approved, the applicant shall deposit with the City Treasurer a cash
payment without recourse or the right of recovery prior to recording
the subdivision plat. The amount shall be the required dedication
multiplied by seven thousand dollars ($7,000.00) per acre, less a
credit for any land actually dedicated for park purposes. The funds
shall be used for the acquisition, development or improvement of a
public park as determined solely by the Board.
4.
Private Development And Operation Of Park-Recreational Open Space. The applicant may comply with the requirements of this Subsection by providing an area equal to or greater than the required area as private open space meeting the standards and criteria of this Section 404.020, including legal review of the ownership and management arrangements of 404.020(G).
5.
Additional Recreational Reservations. The provisions of this
Section are minimum standards. None of the subsections above shall
be construed as prohibiting a developer from dedicating or reserving
other land for recreation purposes in addition to the requirements
of this Section.
A.
Intent. The intent of this Section is to:
1.
Ensure the proper arrangement of blocks and lots within the
structure of the street network and civic and open space systems.
2.
Arrange development in a manner that is least disruptive to
existing topography and capitalize on inherent characteristics of
the land as defining features.
3.
Coordinate access and utilities for each lot in association
with larger systems of streets and infrastructure.
4.
Promote appropriate site and building designs in relation to
the public realm.
5.
Ensure that all lots are buildable lots according to this code.
B.
Applicability. The standards in this Section apply to any division
of land or platting involving new blocks or lot, to the extent the
division impacts any of the standards.
C.
Block Arrangement. In general, all blocks shall be arranged to have two (2) tiers of lots, each fronting on a public street. Double-frontage lots or lots backing to streets are generally prohibited, unless dictated by overriding development patterns outside of the control or impact of the project, such as intervening natural features, parcels platted parts of the civic and open space systems, or other exceptions noted in the connectivity standards in Section 404.010(C).
1.
Access And Frontages. The street network, street designs and
block arrangements shall be coordinated to promote the connectivity
and public realm design goals of each particular context.
a.
Blocks shall be laid out so that each lot has access to the
street network.
b.
In order to preserve the design of specific street design types,
lot access should be coordinated at the block level.
c.
When individual lots may have limited access due to broader
streetscape and urban design goals, alternative strategies, such as
alleys, internal access streets, shared drives or limited drives with
access to interior portions of the block or lot, should be used.
2.
Utility Easements. All blocks shall include easements for all
required improvements necessary to serve each lot, granted to the
City or appropriate utility.
a.
Where alleys are not provided, easements at least five (5) feet
wide shall be platted at the rear of all lot lines, and where necessary
on the side lot lines.
b.
Larger widths may be required or easements not along lot lines
may be necessary for the extensions of main sewers or other utilities.
c.
All easements shall be accessible from the public right-of-way
in some manner for each block.
3.
Drainage. Storm drainage should be designed at the largest scale
possible in order to avoid site-by-site treatment. Blocks and streets
shall conform to existing topography as nearly as possible to reduce
drainage problems.
a.
Integrating stormwater systems into development patterns using
street designs and open spaces that serve dual purposes is a priority.
b.
Where any stream or surface drainage or watercourse is necessary,
easements shall be granted to the City preserving their stormwater
function.
c.
The City may require installation of pipe, masonry or riprap,
flumes or inlets, or other such protective devices.
d.
At the site level, infiltrating stormwater through best management
practices is preferred to detention.
e.
All plats and easements shall designate maintenance of the stormwater
system, which may be private or City, dependent on each particular
application.
4.
Monuments. Monuments shall be placed at block corners, point
of curves, change in direction along lot lines and at each lot corner
in accordance with specifications of the City Director of Public Works.
D.
Lot Arrangement. All lots shall result in buildable sites considering
the topography, surrounding character, proposed land uses, and development
standards applicable to the lot.
1.
Size. The width and area of all lots shall comply with the requirements
of the zoning district in which they are located. Any lot not served
by public sanitary sewer shall be of sufficient additional area to
properly accommodate a suitable private sewage disposal device. The
City Planning Commission will determine the required lot size upon
report of appropriate tests and adequate determination and recommendation
of the County Health Officer or State Board of Health.
2.
Corner Lots. Corner lots should have extra width sufficient
to permit the establishment of front building lines on both adjoining
streets, or to permit other building arrangements that support the
proper relation of the building and site to the adjoining streets.
3.
Lot Access And Frontages. Lot access shall be limited by the
specific street type, and the access guidance provided for each street.
Access for any street may be further modified by any specific access
management study. Where access is limited by these standards and guidelines,
alternative access through shared drives, internal access lanes, or
alleys shall be considered. Double-frontage and reverse-frontage lots
shall be avoided except where their use will produce definite advantages
in meeting special situations identified in the arrangement of blocks
and development patterns.
4.
Lot Lines. Generally the side lines shall be at right angles
to straight street lines or radial to curved street lines, except
where a variation of this rule will provide a better street and lot
layout to accommodate topography and overriding characteristics of
the development pattern.
5.
Building Lines. Building lines conforming to zoning regulations
shall be shown on all lots within the platted area.
A.
Intent. The intent of this Section is to ensure that all improvements
necessary to serve lots within a subdivision are constructed, inspected,
or otherwise assured of completion prior to the issuance of building
permits.
1.
Coordinate the design and construction of infrastructure for
lots and projects with surrounding systems.
2.
Promote specifications and installation of infrastructure that
supports planning and urban design policies for the City and specific
areas.
3.
Ensure that all lots are served with necessary improvements
prior to or in association with the issuance of building permits.
B.
Applicability. The standards in this Section apply to any division
of land or platting involving new blocks or lot, to the extent the
division impacts any of the standards.
C.
Generally. The 1997 or the latest consecutive edition of the American
Public Works Association (APWA) Standard Specifications and Design
Criteria shall be the governing specifications and design criteria
for the City of Parkville, which may be supplemented by the Director
of Public Works policy statements. However, where any of the planning
and urban design standards in this Chapter require or recommend a
different physical arrangement of spaces, the construction and the
engineering specifications of the APWA Manual shall be applied within
the planning and urban design standards of this Chapter.
D.
Streets And Sidewalks. Except as altered for particular contexts by application of the street design types and context appropriate street design standards in Section 404.010 and Appendix A,[1] all streets and sidewalks shall be constructed to the
following Standard Specifications and Design Criteria, APWA 1981:
1.
Arterials: Standard Drawing ST-3.
2.
Collectors: Standard Drawing ST-2.
3.
Local: Standard Drawing ST-1.
4.
Sidewalks: SW-2. Sidewalks shall be constructed at the time
of street construction along arterial and collector streets, but may
be deferred until building permits are issued on local streets, provided
that the developer enters into an agreement with the City to construct
all sidewalks within three (3) years from the date of acceptance of
the street, and record the agreement with the final plat. The agreement
shall provide that upon notification by the City to the property owner
sidewalks shall be built within sixty (60) days, weather permitting.
Should sidewalks not be completed with that time period the City may
proceed with sidewalk construction and by ordinance levy a special
assessment against the property for the cost of construction. Sidewalks
across private and commercial approaches will be the same thickness
as the paved approach and will maintain less than two percent (2.0%)
cross slope. Accessible routes across side streets and alleys will
be less than two percent (2.0%) on new construction and reconstruction
projects. Less than two percent (2.0%) cross slope will be maintained
across streets and alleys where feasible on all alteration projects.
[Amended 3-7-2017 by Ord.
No. 2890]
5.
Streetlights. Streetlights shall be constructed as specified
in the Standard Specifications and Design Criteria, APWA 1982.
6.
Grades. In general, streets shall be so arranged that grades
shall not exceed ten percent (10%) for major thoroughfares and fifteen
percent (15%) for minor streets. The City Planning Commission may
permit variation from these grades where it deems modifications advisable
to adjust to topographic situations.
a.
Gutter grades on paved gutters shall not be less than one-half
of one percent (1/2 of 1%)
b.
All changes in street grades shall be connected by a vertical
curve of reasonable length to assure adequate visibility.
c.
In approaching intersections, there should be a suitable leveling
of the street at a grade generally not exceeding five percent (5%)
and for a distance of generally not less than one hundred (100) feet
from the nearest line of the intersecting street. The grade within
the intersection should be as level as possible, permitting proper
drainage.
7.
Street Names. Streets shall use the names of other existing
and named streets in alignment. Names of new streets or streets not
in alignment with others shall show the names on the final plat and
shall not duplicate or sound similar to existing street names. The
City shall determine the street names and lot numbers.
8.
Driveway approaches shall conform to the design specified in
APWA 1997 Edition Standard Drawing D-1. Approaches must conform to
one-fourth-inch to one-half-inch maximum slope within the right-of-way.
The cross slopes of driveway approaches and sidewalks must measure
a one-percent minimum to a two-percent maximum. Colored concrete or
decorative driveway approaches may be installed to the curb with the
following conditions:
[Amended 3-7-2017 by Ord.
No. 2890]
a.
The owner must pay for the special improvement and must otherwise
be installed according to APWA standards.
b.
The owner agrees to have continuing responsibility for contracting
and installation of all such approaches requiring repairs due to utility,
street, sewer or other such work; however, said utility, contractor
or municipal contractor shall pay the amount of a standard APWA approach
replacement to said owner; or if the owner does not want a decorative
driveway any longer, a standard replacement approach will be installed
in the affected drive by the said contractor.
[1]
Editor's Note: Appendix A, Context Appropriate Street Design Standards is included as an attachment to this Title.
E.
Water And Sanitary Sewer.
1.
Where a public water main is reasonably accessible, connections
between each lot and the water main shall be made in accordance with
City standards.
2.
Where a public sanitary sewer is reasonably accessible, connections
between each lot and the sanitary sewer shall be made, sewer systems
within the subdivision to make sanitary sewer accessible to each lot.
Sewer systems shall be approved by the Board of Aldermen and the Missouri
Department of Natural Resources.
3.
Where sanitary sewers are not available, other facilities, as
approved by the Board of Aldermen and the Platte County Health Department,
must be provided for the adequate disposal of sanitary wastes.
F.
Storm Drainage. Culverts, storm sewer inlets, riprap slopes, stabilized ditches and other improvements shall be installed to handle stormwater adequately. Such improvements may be a part of a benefit district, may be installed by the applicant prior to building permit issuance on abutting land, or installation may be guaranteed by performance as may be negotiated with the governing body. All storm drainage facilities shall meet the specification and standards of the City, and be planned and designed according to the site design standards in Section 408.050.
G.
Upsizing. Whenever any portions of the required public improvements
are part of a planned future facility for the City, serving an area
larger than the subdivision and its impact, the City and applicant
will enter into an upsizing agreement. The City and the applicant
shall negotiate the following aspects of the agreement prior to approval
of the plat:
1.
The applicant shall construct the facilities as planned by the
City for future capacity as part of the subdivision and development
process.
2.
The applicant shall be responsible for the portion of the costs
required to serve the proposed subdivision based on actual total cost
to build the facilities absent any upsizing agreement.
3.
The City shall be responsible for any incremental costs to expand
the facility to the planned capacity beyond the capacity to serve
the subdivision. The City's participation may be based by the applicant
bidding the project with bid alternates, one (1) alternate to build
the minimum required facility to serve the subdivision or development
and the second bid alternate being for the upsized facility planned
by the City.
4.
The agreement shall be subject to approval by the City Attorney.
H.
Permitting, Inspection And Acceptance. No work on required improvements
shall be done unless the following regulations and provisions have
first been complied with:
1.
Plans and specifications for the private construction or repair
of improvements, including but not limited shall be submitted to the
Public Works Director for approval, along with the specified improvement
permit fee.
2.
A permit shall be obtained from the Public Works Director authorizing
the construction according to plans and specifications submitted.
3.
Following the issuance of the permit, construction shall not
be started until the Public Works Director has been notified as to
the time, location, and scope of the construction. All construction
work may be stopped at any time by the Public Works Director, when
in the opinion of the Public Works Director the workmanship, materials
used, or procedures of work do not meet the requirements or comply
with the City Code, ordinances, specifications and procedures for
such work.
4.
All permitted work shall be subject to final inspection for
City maintenance by the Public Works Director who shall recommend
action to the Mayor and Board of Aldermen. No building permit shall
be issued prior to the official acceptance of streets and sewers necessary
to adequately serve such building.
5.
Before acceptance by the City of streets or sewers, the owner
shall post a maintenance bond, cash or irrevocable letter of credit
satisfactory to the Board of Aldermen and in accordance with City
policies and public works procedures, guaranteeing against defects
in construction for a period of two (2) years.
6.
Any private improvements, such as landscape islands, benches,
trash cans, landscaping or subdivision monuments approved within the
right-of-way shall have a right-of-way maintenance agreement signed
by the developer and assigning responsibility to an association of
property owners or any specific lot or property owner.
