[R.O. 1996 § 510.010; Ord. No. 361, 1-26-1993; Ord. No. 561 §1, 1-13-2005]
A.
General Statement. Words used in the present
tense shall include the future; the singular number shall include
the plural and the plural the singular; the word "building" shall
include the word "structure"; the word "shall" is mandatory; the word
"may" is permissive.
B.
ALLEY
AREA, GROSS
AREA, NET
BARRIER (NATURAL OR ARTIFICIAL)
BENCHMARK
BUILDING LINE
CUL-DE-SAC
DEAD-END STREET
DESIGN
DEVELOPER
EASEMENT
ENGINEER
HILLSIDE AREA
HILLSIDE STREET
IMPROVEMENT PLANS
IMPROVEMENTS
LAND SURVEYOR
LOT
LOT, CORNER
LOT, DOUBLE FRONTAGE
LOT, FRONTAGE
MOBILE HOME PARK DISTRICT
PAVEMENT/PAVED
PEDESTRIANWAY
PERSON
PLANNED DEVELOPMENT
ROADBED
ROAD, COUNTY
ROADWAY
SETBACK LINE
SLOPE AND/OR GRADE
STREET
STREET, COLLECTOR
STREET, MAJOR
STREET, MARGINAL ACCESS OR SERVICE ROAD
STREET, MINOR
STREET, MINOR II
STRUCTURE
SUBDIVIDER
SUBDIVISION
TRACT
TRAVELED WAY
YARD
YARD, FRONT
YARD, REAR
YARD, SIDE
Definitions. For the purpose of these regulations,
the terms used herein are defined as follows:
A public way which affords only a secondary means of access
to property abutting thereon, or which is less than twenty (20) feet
wide.
The entire area within the boundary lines of the proposed
subdivision, including the area to be dedicated for street and alley
right-of-way and public use.
The entire area within the boundary lines of the proposed
subdivision, less the area to be dedicated for street and alley right-of-way
and public use.
Any street, highway, river, pond, canal, railroad, levee,
embankment or screening by a fence or hedge.
A definite point of known elevation and location and of more
or less permanent character.
A line on a plat between which line and the street right-of-way
no portion of the building may be erected, excluding landings, open
balconies and roof overhangs.
A short, minor local street, having only one (1) end open
for vehicular traffic and the other permanently terminated by a turnaround
for vehicles.
A street having only one (1) end open for vehicular traffic.
The arrangement of land for easements, lots and right-of-way;
including materials, improvement, alignment, grade, and width of these
elements.
That person, firm or corporation by whom a tract will be
divided and improved pursuant to the requirements of this Chapter.
A grant by a property owner to the public, a corporation,
or a person of the use of land for a specific purpose.
A professional engineer registered in the State of Missouri.
An area with an average slope of twenty percent (20%) or
more, and a cross slope from twenty percent (20%) to forty percent
(40%).
A street in which the cross slope of the existing ground
exceeds fifteen percent (15%) and the center line slope exceeds fifteen
percent (15%).
The engineering plans showing types of materials and construction
details for the improvements, excluding dwelling units, to be installed
during development of the subdivision or mobile home park, prepared
by a professional engineer.
Streets, sidewalks, pedestrianways, curbs, guttering, water
mains, gas mains, electric utilities, storm sewers, sanitary sewers,
sewage treatment facilities, monuments, landscaping, street lights,
and other similar items.
A land surveyor registered in the State of Missouri.
A parcel of land occupied or intended for occupancy by a use permitted in Chapter 405, including one (1) main building together with its accessory buildings, the open spaces and parking spaces required by the Zoning Code, and having its principal frontage upon a street or upon an officially approved place.
A lot abutting upon two (2) or more streets at their intersection.
A lot having a frontage on two (2) non-intersecting streets
as distinguished from a corner lot.
For the purpose of this regulation is the boundary line between
a lot and the street right-of-way on which the lot fronts.
A Mobile Home Park District is any parcel of land consisting
of three (3) or more acres upon which two (2) or more mobile homes,
occupied for dwelling or sleeping purposes are located, regardless
of whether or not a charge is made for such accommodation. A "mobile
home space" means the area within a Mobile Home District designed
for the accommodation of one (1) mobile home.
An all-weather, dust free, hard surface of asphalt, concrete
or the like for travel or parking.
An easement or right-of-way dedicated to public use to facilitate
pedestrian access to adjacent streets, roadways, and properties.
Any individual, firm, association, partnership or corporation.
Any tract or division of land which qualifies as either a
major or minor subdivision and requires the construction of streets
or improvements per Table A[1], set out in Section 510.020(B).
The graded portion of a street, upon which the base course,
surface course, shoulders and median are constructed.
A term denoting a tract of land which is used primarily for
the purpose of vehicular movement and includes all of the facilities
and improvements within the right-of-way. This tract of land must
be or have been a legally established public road as prescribed by
law.
The portion of a street or road, including shoulder, intended
for vehicular usage. (See "Street.")
The line parallel to the front, side, or rear lot line establishing
the minimum space to be provided as the front, side, or rear yard.
The rate of deviation of the ground surface from the horizontal
surface, as expressed in percentages.
A public or private thoroughfare which affords the principal
means of access to abutting property.
A street which carries or is proposed to carry intermediate
volumes of traffic from roads or highways to minor streets, and which
may or may not be continuous and serves minor population centers not
feasibly served by the arterial routes.
A street designed or utilized primarily for high vehicular
speeds or for heavy volumes of traffic on a continuous route, with
intersections at grade, and which may have direct access to abutting
properties, and on which geometric design and traffic control measures
are used to expedite the safe movement of through traffic.
A minor street parallel and adjacent to major streets, roads
or highways, providing access to abutting properties.
A street used primarily for access to abutting properties,
providing for minimum speeds and traffic volumes and the street is
either a dead-end, or if continuous, short and serves areas of low
population.
A street used primarily for access to six (6) or less abutting
residential lots only, providing for minimum speeds and traffic volumes
and the street is dead-end with a cul-de-sac and with no on-street
parking at any time.
Anything constructed or erected, the use of which requires
more or less permanent location on the ground or attached to something
having a permanent location on the ground, including, but without
limiting the general inclusiveness of the foregoing, advertising signs,
billboards, backstops for tennis courts and pergolas.
Any person, firm, partnership, association, corporation,
estate, or other group or combination acting as a unit, dividing or
proposing to divide land in a manner that constitutes a subdivision
or mobile home park as herein defined. The term "subdivider" shall
include any agent of any subdivider.
The division of a parcel of land into two (2) or more lots,
or other divisions of land; it includes resubdivision and, when appropriate
to the content, relates to the process of subdividing or to the land
or territory subdivided.
An area or parcel of land which the developers intend to
subdivide and improve, or to cause to be subdivided and improved,
pursuant to the requirements of this Chapter.
That portion of a street used for the movement of vehicles,
exclusive of shoulders and auxiliary lanes.
An open space at grade between a building and the adjoining
lot lines, unoccupied and unobstructed by any portion of a structure
from the ground upward, except as otherwise provided herein. In measuring
a yard for the purpose of determining the width of a side yard, the
depth of a front yard or the depth of the rear yard, the minimum horizontal
distance between the lot line and the main building shall be used.
A yard extending across the front of a lot and being the
minimum horizontal distance between the street or place line and the
main building or any projections thereof other than the projections
of the usual uncovered steps, uncovered balconies, or uncovered porch.
On corner lots, the front yard shall be considered as being parallel
to the street upon which the lot has its least dimension.
A yard extending across the rear of a lot and being the required
minimum horizontal distance between the rear lot line and the rear
of the main building or any projections thereof other than the projections
of uncovered steps, unenclosed balconies, or unenclosed porches. On
all lots, the rear yard shall be in the rear of the front yard.
A yard between the main building and the side line of the
lot, and extending from the required front yard to the required rear
yard, and being the minimum horizontal distance between a side lot
line and the side of the main building or any projections thereof.
[1]
Editor’s Note: Table A is included as
an attachment to this Chapter.
[R.O. 1996 § 510.020; Ord. No. 361, 1-26-1993; Ord. No. 548 §1, 6-10-2004; Ord. No. 560 §1, 11-11-2004; Ord. No. 561 §§2 — 3, 1-13-2005; Ord. No. 2009-04 §1, 4-9-2009; Ord. No. 714 §2, 9-13-2012]
A.
No street or subdivision plat shall be
approved unless it conforms to the following minimum standards of
design.
B.
Streets.
1.
Relation To Adjoining Streets. The
arrangement of rights-of-way in a subdivision shall provide for the
continuation of the existing streets or rights-of-way in adjoining
areas, unless the Board of Aldermen deems such continuation undesirable
for reasons of topography or design. Where streets, subdivision streets
or rights-of-way are continuations or extensions of existing street
or right-of-way, the width thereof shall be at the same or greater
width than the existing street or right-of-way, except that in no
case shall the street or right-of-way in the subdivision be of less
width than hereinafter provided in Table A[1], set out in Section 510.020(B).
[1]
Editor’s Note: Table A is included as
an attachment to this Chapter.
2.
Projection Of Streets. Where, in
the opinion of the Board of Aldermen, it is desirable to provide future
street access to adjoining areas, the streets and rights-of-way in
the subdivision shall be extended by the provision of a right-of-way
for street purposes from the end of the pavement to the property line
of the subdivision. If deemed necessary by the Board of Aldermen any
such dead-end street shall be provided with a temporary turnaround
or "Y" intersection. The street arrangements shall not be such as
to cause hardship to owners adjoining property in platting their own
land and providing convenient access to it. However, nothing herein
shall be construed to require that private streets in one (1) subdivision
shall provide access to adjacent lands.
3.
Classification Of Streets And Widths
Of Right-Of-Way.
a.
All streets shall be classified as
either collector, minor, or marginal access (service) in accordance
with their use and function, the standards of public safety, and topographic
conditions. The classification of each street designated on a plat
shall be reviewed by the Board of Aldermen and revised as necessary
to conform with the standards or these regulations.
b.
Streets and roads shall have the
following rights-of-way and pavement widths:
(1)
Street Rights-Of-Way.
|
Street And Road Type
|
Right-Of-Way Width
|
|---|---|
|
Entrances
|
See entrances below
|
|
Collector streets
|
See Table A[2], Section 510.020(B)
|
|
Minor streets
|
See Table A[3], Section 510.020(B)
|
|
Marginal access streets (service
roads)
|
24-foott minimum pavement width
|
(2)
Entrances. Entrances
and streets, from City, county or State roads leading into subdivisions,
mobile home parks, and commercial/industrial areas, shall be designed
and constructed in accordance with the following table and criteria:[4]
[4]
Editor’s Note: Table A is included as
an attachment to this Chapter.
(3)
State Highway Entrances. Lesser widths of right-of-way for entrances across right-of-way of State highways may be approved by the Board of Aldermen provided the minimum pavement width is maintained per Subsection (B)(3)(b)(2) and/or Table A[5].
[5]
Editor’s Note: Table A is included as
an attachment to this Chapter.
(4)
Curves. Curves at entrances
to streets, mobile home parks and commercial/industrial areas shall
have a radius of not less than forty (40) feet and meet the design
standards of the City of Gerald and the Franklin County Highway Department
for entrances from County Roads and Missouri Highway Department standards
for entrances from State roads.
(5)
Permits. All entrances
shall be constructed in accordance with design standards of the City,
County or State Highway Department having jurisdiction, and upon the
issuance of a permit.
c.
Any subdivision platted along an
existing street or county road shall provide additional right-of-way,
as necessary, to meet the minimum width requirements set forth herein.
d.
When the subdivision is located on
only one (1) side of an existing street or county road, one-half (1/2)
of the required right-of-way width, measured from the center line
of the existing roadway, shall be provided.
e.
When a proposed or existing street
or road is located along the boundary line of said land to be subdivided,
the entire right-of-way width must be provided as set forth.
C.
Intersections.
1.
Streets and/or roads shall intersect,
as nearly as possible, at right angles, with adequate site distances
to suit conditions and terrain.
2.
Roadway intersections shall have
minimum radii as defined in Table A[6]. When the smallest angle of street intersections are less
than sixty degrees (60°), the Board of Aldermen shall require
radii of greater length. Whenever necessary to permit the construction
of an intersection having a desirable radius without reducing the
sidewalk corner to less than normal width, the property line at such
street corner shall be rounded or otherwise set back sufficiently
to permit such construction the minimum radius shall be ten (10) feet.
[6]
Editor’s Note: Table A is included as
an attachment to this Chapter.
3.
No lot which abuts on either a collector
or minor street shall have a service drive, curb cut or other means
of access to a major street within forty (40) feet of the right-of-way
of any street which intersects such major street, on the side on which
such lot is located.
4.
The City may require a street to
be dedicated to public use in order to provide circulation.
5.
Streets and roads shall be constructed
to the City of Gerald's standards and specifications.
D.
Curves And Grade Changes In Streets —
Horizontal And Vertical.
1.
A tangent of at least one hundred
(100) feet long shall be introduced between reversed curves on major
and collector streets.
2.
Where there is a deflection angle
of more than ten degrees (10°) in the alignment of a street, curve
with a radius adequate to insure safe sight distance shall be made.
The minimum radii of curves shall be:
|
Street Type
|
Minimum Curve Radius
|
|---|---|
|
Major
|
350 feet
|
|
Collector
|
250 feet
|
|
Minor
|
100 feet
|
|
Minor (with cul-de-sac, serving 6
residential lots or less)
|
40 feet
|
3.
All changes in grade for major and
collector streets shall be connected by a vertical curve of a minimum
length equal to twenty (20) times the algebraic difference in the
rates of grade. The length of the curve for all other streets shall
be ten (10) times the algebraic difference in the rates of grade.
4.
Whenever a street intersects another
street, no part of the center line of one (1) street within one hundred
(100) feet of the near roadway line of such other street shall have
a slope above such intersection in excess of six percent (6%) and
the maximum grade of either street within an intersection shall be
four percent (4%).
E.
Street Grades And Elevations.
1.
No street grade shall be in excess
of twelve percent (12%) except as otherwise approved by the Board
of Aldermen. Where grades are steep, streets may be constructed diagonally
across contours. (See Hillside Development or Table A[7])
[7]
Editor’s Note: Table A is included as
an attachment to this Chapter.
2.
All curbing shall be designed so
as to provide for the carrying of surface water from the surrounding
drainage area, buildings and pavement. For adequate drainage, the
minimum street grade shall be not less than one-half of one percent
(0.5%).
3.
The Board of Aldermen shall not approve
streets which will be subject to frequent inundation or flooding.
F.
Street Jogs. Street jogs with center line
offsets of less than one hundred twenty-five (125) feet are prohibited.
G.
Culs-De-Sac. Cul-de-sac streets shall be
no longer than one thousand two hundred (1,200) feet, and shall terminate
in a circular open space having a radius at the outside of the pavement
of at least forty (40) feet and a diameter at the outside of the right-of-way
of at least one hundred (100) feet; or by a paved "T" or "Y" shaped
paved area having radii of not less than sixty (60) feet. (Refer to
Table A[8])
[8]
Editor’s Note: Table A is included as
an attachment to this Chapter.
H.
Dead-End Streets. All streets, subdivisions,
mobile home parks, commercial/industrial areas having single entrance
street or dead-end street shall provide a cul-de-sac of not less than
forty (40) feet radius for subdivisions, forty (40) feet radius for
mobile home parks and sixty (60) feet radius for commercial/industrial
areas. Stub streets, planned for future continuation, are not considered
to be dead-end streets and must provide a temporary turnaround area
if deemed necessary by the Board of Aldermen.
I.
Street Names.
1.
Proposed streets which are continuations
of, or in alignment with, existing named streets shall bear the names
of such existing streets.
2.
The name of a proposed street which
is not in alignment with an existing street shall not duplicate the
name of any existing or platted street. (Names of streets within a
postal area or adjoining postal area shall not be duplicates.) Names
shall be deemed duplicates if the only difference relates to the use
of a synonym for the term, street.
3.
All names of streets proposed by
the subdivider shall be approved or disapproved by the Board of Aldermen
in accordance with these standards.
J.
Street In Relation To Railroads, Expressways,
Freeways And Parkways. When the area adjoins or contains, for a considerable
distance, a railroad right-of-way, an expressway, freeway, or a parkway,
a street shall be provided approximately parallel to the side of such
right-of-way. In determining the distance of such parallel street
from the right-of-way, consideration shall be given to the distance
required for approach grades to future grade separations.
K.
Slope Easements. Where a cut or fill for
a road is outside the normal right-of-way, a slope easement shall
be provided of sufficient area to permit the maintenance of the slope.
L.
Reverse Strips. Reverse strips controlling
access to streets shall be prohibited.
M.
Street Grading Specifications.
1.
All streets shall be graded to a
width required to provide the minimum traveled way per Table A[9] plus any additional width required for drainage ditches
and cuts or fills per this Section, unless otherwise approved by reason
of special topographical conditions by the Board of Aldermen.
[9]
Editor’s Note: Table A is included as
an attachment to this Chapter.
2.
Each of the following steps shall
be done in sequence:
Before grading is commenced, the
entire area of the right-of-way shall be cleared of all tree stumps,
roots, brush, and other objectionable materials and of all trees not
intended for preservation. The subgrade shall be properly shaped,
rolled, and uniformly compacted to conform with the accepted cross-section
and grades.
In cuts, all tree stumps, boulders,
organic material, soft clay, spongy material, and other objectionable
materials shall be removed to a depth of at least two (2) feet below
the graded surface. Loose or weathered rock, when encountered, shall
be sacrificed to a depth of at least twelve (12) inches below the
graded surface. Minimum slopes shall be as follows:
Earth slope, horizontal to vertical
for types of terrain:
|
Height Of Cut Or Fill In Street
|
Flat
|
Medium Steep
|
Steep
|
|---|---|---|---|
|
0 — 4
|
4:1
|
4:1
|
4:1
|
|
4 — 10
|
4:1
|
3:1
|
2:1
|
|
10 — 15
|
3:1
|
2 1/2:1
|
1 3/4:1
|
|
15 — 20
|
2:1
|
2:1
|
1 1/2:1
|
|
Over 20
|
2:1
|
1 1/2:1
|
1 1/2:1
|
|
In fills, all tree stumps, boulders,
organic material, soft clay, spongy material, and other objectionable
materials shall be removed to a depth of at least two (2) feet below
the natural ground surface. All such material as well as similar matter
from cuts shall be removed from the right-of-way area and disposed
of in such manner that it will not become incorporated in fills or
hinder proper operation of the drainage system. All suitable material
from roadway cuts may be used in the construction of fills, approaches
or at other places as needed. The fill shall be spread in layers not
to exceed eight (8) inches in loose and compacted with a minimum of
six-ton roller or sheeps foot.
|
|
The filling of utility trenches and
other areas not accessible to a sheeps foot roller shall be mechanically
tamped, but where water is used to assist compaction, the water content
shall not exceed the optimum of moisture content. (See Table in this
Subsection for slope).
|
4.
Pavement Specifications For Streets. Street pavements shall be constructed with the specifications for City of Gerald, per Section 510.040. The exception to this would be any new street construction which will be limited to surfacing with one (1) three-inch lay of asphalt or one (1) six-inch lay of concrete only.
5.
Construction And Design Of Curbing
And Guttering. The City of Gerald may accept "flush curbing" if such
is deemed appropriate to provide proper drainage of stormwater consistent
with this Chapter.
6.
Utility And Drainage Facilities.
a.
General Requirements. When it is
necessary to install utilities in street right-of-way, the following
requirements shall apply.
(1)
After grading is completed
and before pavement base is applied, all of the in street underground
work shall be completely installed and approved throughout the length
of the street and across the flat section.
(2)
When the utility mains
are outside the pavement areas, the subdivider may be permitted to
omit installation of service connections, provided that at such time
as such service connections are needed, they may be jacked across
the street without breaking or weakening the existing pavement.
(3)
Where rock is known
to exist beneath the pavement area and at such depth as to interfere
with the jacking of service connections, the Board of Aldermen shall
require the completed installation of service connections before any
base is applied.
(4)
In cases where underground
utilities are to be provided within the right-of-way of streets they
should not be installed under the paved portions thereof, unless deemed
necessary by appropriate authority.
b.
The improvement plans for an adequate
drainage system, including all necessary open ditches, pipes, culverts,
intersectional drains, drop, inlets, bridges and other accessory structures
and improvements shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural
water flow, and shall be of sufficient length to permit full width
roadways and the required slopes. The size for openings to be provided
shall be determined by the Rational Method or accepted engineering
practice, but in no case shall the pipe be less than twelve (12) inches
in diameter. The design of the storm drainage system shall be based
on a ten-year design frequency. Where any natural watercourse is to
be disturbed or blocked, adequate provisions shall be made to handle
the water. Cross drains shall be built on straight line and grade
and shall be laid on a firm base, but not on rock. Pipes shall be
laid with their spigot ends pointing in the direction of the flow
and with their ends fitted and matched to provide tight joints and
a smooth uniform invert. They shall be placed at a sufficient depth
below the roadbed to avoid dangerous pressure of impact, and in no
case shall the top of the pipe be less than one (1) foot below the
roadbed. Adequate drains shall be provided and runoff water shall
not be permitted to flow over sidewalks and shall not be disposed
of on adjacent properties. Precautions shall be taken to care for
runoff water from roof surfaces.
c.
Utility Connections. Service connections
between stormwater drainage systems and sewage disposal systems shall
not be permitted.
N.
Street Name Signs. Metal or other durable
material street name signs shall be installed at all intersections.
O.
Easements.
1.
All proposed subdivisions shall have
easements adequate for the installation and maintenance of utility
facilities.
2.
Stormwater easements and drainage
right-of-way may be required if necessary for proper drainage within
and through a subdivision.
3.
Where a cut or fill for a street
extends beyond the limits of the right-of-way, the developer shall
provide a slope easement of sufficient area and limits to permit the
construction and maintenance of the slope.
P.
Hillside Development.
1.
Streets.
a.
Lesser widths of right-of-way, pavements
and accessory elements may be approved by the Board of Aldermen upon
its determination that the cross slope will not permit compliance
with provisions of this Chapter.
b.
In subdivisions or portions thereof
having lots of a minimum area of one (1) acre, the following should
apply:
(1)
Street grades for minor
residential streets may be increased to twenty-five percent (25%)
provided that roll back curbs are installed.
(2)
Right-of-way width may
be reduced to thirty (30) feet with a minimum pavement width of eighteen
(18) feet, if roll back curbs are installed on at least one (1) side
of the street.
(3)
Right-of-way width for
a single lane street may be reduced to twenty (20) feet, with a pavement
width of twelve (12) feet, if roll back curbs are installed.
(4)
Integral curbs may be
permitted.
(5)
Pavements and curbs
shall be constructed in accordance with the requirements contained
herein.
2.
Cuts And Fill Areas.
a.
Cuts, excavation, grading and filling,
where same materially changes the site and its relationship to the
surrounding property, shall not be permitted except where adequate
engineering facilities are constructed to prevent slides and erosion.
b.
Where a cut or fill area is outside
the normal right-of-way of the street, an easement shall be provided
of sufficient width and area to permit the required side slopes, drainage
channels, warping, and rounding of cross-section to be constructed
and maintained.
[R.O. 1996 § 510.030; Ord. No. 361, 1-26-1993]
 |
[R.O. 1996 § 510.040; Ord. No. 361, 1-26-1993; Ord. No. 714 §1, 9-13-2012]
 |
[R.O. 1996 § 510.050; Ord. No. 361, 1-26-1993; Ord. No. 714 §1, 9-13-2012]
 |
[R.O. 1996 § 510.060; Ord. No. 361, 1-26-1993]
 |
[R.O. 1996 § 510.070; Ord. No. 714 §1, 7-13-2012]
 |
