[Ord. No. 2766 §1(120.310), 4-1-2002]
A.
All
subdivisions of land subject to these Subdivision Regulations shall
conform to the following minimum design standards. Such design standards
shall govern the approval of subdivision plats by the Planning and
Zoning Commission and by the Board of Aldermen.
B.
Care
shall be exercised in the design and laying out of streets, lots and
other elements so that good planning principles are followed, efficient
use is made of land and natural assets such as trees and topography
be retained whenever possible.
[Ord. No. 2766 §1(120.320), 4-1-2002]
A.
In
addition to the regulations established herein, all subdivision plats
shall comply with the following laws, rules and regulations:
1.
All applicable provisions of the Missouri Statutes.
2.
The City of Harrisonville Zoning Code, Building and Housing Codes
and all other applicable laws, guidelines and policies.
3.
The Comprehensive Plan as adopted.
4.
The special requirements of these Subdivision Regulations and any
adopted policies and rules of the City Engineer and the Department
of Natural Resources of the State of Missouri.
5.
The standards as adopted by the Kansas City Metropolitan Chapter
of the American Public Works Association (APWA).
6.
The rules of the Missouri Highway and Transportation Department if
the subdivision of any lot contained therein abuts a State highway
or connecting street.
7.
The standards and regulations adopted by the City Engineer and all
boards, commissions, departments, agencies and officials of the City
adopted pursuant to any law or ordinance.
B.
Plat
approval may be withheld if a subdivision is not in conformity with
the above guides or the intent and purposes of these Subdivision Regulations.
[Ord. No. 2766 §1(120.330), 4-1-2002]
No subdivision shall conflict with the Comprehensive Plan of
the City of Harrisonville, Missouri.
[Ord. No. 2766 §1(120.340), 4-1-2002]
If a subdivision abuts or contains an existing or proposed limited
access highway or arterial street, the City may require frontage roads
(marginal access roads), parallel streets, shared drives utilizing
access easements or other methods (such as reverse frontage lots with
access control and screening provisions along the rear property line,
deep lots with rear service alleys, etc.) as may be necessary for
adequate protection of properties and to afford separation of through
and local traffic and to provide safe and attractive roadways.
[Ord. No. 2766 §1(120.350), 4-1-2002]
A.
In any new subdivision, the street layout shall conform to the arrangement, width and location indicated on the Comprehensive Plan. Streets shall be designed and located in proper relation to existing and proposed streets, to the terrain, to such natural features as streams and tree growth, to public convenience and safety, to the proposed use of the land served by such streets and to the most advantageous development of the adjoining area. Each lot within the subdivision shall provide access to a dedicated public street unless otherwise allowed for in Section 410.340. Proposed streets shall extend to the boundary line of the tract being 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 of the subdivision or for the advantageous development of the adjacent tracts.
B.
The
standards within these Subdivision Regulations recognize and reference
subdivision streets by functional classification.
C.
Whenever
the proposed subdivision contains or is adjacent to a limited access
roadway or where lots back onto a public street (double frontage lots),
the subdivision shall provide the following treatment:
1.
In residential districts a buffer strip at least fifty (50) feet
in depth shall be provided in addition to the normal lot depth required.
The strip may be a part of the platted lots or a separate tract of
land and shall have the following restriction lettered on the face
of the plat:
"This strip reserved for the planting of trees or shrubs; the
building of structures or fences hereon is prohibited."
3.
In commercial and industrial districts adjacent to limited access
highways, no parallel street shall be less than one hundred twenty
(120) feet from said right-of-way or limited access highway.
D.
Streets
shall intersect each other at right angles unless otherwise dictated
by topography or other factors of good design.
1.
The number of intersections along arterial streets shall be held
to a minimum. Wherever practical, the distance between such intersections
shall not be less than one thousand three hundred (1,300) feet.
2.
Property lines at street intersections shall be rounded with a minimum
radius of fifteen (15) feet. A greater radius may be required by the
City Engineer where anticipated traffic justifies such a requirement.
3.
Streets parallel to a limited access highway shall, when intersecting
a major street, highway or a collector street, be located at a minimum
distance of two hundred (200) feet from said right-of-way, highway
or collector street. Such distance, when desirable and practical,
shall be determined with due consideration of the minimum distance
required for the future separation of grades by means of appropriate
approach gradients.
4.
Local streets need not continue across arterial streets; but, if
the centerline of such local streets approach the major streets from
opposite sides thereof within one hundred fifty (150) feet, the City
Engineer may require an appropriate easement(s) to accommodate drainage
facilities, pedestrian traffic or utilities.
E.
The
minimum right-of-way of all proposed streets shall be as follows:
|
Type of Street
|
Minimum Right-of-Way
| |
|---|---|---|
|
Arterial
|
80 feet minimum
| |
|
Collector
|
60 feet minimum
| |
|
Local
|
50 feet minimum
|
|
|
Every cul-de-sac shall terminate in a circular turnaround having
a minimum right-of-way diameter of one hundred (100) feet.
|
F.
Unless
necessitated by exceptional terrain and subject to the approval of
the City Engineer, the maximum street grades shall not exceed the
following:
|
Type of Street
|
Maximum Grade in Percentage
| |
|---|---|---|
|
Arterial
|
6%
| |
|
Collector
|
8%
| |
|
Local
|
10%
| |
|
Cul-de-sac (excluding turnaround)
|
12%
| |
|
Alleys
|
10%
|
|
|
All changes in street grade shall be connected by vertical curves
and be designed for safe stopping sight distance as determined by
the City Engineer using APWA and/or Federal Highway Administration
Design Criteria.
|
|
|
Wherever practical, street grades shall be established in such
a manner to avoid excessive grading or promiscuous removal of ground
cover and tree growth and a general leveling of the terrain. Grades
so established will reduce hazards by maintaining adequate sight distance
for classification of streets and design speeds.
|
G.
The
centerline radius of a horizontal curve shall be as follows:
|
Type of Street
|
Minimum Curve Radius
| |
|---|---|---|
|
Major Arterial
|
1091 feet
| |
|
Minor Arterial
|
700 feet
| |
|
Industrial/Commercial Collector
|
500 feet
| |
|
Residential Collector
|
300 feet
| |
|
Residential Local
|
185 feet
| |
|
Residential Access
|
100 feet
|
|
|
A minimum tangent length of one hundred (100) feet shall be
provided between curves of opposite direction on arterial and collector
streets. The City Engineer due to local conditions may require a greater
tangent length.
|
|
|
The developer may request a waiver to the above minimums based
on engineering considerations of topography, length of street, number
of curves and other factors which may dictate a lesser radius.
|
H.
Street Names. Street names shall be suggested by the developer
and approved by the City at the time of the final plat approval.
I.
Sight Triangle.
1.
The intersection sight distance should be sufficient to permit a
vehicle on the minor leg of the intersection to cross the traveled
way without requiring the approaching through traffic to slow down.
To allow this, an area free of visual obstruction is required at every
corner of an intersection. This area is known as the sight triangle.
2.
All corner lots within the City limits, except those in the Central
Business District, shall (at a minimum) have a sight triangle from
a point twenty (20) feet along the minor roadway to a point consistent
with the table below along the major roadway. Such an area shall be
and remain free of visual obstructions higher than two (2) feet above
the roadway surface. Within the Central Business District the sight
triangle shall conform as closely as possible to the above specifications
for sight distance as approved by the City Engineer.
|
Road Type
|
Clear Distance Required
| |
|
Arterial
|
215 feet
| |
|
Collector
|
170 feet
| |
|
Local
|
130 feet
|
J.
Cul-De-Sac Streets. Cul-de-sac streets shall be not more
than six hundred (600) feet in length measured from the centerline
of the cul-de-sac to the centerline of the connecting street (eight
hundred (800) feet in subdivisions of one-half (½) acre or
larger lots). Exceptions may be made where topographic or other unusual
existing conditions so require. Cul-de-sacs shall terminate with a
minimum outside property line turnaround radius of fifty (50) feet
and a minimum curb line radius of thirty-nine (39) feet. Cul-de-sacs
up to one hundred (100) feet in diameter may be required depending
upon the length of the cul-de-sac and the surrounding land uses. The
use of a "T" design for the cul-de-sac's terminus may be considered
for cul-de-sacs of short length (less than two hundred (200) feet)
when specifically approved by the City Engineer.
K.
Decorative Islands. When specifically approved by the Board
of Aldermen, islands to be used for landscaping, statuary or other
decorative purposes may be constructed by a developer in a dedicated
reserve in the center of a cul-de-sac or other roadway pavement section.
Decorative islands shall not be approved if their installation would
in any way impede traffic or create unsafe conditions as determined
by the City Engineer.
If decorative islands are approved, the developer shall, as
a condition of such approval, assign full responsibility for maintenance
of such islands to the homeowners' association created by the developer
for the subdivision. Provisions of the homeowners' association articles
of agreement related to such maintenance shall be reviewed and approved
by the Board of Aldermen before approval of the final plat.
L.
Street Names And Signs. Street names shall not duplicate
names of any existing street in Harrisonville and adjacent areas except
where a new street is a continuation of an existing street. Street
names that are spelled differently but sound the same shall be avoided.
Generally, no street should substantially change direction without
a change in street name. The street name pattern shall be continued
except as approved by the City. Proposed street names are subject
to staff review and approval. Light reflecting street signs, approved
by the City Engineer, will be provided and installed by the City at
all street intersections.
M.
Street Classification. The classification of all streets
shall be determined by the Board of Aldermen. Street classification
in new subdivisions shall first be determined by the City Engineer
and Community Development Director when the preliminary plat of a
subdivision is submitted. The final classification shall be determined
by the Board of Aldermen as approval of the final plat is made by
the Board.
N.
Standard Street Sections And Details. The Subsections which
follow set forth standard street sections and details which are to
be used for future local, collector and arterial streets constructed
within the City of Harrisonville.
1.
Design for persons with disabilities. Access ramps
for disabled persons shall be installed whenever new curbing or sidewalks
are constructed or reconstructed in the City of Harrisonville. Such
ramps shall conform with Americans with Disabilities Act (ADA) standards
subject to review and approval by the City Engineer. These standards
shall apply to any City street or connecting street for which curbs
and sidewalks are required by this Chapter or on which curb and sidewalk
have been prescribed by the Board of Aldermen.
2.
Approval of grades. Profiles of streets shall be
submitted to and approved by the City Engineer. Submittal information
required for review of the preliminary plat shall include preliminary
street profiles. Final calculated street profiles will be required
in submittal of construction plans required during review of the final
plat.
3.
Maximum and minimum grades. The grades of all streets
shall not be greater than the maximum grades for each classification
as set forth in this Section, except where topographical conditions
unquestionably justify a departure from this maximum as determined
by the City Engineer. The minimum grade shall be at least one percent
(1%) wherever possible.
4.
Compaction requirements for cut and fill areas. All
fill areas within the street right-of-way shall be compacted to ninety-five
percent (95%) of standard maximum density. Layers shall be placed
in depths not to exceed ten (10) inches loose material. All embankment
materials and compaction methods shall be subject to approval of the
City Engineer. In cut areas, the top of the subgrade under areas to
be paved shall be scarified and compacted to a minimum depth of six
(6) inches to not less than ninety-five percent (95%) of standard
maximum density at optimum moisture. Maximum density shall be determined
in accordance with requirements of the standard compaction test.
5.
Approval of subgrade. The City Engineer shall approve
the subgrade before any base course or surface is placed thereon.
The subgrade shall be so constructed that it will be uniform in density
throughout. The entire width and length shall conform to line, grade
and typical cross section shown on the plans or as established by
the City Engineer. If any settling or washing occurs or where hauling
results in ruts or other objectionable irregularities, the contractor
shall reshape and reroll the subgrade before the base or surfacing
is placed.
6.
Sewer and water work before base construction. No
base course work may proceed on any street until all trenching for
storm sewers, sanitary sewers and water lines within an area extending
one (1) foot behind curbs has been properly backfilled satisfactory
to the City Engineer. Wherever possible, the developer shall schedule
installation of gas or buried electric utility lines so that trenches
for such lines can be properly backfilled before street base course
construction.
7.
Final grade of utility appurtenances. Manholes,
storm sewers, fire hydrants, water meters, inlets and utility valves
shall be adjusted to meet the proper grade of street or yard areas
to the satisfaction of the City Engineer.
O.
Exceptions For Existing Improvements.
1.
Where the proposed subdivision is a resubdivision or concerns an
area presently having any or all required improvements as previously
set out and where such improvements meet the requirements of this
Section and are in good condition as determined by the Board of Aldermen
upon its consideration of the opinion of the City Engineer, no further
provision need be made by the subdivider to duplicate such improvements.
However, where such existing improvements do not meet said requirements
as determined by the Board of Aldermen upon its consideration of the
opinion of the City Engineer, the subdivider shall provide for the
repair, correction or replacement of such improvements so that all
final improvements will then meet said requirements as determined
by the Board of Aldermen upon its consideration of the recommendation
of the City Engineer.
2.
Where the proposed subdivision is a resubdivision or concerns an
area presently abutting or continuing any existing public street of
less than the minimum required right-of-way width or roadway width,
land shall be dedicated so as to provide a minimum street right-of-way
width established by these Subdivision Regulations or by the policy
of the Board of Aldermen. Furthermore, the subdivider of such proposed
subdivision shall provide additional roadway pavement meeting at least
the minimum standards set by these Subdivision Regulations and the
Board of Aldermen. The Board of Aldermen shall determine what adjustment
to make where the aforesaid widening merges with existing streets
which are of smaller width at the boundary of such proposed subdivision.
The Board of Aldermen may reduce the minimum roadway system width
in the proposed subdivision if the extension of such roadway is already
improved at both ends of such roadway and the roadway in the proposed
subdivision is one thousand (1,000) feet or less in length.
[Ord. No. 2766 §1(120.360), 4-1-2002]
The lengths, widths and shape of blocks shall be suited for
the planned use of the land, zoning requirements and need for convenient
access, control and safety of street traffic and the limitations and
opportunities to the terrain. Block lengths in residential areas shall
not, as a general rule, be more than one thousand (1,000) feet in
length between street lines unless dictated by exceptional terrain
or other limiting factors of good design. Blocks shall have sufficient
width to provide for two (2) tiers of lots of appropriate depth except
where otherwise required to separate residential development from
through traffic. Pedestrian ways or crosswalks of not less than ten
(10) feet in width may be provided near the center and entirely across
any block which is one thousand (1,000) feet or more in length where
deemed essential in the opinion of the City to provide adequate pedestrian
circulation or access to schools, shopping center, churches, parks
or transportation facilities. At the time of preliminary plat approval,
this requirement may be modified in an instance where this access
is adequately served otherwise.
[Ord. No. 2766 §1(120.370), 4-1-2002]
When land is subdivided into larger parcels than ordinary building
lots, such parcels shall be arranged in such a manner as to allow
for the opening of future streets and logical further resubdividing
of the parcel. Lot splits are prohibited in final platted subdivisions
where additional buildable lots are created.
[Ord. No. 2766 §1(120.380), 4-1-2002]
A.
The
lot size, width, depth, shape and orientation and the minimum setback
lines shall be appropriate for the location of the subdivision and
for the type of development and use contemplated.
B.
Lot
dimensions shall conform to the requirements of the zoning regulations
unless established in accordance with this Section.
C.
The
depth of a lot shall not exceed three (3) times its width.
D.
Residential
lots adjacent to arterial streets shall be platted with extra depth
to permit increased distances between the buildings and traffic ways.
Therefore, variations from the above lot design standards are appropriate
when lots directly abut buffer areas.
E.
Where
lots front upon a cul-de-sac or curved street having a radius of two
hundred (200) feet or less, the minimum lot widths set forth above
shall be measured at the building setback line along an arc parallel
to the right-of-way of such cul-de-sac or curved street. Such lots
shall also be laid out so that their lot frontage, as measured on
the arc of such right-of-way line, is not less than fifty percent
(50%) of the required lot width measured at the building setback line.
F.
The
area of the street right-of-way shall not be included and calculated
in the area of the lot with respect to minimum lot area requirements
of these Subdivision Regulations or of any zoning regulation applicable
to the property. Lots shall be required to have more than the minimum
area dimensions provided for in this Section where such greater area
or dimensions are required to meet the yard requirements of the subdivision
and zoning regulations.
G.
Double
frontage and reverse frontage lots are discouraged but may be approved
at the time of preliminary plat approval where necessary to provide
separation of residential development from through traffic or overcome
specific disadvantages of terrain and orientation.
H.
The
depth and width of properties reserved or laid out for commercial
and industrial purposes shall be adequate to provide for the off-street
service and parking facilities required by the type of use and development
contemplated.
I.
Corner
lots for residential use shall have extra width to permit appropriate
building setback from and orientation to both streets.
J.
Frontage
and side yard setback requirements shall be the same on both sides
of the street for residential structures to provide a consistent line
of sight throughout the entire subdivision. Recorded final plats and
current preliminary plats shall be exempt from this Section.
K.
Lot Elevation Relative To Floodplain. Minimum low opening
elevations (MLO) shall be shown on each lot adjacent to a waterway,
designated as a floodplain, on the recorded plat.
[Ord. No. 3602, 9-19-2022]
A.
No
two (2) adjacent one- or two-family dwellings of similar front elevation
or facade shall be constructed or located on adjacent lots:
1.
Identical masonry or exterior colors may not occur on adjacent properties
along any block face without at least five (5) intervening homes of
differing materials on the same side of the street beginning with
the adjacent property and six (6) intervening homes of differing materials
on the opposite side of the street.
2.
Front building elevations shall not repeat along any block face without
at least five (5) intervening homes of differing appearance on the
same side of the street and six (6) intervening homes of differing
appearance on the opposite side of the street. The rear elevation
of homes backing to public way shall not repeat without at least five
(5) intervening homes of differing appearance.
3.
Homes are considered to have a differing appearance if the following
items deviate:
[Ord. No. 2766 §1(120.390), 4-1-2002]
A.
The
City Engineer may require general utility easements of adequate width
along lot lines where necessary or advisable for poles, wires, conduits,
sanitary sewers, gas, water, power and other utility lines as dictated
by the plans of the developer to provide utility connections. The
following are established as minimum width for any general utility
easements:
B.
Suitable
drainage easements as required by the City Engineer shall be dedicated
on the subdivision plat to provide for the natural drainage of storm
water through the platted area and in consideration of proposed improvements.
The minimum width for drainage easements shall not be less than fifteen
(15) feet for closed conduits and twenty (20) feet for open channels
but, in any case, shall provide for conveyance of a 100-year storm
flow with additional width of not less than ten (10) feet for construction
and maintenance equipment and operations. Any variations to these
standards should be noted on the final plat certified by the City
Engineer. These drainage ways shall be improved to the extent necessary
to properly accommodate storm flows in a manner to eliminate erosion
and possible loss and damage to life, land and property. The location,
width and alignment of such drainage easements and the improvements
shall be subject to the approval of the City Engineer.
[Ord. No. 2766 §1(120.400), 4-1-2002]
A.
At
a minimum, roads in commercial, office and industrial subdivisions
shall be designed as collector streets.
B.
Provisions
shall be made for adequate street access, off-street parking and loading,
varying lot sizes, avoidance of face to face relationships with residential
lots and shall utilize traditional land use patterns where possible.
C.
In
each commercial, office and industrial subdivision, each principal
structure shall be constructed on its own lot.
[Ord. No. 2766 §1(120.410), 4-1-2002]
A.
Land
designated for park and recreation use must be suitable for such use
and receive the approval of the Board of Aldermen. Such dedication
of land or cash-in-lieu payments shall be assessed and collected prior
to approval of the final plat but after approval of the preliminary
plat.
B.
If
the allocation for park open space exceeds ten (10) acres, the determination
of one (1) or more parcels shall be made by the City Administrator
subject to the approval of the Board of Aldermen.
C.
The
park open space parcel shall be a cohesive whole but may be of irregular
outline or shape.
D.
Each
park open space shall have frontage on a public street which the Board
of Aldermen deems necessary to provide acceptable access.
E.
Public
access shall take into account the need for adequate frontage on a
public street and the amount of frontage reasonably required by the
circumstances of the particular open space.
F.
This
frontage may serve as a corridor from the public street to the main
body of the park area which the Board of Aldermen deems necessary
to provide acceptable access to the open space from the public street.
This corridor shall have a gradient adequate for pedestrian or vehicle
use.
[Ord. No. 2766 §1(120.420), 4-1-2002; Ord.
No. 3669, 10-16-2023]
In both residential and commercial developments, accessways
for pedestrian and maintenance purposes shall be provided by the developer
to greenways, parks and open space areas.
[Ord. No. 2766 §1(120.430), 4-1-2002]
Where dams are proposed in any subdivision, a professional engineer
registered in the State of Missouri shall design them. A preliminary
engineering report, including soil investigations and design procedures,
shall be submitted to the City Engineer for review. When a dam is
planned on private property, the engineer shall certify that the dam
is constructed in accordance with the approved plans and specifications,
the storm water master plan and meet or exceed State and Federal standards.
