[Ord. No. 6.100 § I, 5-2-1984; Ord. No. 2000-01-20-02 § 1, 1-20-2000; Ord. No. 2001-04-03-03 § 1(a), 6-4-2001]
The following words or phrases, when used in this Chapter, shall
have the meaning ascribed to them in this Section, except where the
context indicates a different meaning:
ALLEY
(Section 300.010 RSMo.) Any street with a roadway of less
than twenty (20) feet in width.
[Ord. No. 2017-2935 § 1, 10-24-2017]
BLOCK
A piece or parcel of land surrounded by public highways,
streets, streams, railroad rights of way, or parks, etc., or a combination
thereof.
BOARD
The Board of Aldermen of the City of Greenwood.
CITY
The City of Greenwood.
CUL-DE-SAC
A street having one (1) end open to traffic and being permanently
terminated by a vehicle turnaround.
EASEMENT
A grant by the property owner to the public, a corporation
or persons, of the use of a strip of land for specific purposes.
ENGINEER
The City Engineer of the City of Greenwood, or whomever shall
be designated as Engineer.
HEALTH DEPARTMENT
Jackson County, Cass County or City Health Department.
[Ord. No. 2017-2935 § 1, 10-24-2017]
IMPROVEMENTS
Street pavements with curbs, sanitary and storm sewers, permanent
street monuments, water mains and other appropriate items.
LOT
A portion of a subdivision or other parcel of land, intended
as a unit for transfer of ownership or for development.
MASTER PLAN
The comprehensive plan made and adopted by the City indicating
the general locations recommended for land use and major thoroughfares,
streets, parks, public buildings, zoning districts, and other public
improvements.
PEDESTRIAN WAY
A right of way which cuts across a block to facilitate pedestrian
access to adjacent streets and properties.
PLAT, FINAL
A complete and exact subdivision plat, prepared for official
recording as required by Statute, to define property boundaries and
proposed streets and other improvements.
PLAT, PRELIMINARY
A Preliminary Plat for a subdivision shall be a formal plan,
drawn to scale, indicating prominent existing features of a tract
and its surroundings and the general layout of the proposed subdivision
and shall meet the requirements outlined herein.
RIGHT OF WAY
The land opened, reserved or dedicated for a street, walk,
drainage or similar purpose.
SETBACK LINES OR BUILDING LINES
A line on a plat generally parallel to the street right of
way, indicating the limit beyond which buildings or structures may
not be erected, except as provided in ordinances.
STREET
(Section 300.010 RSMo.) The entire width between the lines
of every way publicly maintained when any part thereof is open to
the uses of the public for purposes of vehicular travel.
[Ord. No. 2017-2935 § 1, 10-24-2017]
STREET, COLLECTOR
Streets which in addition to serving abutting properties,
intercept minor streets, connect with community facilities and carry
neighborhood traffic to the major arterial street system. Where possible,
houses should not front on collector streets.
STREET, FRONTAGE OR SERVICE ROAD
A minor street which is generally parallel to and adjacent
to a major highway or railroad right of way and which provides access
to abutting properties and protection from through traffic.
STREET, MAJOR
A street or road on the Master Plan of considerable continuity
which serves or is intended to serve as the principal trafficway between
separated areas or districts and which is the main means of access
to the primary street system or expressways.
STREET, RESIDENTIAL
Streets used primarily to provide access to abutting residential
properties.
SUBDIVIDER
A person, firm or corporation undertaking the subdividing
or the resubdividing of a lot, tract, or parcel of land into two (2)
or more lots, or other divisions of land into two (2) or more lots,
or other divisions of land for the purpose of transfer of ownership
or development, whether immediate or future, including all changes
in street or lot lines.
SUBDIVISION
A division of a lot, tract, or parcel of land into two (2)
or more lots or other division of land, for the purpose of transfers
of ownership or development, whether immediate or future, including
all changes in street or lot lines, provided however, that where no
new streets or easement of access is involved the following shall
not be included within this definition:
1.
The combination or recombination of portions of previously platted
lots where the total number of lots is not increased and the original
lot areas are not decreased.
2.
The divisions of land into parcels of five (5) acres or more.
[Ord. No. 6.100 § II, 5-2-1984; Ord. No. 96-02-054 § 2, 6-3-1996; Ord. No. 2004-09-13-07 § 1, 9-13-2004]
A. Any plat, hereafter made, for each subdivision or each part thereof
lying within the City shall be prepared, presented for approval and
recorded as herein prescribed.
B. The regulations contained herein shall apply to the subdivision of
a lot, tract or parcel of land into two (2) or more lots, tracts or
other division of land for the purpose of sale or of building development,
whether immediate or future, including the resubdivision or replatting
of land or lots, and division of land for agricultural purposes in
parcels or tracts of five (5) acres or less. (As permitted in an "A"
Agricultural District.)
C. Local Green Space — General Requirement. All land approved
for final plat shall be subject to this Section in accordance with
Section 445.030, RSMo. Plat to be acknowledged and recorded —
acceptance by the City. [Ord. No. 2017-2935 § 1, 10-24-2017]
A minimum of five percent (5%) of all residential areas ("R-1", "R-2", "R-3", "R-3A", "R-4") and all non-residential areas ("C-O", "C-B", "C-1", "C-2", "C-P", "M-1", "M-2") shall be developed as local green space which is defined as a portion of land within a subdivision which is designed to be available to the residents or employees of the project in general. The land shall be improved to meet their specific needs and would not normally be considered as the yard of a particular building in accordance with Chapter
400 of the Municipal Code of the City of Greenwood.
With the acceptance and approval of the Planning Commission
and approval of the Board of Aldermen, the developer has the option
of dedicating ten percent (10%) of the value of the undeveloped residential
areas ("R-1", "R-2", "R-3", "R-3A", "R-4") and a minimum of seven
percent (7%) of the value of the undeveloped non-residential areas
("C-O", "C-B", "C-1", "C-2", "C-P", "M-1", "M-2"), or a combination
of land and monies, to the City. This dedication shall be held for
development or improvement of City parks or local green space.
1.
Local green space, regardless of size, which is to be dedicated
to the City and must be accepted and approved by the Board of Aldermen
or dedicated to the homeowners' association with a guarantee the space
remain perpetually in recreational use with ownership and maintenance
being the responsibility of the homeowners' association.
2.
When green space land is stream valley or floodplain or without
sufficient adequately-sized and reasonably level areas for selected
active recreation use, the City may require that additional land of
a suitable nature be provided even though the total required is more
than the regularly required amount.
3.
In meeting the local green space requirement, not more than
half the required local green space may consist of the storm drainage
reservation land, and the other half must be supplied from other land.
In all cases where storm drainage area is counted toward meeting local
green space requirements, preservation of the natural assets of the
land, including its vegetation, must be provided for in graphic and/or
written form, subject to approval by the Planning Commission.
4.
The developer can demonstrate that the layout will result in
a clear improvement to the general amenity and greater specific recreational
advantages to the residents or users of the proposed development.
Such uses and advantages shall be specified in the restrictive covenants,
and provision for the maintenance of such spaces shall be clearly
indicated.
D. Access To Local Green Space. At least one (1) unencumbered access
easement with minimum width of twenty (20) feet shall be required
for each local green space from public streets for maintenance purposes.
[Ord. No. 6.100 § III, 5-2-1984; Ord. No. 2001-04-03-03 § 1(b), 6-4-2001; Ord. No. 2017-2935 § 1, 10-24-2017]
Before any plat shall be recorded or be of any validity, it
shall have been presented to the Planning Commission and approved
by the Board of Aldermen as having fulfilled the requirements of these
regulations and all other applicable ordinances.
[Ord. No. 6.100 § IV, 5-2-1984; Ord. No. 2001-04-03-03 § 1(c), 6-4-2001; Ord. No. 2009-02-23-01 § 15, 2-23-2009]
A. Subdividers shall submit preliminary plats to the Director of Planning
and Zoning for review. Depending on the complexity of the plat, the
Director of Planning and Zoning may advise the subdivider as promptly
as possible of the extent to which the proposed subdivision conforms
to applicable City ordinances and may suggest modifications, as necessary,
to secure conformance.
[Ord. No. 2017-2935 § 1, 10-24-2017]
B. Review Fees. All fees and expenses incurred by the City for the services
of a consulting engineer, land planner or other such third party contractor
advising the City in connection with the review of the preliminary
plat shall be reimbursed to the City by the applicant, subject to
a fifteen percent (15%) City administrative fee.
C. After reaching preliminary conclusions regarding the proposed subdivisions
as provided, the subdivider shall prepare and submit a preliminary
plat, together with any necessary supplementary information.
1.
Filing. Five (5) copies of a preliminary plat and one (1) copy
of a vicinity sketch of any proposed subdivision shall be filed with
the Director of Planning and Zoning at least ten (10) days prior to
a meeting of the City Planning Commission at which consideration is
requested.
[Ord. No. 2017-2935 § 1, 10-24-2017]
2.
Contents. The preliminary plat shall contain the following information:
a.
Proposed Name Of Subdivision. Names shall not duplicate nor
too closely resemble names of existing subdivisions.
b.
Location of boundary lines in relation to section, quarter section
or quarter-quarter section lines and any adjacent corporate boundaries
comprising a legal description of the property.
c.
Names and addresses of the developer and the surveyor or landscape
architect making the plat.
d.
Scale of plat, one (1) inch equals one hundred (100) feet.
f.
Existing conditions.
(1) Location, width and name of each existing or platted
street or other public way, railroad and utility right-of-way, parks
and other public open spaces and permanent buildings within or adjacent
to the proposed subdivision.
(2) All existing sewers, water mains, gas mains, culverts
or other underground installations within the proposed subdivision
or immediately adjacent thereto, with pipe size, grades and locations
shown.
(3) Names of adjacent subdivisions and owners of adjacent
parcels of unsubdivided land.
(4) Topography (unless specifically waived) with contour
intervals of not more than five (5) feet, refer elevation to U.S.G.S.
or City datum; also the locations of watercourses, ravines, bridges,
lakes, wooded areas, approximate acreage and such other existing features
as may be pertinent to subdivision. In areas where grades are gentle,
the City may require a lesser contour interval.
(5) The location and character of all adjacent existing
public utility lines, including sewers (storm and sanitary), water,
gas and power lines. If a community sewage treatment plant or other
type of community disposal system is to be installed or constructed
to serve all or certain portions of the proposed subdivision, the
general plan for such community type sewage treatment or disposal
system shall be shown and so identified on the preliminary plat.
(6) Layout, number and approximate dimensions of lots
and the number or letter of each block.
(7) Location and size of proposed parks, playgrounds,
churches or school sites or other special uses of land to be considered
for dedication to public use or to be reserved by deed or covenant
for the use of all property owners in the subdivision and any conditions
of such dedication or reservation.
(8) Building setback lines with dimensions.
(9) Indication of any lots on which use other than
residential is proposed by the subdivider.
g.
Supplementary Requirements.
(1) Two (2) copies of preliminary plans and profiles
of streets, sanitary and storm sewers may be required. The location
of proposed culverts and bridges may also be shown.
(2) Vicinity sketch, at a legible scale, to show the
relation of the plat to its surroundings, shall be shown on the preliminary
plat or accompany it. Utility connections too remote to be shown on
the preliminary plat shall be shown on this sketch.
3.
The date of the regular meeting of the Planning Commission,
at which time a complete preliminary plat is reviewed, shall constitute
the official submittal date of the plat. Approval or disapproval of
the preliminary plat will be conveyed to the subdivider in writing
within thirty (30) days after the meeting of the Planning Commission
at which such plat was considered. In case the plat is disapproved,
the subdivider shall be notified of the reasons for such action and
what requirements will be necessary to meet the approval of the Commission.
In addition, the ground of disapproval shall be made a matter of record.
The approval of the preliminary plat does not constitute an acceptance
of the subdivision, but is deemed to be an authorization to proceed
with the preparation of the final plat. This approval of the preliminary
plat shall only be effective for a period of one (1) year, unless
reasonable progress has been demonstrated. If no final plat or portion
thereof is submitted for approval within this period, a preliminary
plat must again be submitted to the Planning Commission for approval.
[Ord. No. 2017-2935 § 1, 10-24-2017]
[Ord. No. 6.100 § V, 5-2-1984; Ord. No. 2001-04-03-03 § 1(d — f),
6-4-2001; Ord. No. 2002-01-17-04 § 1, 1-17-2002; Ord. No.
2005-10-24-01 § 1, 10-24-2005; Ord. No. 2009-02-23-01 § 15,
2-23-2009]
A. Application. Each subdivider of all subdivisions shall submit to
the City the required number of prints of the proposed subdivision.
A final plat shall have a scale of at least one (1) inch equals one
hundred (100) feet.
B. Submission. After approval of the preliminary plat, the subdivider
shall prepare and submit to the Director of Planning and Zoning a
final plat for recording purposes, together with other supplementary
information and certificates. Said final plat shall be submitted to
the City Planning Commission at least fourteen (14) days prior to
a regular meeting of the Commission.
[Ord. No. 2017-2935 § 1, 10-24-2017]
C. Fees, Filing And Inspection. The final plat submitted to the Director
of Planning and Zoning shall be accompanied by a fee of one hundred
fifty dollars ($150.00) plus five dollars ($5.00) per lot for plats
of 1 to 10 lots, four dollars ($4.00) per lot for plats of 11 to 50
lots, three dollars ($3.00) per lot for plats of 51 to 150 lots, two
dollars ($2.00) per lot for plats of 151 to 500 lots, and one dollar
($1.00) per lot for plats of greater than 500 lots. In addition, all
fees and expenses incurred by the City for the services of the consulting
engineer, land planner or other such third-party contractor advising
the City in connection with the review of the final plat shall be
reimbursed to the City by the applicant, subject to a fifteen-percent
City administrative fee.
[Ord. No. 2017-2935 § 1, 10-24-2017]
D. Required Improvements Or Guarantees Prior To Final Approval. Prior
to approval of the final plat the subdivider shall agree in writing,
in a form provided by the City Attorney, that he/she will install
the minimum improvements provided herein and that he/she understands
that no building permit will be issued by the City until the required
improvements are available to each lot for which building permit is
requested or until satisfactory surety in the form of a bond, cash
or securities is furnished by the subdivider or his/her contractor
guaranteeing the installation of the improvements to said lots. [Ord. No. 2017-2935 § 1, 10-24-2017]
No such surety shall be accepted unless it is enforceable by
or payable to the City or its agent in a sum at least equal to the
cost of constructing the improvements as estimated by the Director
of Public Works and in a form with the surety and conditions approved
by the City Attorney.
E. Action. Within sixty (60) days of filing of the complete information
required for the approval of the final plat, the Director of Planning
and Zoning shall make a recommendation indicating his/her approval
or disapproval in writing to the Planning Commission stating his/her
reason for approval or disapproval. The Planning Commission will thereafter
consider the application. The date of the regular meeting of the Planning
Commission, at which time a complete final plat is reviewed, shall
constitute the official submittal date of the plat. If the Planning
Commission disapproves the plat, the ground of disapproval shall be
made a matter of record. [Ord. No. 2017-2935 § 1, 10-24-2017]
Following consideration by the Planning Commission, the Director
of Planning and Zoning shall submit the final plat to the Board of
Aldermen for their action. The Board of Aldermen may alter any submitted
final plat, may specify changes or modifications therein, which it
deems necessary, and may make its approval subject to such alterations.
F. The City Clerk or developer will immediately record the approved
plat. The developer shall be responsible for any and all fees charged
in connection with recording the approved plat.
[Ord. No. 2017-2935 § 1, 10-24-2017]
G. Prints. Ten (10) copies of such final plat shall be furnished as
follows:
1.
Four (4) prints on mylar which shall bear the original signatures
of the owner or owners and be duly acknowledged, and
H. Form. The final plat prepared for recording purposes shall be drawn
at a scale of no less than one (1) inch equals one hundred (100) feet.
The size of the sheets on which such final plats are submitted shall
be at least sixteen and one-fourth (16 1/4) inches by nineteen (19)
inches and shall not exceed twenty-three (23) inches by thirty-six
(36) inches. Each sheet shall have a one and one-fourth (1 1/4) inch
binding edge along the twenty-three-inch dimension and a one-fourth
(1/4) inch border along all other sides. Where the proposed plat is
of unusual size, the final plat shall be submitted on two (2) or more
sheets of the same dimensions. If more than two (2) sheets are required,
an index sheet of the same dimensions shall be filed showing the entire
development at a smaller scale.
I. Information. The final plat shall show and contain the following
information:
1.
Name of subdivision (not to duplicate or too closely approximate
the name of any existing subdivision).
2.
Location by section, township, range, County and State and including
descriptive boundaries of the subdivision, based on an accurate traverse,
giving angular and linear dimensions which must mathematically close
and shall be tied into the State Grid System when available from the
City. The allowable error of closure on any portion of a final plat
shall be third order accuracy or better. All calculations shall be
furnished showing bearings and distances of all boundary lines and
lot lines.
3.
Locations of boundary shall be shown in reference to existing
official monuments or the nearest established street lines, including
true angles and distances to such reference points or monuments.
4.
Location of lots, streets, public highways, alleys, parks and
other features with accurate dimensions in feet and decimals of feet,
with the length of radii and/or arcs of all curves and with all other
information necessary to produce the plat on the ground. Dimensions
shall be shown from all angle points and points of curb to lot lines.
5.
Lots shall be numbered clearly. If blocks are to be numbered
or lettered, these should be shown clearly in the center of the block.
6.
The exact locations, widths and names of all streets to be dedicated.
7.
Location and width of all easements to be dedicated.
8.
Boundary lines and description of boundary lines of any areas
other than streets and alleys that are to be dedicated or reserved
for public use.
9.
Building setback lines on front and side streets with dimensions.
10.
Name and address of developer and surveyor making the plat.
11.
Scale of plat (the scale to be shown graphically and in feet
per inch), date and north point.
12.
Statement dedicating all easements.
13.
Statement dedicating all streets, alleys and other public areas
not previously dedicated.
J. Certifications Required On Final Plats. The final plat shall contain:
1.
"Certificate by parties holding title" means a certificate signed
and acknowledged by all parties having any title interest, including
underground mineral rights and lien holdings, in the land subdivided,
consenting to the preparation and recordation of the plat as submitted.
The four (4) mylar copies shall carry the original signatures of the
owner or owners and notary public.
2.
Certification by registered surveyor or that details of the
plat are correct.
3.
Space for certificates of approval to be filled in by the signatures
of designated City Officials.
K. Supplementary Documents And Information To Accompany The Final Plat.
Supplementary documents and information to accompany the final plat
shall consist of:
1.
Two (2) three (3) line profile prints of streets to be dedicated,
indicating the grades thereon.
2.
Tax certificates from both the City and County shall be submitted,
stating that all taxes and encumbrances have been satisfied of record
on the land to be dedicated as streets or alleys or for other public
purposes.
3.
Two (2) copies of any private restrictions affecting the subdivision
or any part thereof for future reference by the City.
4.
Sewers (storm and sanitary). Plan and profiles of all proposed
storm and sanitary sewers will be required. Calculations for storm
and sanitary sewers, based on minimum design criteria, shall be required.
5.
All construction plans shall be on standard twenty-two (22)
by thirty-six (36) plan and profile sheets.
6.
Two (2) additional copies of the sanitary sewer plan and evidence
that all pertinent Federal, State and/or local permits have been applied
for shall be furnished by the developer.
7.
For all residential subdivisions and commercial developments,
except those exempted per this Section, a traffic impact study (TIS)
shall be prepared using the criteria contained in this Section. The
traffic study shall be completed by a qualified third party, approved
by the City. The cost of the traffic study shall be the responsibility
of the developer. Where a development is to be phased in over a period
of time, every effort shall be made to properly account for the same
in the TIS. However, the determination as to the adequacy of traffic
operations shall only be binding for those phases submitted for preliminary
approval.
L. Trip Generation.
1.
The latest edition of the Institute of Transportation Engineers
(ITE) Trip Generation Manual will be used as the primary source of
trip generation factors for all land uses. Trip generation rates for
many uses not cited in the ITE Manual may be estimated by using other
available sources of information, with approval from the Director
of Planning and Zoning. All traffic studies will consider A.M. and
P.M. peak hour trip generation.
[Ord. No. 2017-2935 § 1, 10-24-2017]
2.
When the peak hour of the development occurs at a time different
from the adjacent street, site generated traffic volumes will be computed
separately for both the design hourly volume (DHV) of the generator
and for the adjacent street.
3.
For informational purposes, a computation of average daily traffic
generation should also be made and included in the applicant (applicant's
consultant) report.
4.
Trip generation rates for residential land use, obtained from
the ITE Trip Generation Manual.
5.
For commercial retail development only, the applicant (applicant's
consultant) may make reasonable assumptions regarding pass-by trips.
Pass-by trip percentages may be selected after consultation with the
Director of Planning and Zoning in accordance with Chapter VII of
the ITE, Trip Generation Manual. Pass-by trip percentages shall not
be used to reduce parking or other on-site requirements or to determine
the threshold level for performing a full traffic impact study.
[Ord. No. 2017-2935 § 1, 10-24-2017]
6.
The ability to use public transit or transportation modes other
than vehicular traffic shall not be considered when performing traffic
studies, unless approved by the Director of Planning and Zoning.
[Ord. No. 2017-2935 § 1, 10-24-2017]
M. Trip Distribution. Site generated traffic volumes shall be assigned
to the street network within the impact area by the applicant (applicant's
consultant) using the distribution factors in accordance with ITE
standards and approved by the Director of Planning and Zoning. The
developer/consultant shall conduct traffic studies necessary to justify
trip distribution factors prior to submission of the TIS.
[Ord. No. 2017-2935 § 1, 10-24-2017]
N. Capacity Analysis For Street Links.
1.
Two (2) lane street links shall be determined to have adequate
capacity if the existing plus proposed traffic does not exceed eighty-five
percent (85%) of the rated capacity. Rated capacity shall be calculated
using acceptable methods described in Transportation Research Board
(TRB) Special Report No. 209, Highway Capacity Manual. Typical threshold
traffic DHV for two (2) lane streets shall not exceed those in Table
C as a function of the lane width:
Table C — Typical Design Hourly Volume, Two-Lane Streets
Two-Way Traffic Volumes
|
---|
Lane Width
|
DHV, Urban
|
---|
9 feet
|
919
|
10 feet
|
1,045
|
11 feet
|
1,142
|
12 feet
|
1,225
|
2.
Table C was generated using specific street elements considered
typical for the City of Greenwood. The applicant (applicant's consultant)
may (at her/his option) provide supplemental computations to justify
the threshold DHV based on site-specific conditions.
3.
Multi-lane highways shall be analyzed using the methods of Chapter
7 of the TRB Special Report No. 209, Highway Capacity Manual. The
minimum acceptable operational level of use (LOS) for multi-lane highways
and urban arterials shall be LOS C within the City.
O. Capacity Analysis For Intersections.
1.
Traffic operations at intersections shall be analyzed for LOS
using the methods outlined herein. The minimum LOS acceptable for
intersections is LOS C. Should a proposed development impact an intersection
and cause the operational condition to fall below the minimum acceptable
LOS, improvements shall return the operational LOS to the minimum
acceptable LOS.
2.
If an intersection under evaluation is operating below the minimum
LOS prior to approval of the development, the intersection shall be
improved to the minimum acceptable LOS. If the intersection is not
improved to the minimum acceptable LOS, the Director of Planning and
Zoning shall not recommend plan approval until such time as the inadequacies
are corrected or arrangements to do same are made and agreed to by
the City.
[Ord. No. 2017-2935 § 1, 10-24-2017]
3.
The City will not accept turning movement counts more than twelve
(12) months out-of-date or where development has occurred after the
last count.
P. Exemptions. These exemptions apply only to this Section and shall
not be cumulative.
1.
This Section does not apply to those residential subdivisions
which generate four (4) or less peak hour trips or commercial and
industrial developments which generate fifteen (15) or less peak hour
trips provided the street network serving the development is a minimum
of twenty (20) feet wide.
2.
For those residential subdivisions which generate twenty-five
(25) or less but more than four (4) peak hour trips or commercial
and industrial developments which generate twenty-five (25) or less
but more than fifteen (15) peak hour trips, sight distance shall not
apply except as required by the Missouri Department of Transportation
for Highway 150. All other applicable Subsections of this Section
shall apply.
[Ord. No. 2017-2935 § 1, 10-24-2017]
3.
For those residential subdivisions that generate more than twenty-five
(25) peak hour trips, all applicable Subsections of this Section shall
apply.
4.
These exemptions shall be applied to the original tract of land.
The cumulate traffic generation shall not exceed those values specified
herein.
Q. Approval By The Board Of Aldermen. If accepted by the Board of Aldermen,
the final plat shall be approved by ordinance, which ordinance shall
provide for the acceptance of all streets, alleys, easements or other
public ways and parks or other open spaces dedicated to public purposes. [Ord. No. 2017-2935 § 1, 10-24-2017]
Upon approval by the Board, by ordinance duly passed and approved
by the Mayor, such approval shall be endorsed on three (3) mylar copies
of the plat under the hand of the City Clerk and the Seal of the City.
Four (4) additional prints shall be furnished for distribution by
the Director of Planning and Zoning.
[Ord. No. 6.100 § VI, 5-2-1984; Ord. No. 6.100B
§ 1, 11-6-1989; Ord. No. 2001-04-03-2003 § 1(g
- h), 6-4-2001]
A. Blocks.
1.
Block Length. In general, intersecting streets, determining
block lengths, shall be provided at such intervals as to serve cross
traffic adequately and to meet existing streets or customary subdivision
practices in the neighborhood where no existing plats control, the
blocks in residential districts shall not exceed two thousand (2,000)
feet in length. Pedestrian ways and/or easements through the block
may be required to serve nearby public facilities.
2.
Block Width. The width of the block shall normally be sufficient
to allow two (2) tiers of lots of appropriate depth.
B. Streets And Alleys.
1.
Arrangement of major streets in the subdivision shall conform
as nearly as possible to the Master Plan as adopted by the City of
Greenwood, and provisions shall be made for the extension of major
and secondary thoroughfares. Except for courts and cul-de-sacs, streets
normally shall connect with streets in adjoining or adjacent subdivisions,
or provide for future connections to adjoining unsubdivided tracts,
or shall be a reasonable projection of streets in the nearest subdivided
tracts.
2.
Minor streets should be so planned as to discourage their use
by non-local traffic, and provisions shall be made for adequate traffic
circulation. "Places", courts or cul-de-sacs will be permitted where
topography or other conditions justify their use. Cul-de-sacs shall
normally not be longer than five hundred (500) feet, including a turnaround
which shall be provided at the closed end, with an outside curb radius
of at least forty (40) feet and a right of way radius of not less
than fifty (50) feet.
3.
Where the plat to be submitted included only part of the tract
owned or intended for development by the subdivider, a tentative plan
of a proposed future street system for the unsubdivided portion shall
be prepared and submitted by the subdivider.
4.
Where a tract is subdivided into larger than normal building
lots or parcels, such lots or parcels, shall be so arranged as to
permit the continuous location and opening of future streets and appropriate
re-subdivision, with provision for adequate utility connections for
such resubdivision.
5.
Under normal conditions, streets shall be laid out so as to
intersect as nearly as possible at right angles, except where topography
or other conditions justify variations. The minimum angle of intersection
of streets generally shall be sixty degrees (60°).
6.
Streets entering the opposite side of a street shall either
be directly across from each other or offset by at least one-hundred
(100) feet from centerline to centerline.
7.
Wherever the proposed subdivision contains or is adjacent to
a railroad right of way or the right of way of a limited access freeway,
expressway or major thoroughfare, provision shall be made for a marginal
access street approximately parallel and adjacent to the boundary
of such rights of way, or for a street at a distance suitable for
the appropriate use of land between such street and the right of way.
Such distance shall be determined with due consideration of the minimum
distance required for approach connections to future grade separations,
or for lot depths.
8.
Except where justified by special conditions, such as the continuation
of an existing alley in the same block, alleys will not be approved
in residential districts. Alleys, where provided, shall not be less
than twenty (20) feet wide. Intersecting alleys shall have corner
cutoffs of at least twenty (20) feet on a side. Dead-end alleys shall
be avoided wherever possible, but if unavoidable, such dead-end alleys
may be approved if adequate turnaround facilities are provided at
the closed end.
9.
Half streets will not be approved, except in the public interest.
10.
The minimum right of way widths for streets, alleys or pedestrian
ways included in any subdivision shall not be less than the minimum
dimensions for each classification as follows and shall be in accordance
with the Master Plan for streets:
[Ord. No. 2017-2935 § 1, 10-24-2017]
Major Streets
|
Minor Streets
|
---|
Primary - dual roadway
|
100 feet
|
Multiple dwelling use
|
60 feet
|
Primary - single roadway
|
80 feet
|
One-family dwelling use
|
50 feet
|
Secondary -
|
60 feet
|
|
|
Cul-de-sacs
|
50 feet Radius
|
Frontage or Service Road
|
|
|
|
2-Way
|
50 feet*
|
|
|
1-Way
|
40 feet*
|
Alleys
|
20 feet
|
Pedestrians Ways
|
6 feet
|
a.
Where required right of way exceeds fifty (50) feet, a five-foot
easement along all front of abutting property may be counted towards
the required width if the setback line is moved back accordingly.
b.
Where existing or anticipated traffic on primary and secondary
thoroughfares warrants greater widths of rights of way, these shall
be required.
c.
A drainage easement, in addition to the provided right of way
width, may be required where streets parallel streams or drainage
area. The width of such drainage easements shall be determined by
the City Engineer. Said City Engineer shall notify the developer and
the Planning Commission, in writing of his/her determination.
*Subject to utility and sidewalk requirements.
11.
Minimum pavement widths for all streets, measured from the back
to back of curb, and for all alleys and walks included in any subdivision
shall not be less than the minimum dimension for each classifications
as follows and in accordance with the Master Plan for streets:
[Ord. No. 2017-2935 § 1, 10-24-2017]
Major Streets
|
|
Minor Streets
|
28 feet
|
---|
Primary
|
52 feet
|
Cul-de-sacs
|
40 feet Radius
|
Secondary
|
44 feet
|
|
|
Frontage of Service Roads
|
Alleys
|
20 feet
|
|
2-way
|
28 feet
|
Sidewalks
|
4 feet
|
1-way
|
20 feet
|
|
|
12.
Street Grades. The grades in all streets, alleys, and pedestrian
ways or pedestrian ways included in any subdivision shall not be greater
than the maximum grades for each classification as follows, except
where topographical conditions unquestionably justify a departure
from this maximum:
Major Streets
|
|
---|
|
Primary
|
5%
|
|
Secondary
|
7%
|
Minor Streets
|
10%
|
Cul-de-sacs
|
10%
|
Alleys
|
10%
|
Pedestrian Ways
|
12%
|
Minimum Grade shall be 0.5%
|
|
*Note: Intersection Grades will be individually reviewed.
|
13.
Street Alignment. The horizontal and vertical alignment on all
streets, except in unusual cases, shall be as follows:
Horizontal - radii of centerline
|
|
Major Streets
|
|
|
Primary
|
500 feet minimum
|
|
Secondary
|
300 feet minimum
|
Minor Streets
|
100 feet minimum
|
There shall be a tangent between all reserved curves of a length
in relation to the radii of the curves so as to provide for a smooth
flow of traffic.
|
Vertical -
|
All changes in street grade shall be connected by vertical curves
of such length as to provide for the minimum sight distances required.
The minimum sight distances required are as follows:
|
Major Streets
|
|
|
Primary
|
500 feet
|
|
Secondary
|
300 feet
|
|
Minor Streets
|
100 feet
|
14.
Curb Radii. Where two (2) minor streets intersect at approximately
right angles, so that the smallest angle of intersection is not less
than eighty degrees (80), the curb at each block corner shall be rounded
with a radius of fifteen (15) feet. At all other intersections or
where minor streets intersect at an angle of less than eighty degrees
(80°), or where a minor street intersects with a major or secondary
thoroughfare, or where two (2) or more secondary or major thoroughfares
meet, cross or otherwise intersect in any combination the curb radii
at such intersections shall be subject to the approval of the City
Engineer.
15.
Sidewalks. Where density is 2.5 to 4.0 houses per gross acre,
sidewalks shall be on one (1) side - where density is over 4.0, sidewalks
shall be on both sides - no sidewalks required on cul-de-sacs which
serve one-family dwellings, or where density is less than 2.5.
[Ord. No. 2017-2935 § 1, 10-24-2017]
16.
Sight Distance. No fence, wall, entrance, marker, sign, hedge,
shrub planting or tree foliage which obstruct sight lines and elevations
between two (2) feet and eight (8) feet above roadways shall be located
on any corner lot within the triangular area formed by the right of
way lines and a line connecting them at points twenty-five (25) feet
from their point of intersection.
C. Lots.
1.
The minimum lot requirement shall be seventy (70) feet at the
building line with a total square footage of not less than seven thousand
eight hundred (7,800) square feet.
2.
Where septic tanks or other individual sewage disposal system
are to be installed they shall be subject to approval of the Health
Department, or other authorized City Official, and based upon the
Missouri State Board of Health requirements.
3.
Corner lots for residential use shall have additional width
to permit appropriate building setback from both streets.
4.
Side lines of lots shall be approximately at right angles to
street lines or radial to curbed street lines.
5.
Double frontage lots should be avoided on minor streets.
6.
Every lot shall abut on a street with adequate width for private
drives.
7.
Setback or building lines shall be shown on all lots intended for residential use and shall not be less than the setback required by the Zoning Regulations set out in Chapter
400. On those lots which are intended for business use, the setback shall be at least that required by the Zoning Regulations, unless special plans for the location of buildings and parking area are approved by the Board of Aldermen at the time of approval of the plat.
[Ord. No. 2017-2935 § 1, 10-24-2017]
D. Easements.
1.
An easement for utilities, at least five (5) feet wide, shall
be provided along each side of a side line of lots and/or the rear
line of lots where necessary to form a continuous right of way, at
least ten (10) feet in width. If necessary for the extension of main
water and sewer lines or similar utilities, easements of greater width
may be required along lot lines or across lots.
2.
Utility easements shall connect with easements established in
adjoining properties.
3.
Additional easements for pole guys should be provided at the
outside of turns. Where possible, lot lines shall be arranged to bisect
the exterior angle so that pole guys will fall along the side lot
lines.
4.
Drainage Easements For Storm Sewers May Be Required. Easements
for open channel drainage may be required where the cost for the installation
of storm sewers is considered to be prohibitive. These easements may
be along the side lot lines, but usually the design should be such
that the drainage will be carried along the rear of the lots. If open
channel drainage is to be carried in the street right of way, additional
right of way width shall be provided. When the drainage is carried
down to the rear lot lines, the easement shall be of adequate width
for workmen (with trucks if need be) to enter the easement and keep
it cleaned out. The size and location of such easements for open channel
drainage shall be determined by the City Engineer.
E. Dedications For Public Sites And Open Spaces.
1.
All areas proposed to be reserved for or dedicated to public use, including streets and alleys proposed for dedication to public use and maintenance under Section
410.120 of the Land Subdivisions Regulations, shall be so indicated on the Preliminary Plat. Proposed dedications shall be in conformity with the City Master Plan. Acceptance by the City of any such areas proposed to be dedicated to public use shall be by ordinance.
2.
Upon Final Plat approval therefor, no street or alley, whether
or not proposed to be reserved for or dedicated to public use, nor
any easement or other public site or area shall be thereafter changed
except as approved by the Board of Aldermen by ordinance, following
recommendation by the City Planning Commission and the City Engineer.
[Ord. No. 2017-2935 § 1, 10-24-2017]
[Ord. No. 6.100 § VII, 5-2-1984; Ord. No. 6.100B
§ 2, 11-6-1989; Ord. No. 6. 100C § 2(G,3), 9-10-1990; Ord. No. 2001-04-03-03 § 1(i), 6-4-2001]
A. Permanent Markers And Monuments. Permanent markers shall be placed
at points of curvature and points of tangency on street lines, and
at each angle point of the boundary of the subdivision. In situations
where conditions prohibit the placing of markers in the locations
prescribed above, offset markets will be permitted.
Permanent monuments shall be placed at all quarter-section points
within the subdivision or on its perimeter.
B. Streets. The type of pavement shall be as determined by the City
ordinance.
C. Sanitary Sewers. A sanitary sewer system shall be constructed by
the subdivider in accordance with requirements of the American Public
Works Association, Kansas City Chapter.
[Ord. No. 2017-2935 § 1, 10-24-2017]
When public sanitary sewers are not feasible, the subdivider
shall construct a sewage collection system to the same standards of
a public sewer. A community disposal system or individual septic systems
shall be connected to the collection system subject to public health
requirements.
|
D. Storm Sewers. Where storm drainage system is reasonably accessible,
the subdivider shall connect with such storm drainage system and shall
do all grading and provide all drainage structures that are necessary
to properly carry the water to locations which are acceptable to the
City Engineer.
All storm drainage calculations shall be made in accordance
with the minimum design criteria of the City.
E. Abutting Streets. Abutting streets shall be improved in accordance
with the Master Plan and the full width shall be constructed as approved
by the Board of Aldermen.
F. Sanitary Sewering Adjacent Property. Sewers shall be extended to
the boundary line to serve adjacent property except where adjacent
property can be served by future sewer extension through dedicated
right of way.
[Ord. No. 2017-2935 § 1, 10-24-2017]
G. Floor Area.
1.
One-family dwellings floor area of the main structure of any
residence of the property, exclusive of porches, garages, and finished
or unfinished basement areas, shall not be less than one thousand
fifty (1,050) square feet.
[Ord. No. 2017-2935 § 1, 10-24-2017]
2.
No split level or split foyer with garage under (side to side)
shall have less than one thousand fifty (1,050) square feet on the
two (2) main levels.
3.
Any one and one-half (1 1/2) story residence shall have a minimum
of one thousand two hundred (1,200) square feet, with not less than
nine hundred fifty (950) square feet on the ground floor.
4.
Any two (2) story residence shall have at least one thousand
two hundred (1,200) square feet with not less than nine hundred fifty
(950) square feet being on the first floor.
5.
Basement Foundation. There shall be no exposed basement foundations
in excess of forty-eight (48) inches, and all exterior basement foundations
and walls which are exposed in excess of eighteen (18) inches shall
be painted the same color as the house, or covered with siding compatible
with the structure.
[Ord. No. 6.100 § VIII, 5-2-1984; Ord. No. 2004-12-13-2002 § 1, 12-13-2004; Ord. No. 2009-02-23-2001 § 16, 2-23-2009]
A. Water supply shall be available or provided in sufficient quantity
for domestic needs from a public water source. Sufficient water supply
shall also be available or provided to meet the fire protection water
flow rate and volume requirements concurrent with the latest edition
of the Uniform Fire Code. For the purposes of this minimum infrastructure
requirement in a residential development, the water supply for fire
protection purposes shall be from a continuous and dependable source
of water and at least one thousand (1,000) gallons per minute to all
subdivision fire hydrants located no less than three hundred (300)
feet from all buildings. Water flow for fire protection in districts
other than residential shall comply with the latest edition of the
Uniform Fire Code.
B. Prior to submitting a preliminary plat, the subdivider shall obtain
written verification from the water supply district serving the area
of the proposed subdivision which assures the City that the property
to be subdivided will be served by the water supply district via existing
water mains or after water mains which meet the standards and specifications
of the water supply district have been installed. Such water supply
district verification shall estimate the level of excess service capacity
that is currently available, estimate the distance to existing water
mains and estimate the available water flow in gallons per minute
and pressure in pounds per square inch.
C. Concurrent with submittal of a final plat, the subdivider shall provide engineering drawings of the subdivision water distribution system to the City. The City will provide a coordinated review with the water district, Fire Department and other utilities as it relates to the location of fire hydrants and use of the public rights-of-way. Any review fees imposed by the water district will be passed to developers as provided in Code Section
110.100, City Engineer. Final plats will not be considered for approval until the water district has approved engineering drawings of all water line main extensions.
[Ord. No. 2017-2935 § 1, 10-24-2017]
[Ord. No. 6.100 § IX, 5-2-1984; Ord. No. 99-03-01-03 § 1, 4-5-1999; Ord. No. 2001-04-03-03 § 1 (j - o), 6-4-2001]
A. Form Of Required Guarantees. Performance and maintenance guarantees as provided in this Section
410.090 shall be required from all subdividers who must construct any improvement subject to the Land Subdivision Regulations, whether or not such improvement is to be offered for dedication to and acceptance by the City. The performance and maintenance guarantees may be submitted by either the subdivider or the contractor for the subdivider (the "applicant"), provided however, that the subdivider shall be responsible for ensuring that the performance guarantees and the maintenance guarantees are submitted and are in a form acceptable to the City and consistent with this Section
410.090. The applicant may supply the guarantees in any of the following forms:
1.
Surety Bonds. Surety bonds shall be submitted on forms supplied
by the City Engineer and approved by the City Attorney as to form,
sufficiency, and manner of execution. The surety and conditions shall
be as approved by the Commission and the City Attorney; provided that
any surety shall be authorized to do business in the State of Missouri
and shall be rated at least "A" by the A.M. Best Company or equivalent
rating agency.
2.
Letters Of Credit. Letters of credit shall be submitted on forms
supplied by the City Engineer and approved by the City Attorney as
to form, sufficiency, and manner of execution. The letter of credit
shall be drawn upon a bank insured by the Federal Deposit Insurance
Corporation (FDIC) and approved by the City. In addition all conditions
of the letters of credit shall be approved by the City and the City
Attorney.
3.
Cash Deposits. The applicant may establish a cash deposit or
escrow account in the name of the City in a financial institution
approved by the City. Any such account shall be governed by the terms
of an agreement approved by the City Attorney and executed by the
applicant and the Board.
B. Performance Guarantee.
1.
At the time of Final Plat approval, the subdivider shall post
with the City a performance guarantee in an amount sufficient to ensure
the satisfactory performance and completion of the required improvements
in accordance with the approved Final Plat and the approved specifications
and plats for the improvements. The performance guarantee shall be
in an amount equal to one hundred percent (100%) of the estimated
cost of construction of the improvements. The amount of the guarantee
shall be reviewed by the City Engineer and approved by the Board of
Aldermen. The performance guarantee shall be secured for a period
of time to be specified and approved by the Board, but in no case
to exceed a three-year period; provided that the performance guarantee
shall additionally include provisions for two (2) extensions of one
(1) year each to be exercised at the request of the Planning Commission
or the Board in the event the required improvements have not been
completed in the original time period.
[Ord. No. 2017-2935 § 1, 10-24-2017]
2.
If the required improvements have not been installed within
the terms of the performance guarantee, the City may thereupon declare
said guarantee in default and require that all the improvements be
installed regardless of the extent of the building development at
the time the guarantee is declared to be in default. In the alternative,
if no building development has taken place at the time the City declares
the guarantee to be in default, the City may instead order the vacation
of the plat in accordance with the procedures set forth in Article
VII of these regulations.
C. Maintenance Guarantee. Upon completion of the required improvements in accordance with Subsection
(E) of this Section
410.090, the developer or the contractor for the developer (the "applicant") shall provide a maintenance bond or cash deposit guaranteeing the maintenance of all such improvements for the periods set forth below:
2.
Curbs, gutters, streets and alleys — two (2) years; and
3.
Storm sewers, sanitary sewers and other similar required improvements.
— three (3) years. All such periods shall run from the date
of completion of the applicable improvement. The maintenance guarantee
shall be in an amount equal to twenty-five percent (25%) of the actual
construction costs of the required improvements.
Maintenance guarantees provided hereunder shall be retained and used by the City to guarantee maintenance of the required improvements. Deposited or bonded amounts shall be subject to the immediate order of the City Engineer to defray or reimburse any cost to the City of maintenance or repair of improvements which the applicant fails or refuses to perform; provided that the City Engineer, except in emergency circumstances, shall provide the applicant with a written notice and opportunity to perform the maintenance before having the maintenance performed by the City. Where the maintenance guarantee is drawn upon by the City during the maintenance obligation period, the City Engineer shall have further authority to require that the applicant replenish maintenance guarantee amounts to those minimum amounts required by this Subsection
(C).
Notwithstanding anything in this Subsection
(C) to the contrary, wherever dedication of any improvement to public use and maintenance is required by the State of Missouri, the County of Jackson, a political subdivision other than the City, or a private entity, the subdivider shall follow the procedures and requirements established by the State, County, the political subdivision or the private entity as applicable for maintenance guarantee requirements; provided that the subdivider shall comply in all other aspects with the requirements of the Land Subdivision Regulations.
D. Combined Guarantees. The applicant may submit a combined guarantee
which will satisfy all of the requirements of the performance guarantee
and maintenance guarantee requirements as set forth above.
E. Release Of Performance Guarantees. The performance guarantees required under Subsection
(B) of this Section
410.090 shall be partially released within thirty (30) days of the completion of the improvement or utility category to which such guarantee or portion of such guarantee applies. For each such partial release, the City shall retain five percent (5%) of the applicable performance guarantee amount, which retainage shall be released within thirty (30) days of the completion of all required improvements and utility work. Any such category of improvement or utility work shall be deemed to be completed: (i) upon written certification by the City Engineer that the required improvement or utility has been satisfactorily completed; and (ii) upon satisfaction by the subdivider of the following conditions:
1.
The subdivider's engineer or surveyor has certified to the City
that all improvements for which release or partial release of performance
guarantees is being requested have been constructed and installed
in accordance with the approved specifications and construction plans
therefor and with the approved Final Plat. Prior to such release,
the subdivider's engineer or surveyor has additionally provided to
the City one (1) set of detailed "as-built" drawings in reproducible
form for the applicable improvements indicating location, dimension,
construction materials, and such other information as may be requested
by the City Engineer.
2.
In the case of all improvements or utilities (other than streets and alleys to be dedicated to public use and maintenance pursuant to Section
410.120 hereof) that are to be dedicated to the City in accordance with the Land Subdivisions Regulations, the subdivider shall provide a title insurance policy in favor of the City and satisfactory to the City Attorney indicating that such improvements have been completed free and clear of all liens and that the improvements and all easements and rights-of-way required for such improvements are ready for dedication to and acceptance by the City.
3.
In the event a developer who has posted an escrow, or letter
of credit, or bond with the City transfers title of the subdivision
property prior to full release of the escrow, letter of credit, or
bond, the City shall accept a replacement escrow, letter of credit,
or bond from the successor developer in the amount of the escrow,
letter of credit, or bond held by the City at the time of the property
transfer, and upon receipt of the replacement escrow, letter of credit,
or bond the City shall release the original escrow, letter of credit,
or bond in full and release the prior developer from all further obligations
with respect to the subdivision improvements if the successor developer
assumes all of the outstanding obligations of the previous developer.
[Ord. No. 2017-2935 § 1, 10-24-2017]
F. Final Inspection And Termination Of Maintenance Obligation. Within ninety (90) days of the expiration of the applicable maintenance guarantee period as established under Subsection
(C) of this Section
410.090, the City Engineer shall cause a final inspection to be made and, if no defects or deficiencies in the improvements are found, the applicable portion of the maintenance guarantee amount shall be released; provided that portions of maintenance guarantee amounts attributable to an improvement that has been accepted for public maintenance by a governmental entity other than the City or has been accepted by a utility responsible for the maintenance of such improvement may be released upon such acceptance by such governmental entity or utility. If the inspection reveals defects or deficiencies in the improvements, the City Engineer shall specify in writing the defects or deficiencies together with the work necessary to remedy such defects or deficiencies and shall order that the applicant initiate the remedial work within seven (7) days from the applicant's receipt of the order. In the event that the applicant fails to initiate the remedial work within the seven-day notice period or, having initiated the work, to diligently prosecute the remedial work to conclusion, the City Engineer may draw upon and utilize the maintenance guarantee amounts to defray or reimburse any cost to the City of undertaking the remedial work.
[Ord. No. 6.100 § X, 5-2-1984]
All improvements required under the provisions of the Land Subdivision
Regulations shall be constructed in accordance with the design standards
and plan requirements of the Land Subdivision Regulations, the standards
and specifications of the City and where applicable the requirements
and authorization of the appropriate State agency or utility company.
[Ord. No. 6.100 § XI, 5-2-1984; Ord. No. 94-03-2001 § 410.110, 3-7-1994]
A. All
improvements constructed or erected shall be subject to inspection
by a certified, registered engineer. The subdivider may contract with
a third-party engineering firm or with the City Engineer for these
inspections. The cost attributable to all inspections required by
this regulation shall be charged to and paid by the subdivider.
B. Upon inspection, if any of the required improvements have not been
completed in accordance with the City's construction standards and
specifications, the subdivider shall be responsible for completing
said improvements.
[Ord. No. 2017-2935 § 1, 10-24-2017]
C. Building permits shall not be issued until an affidavit, signed and
sealed by the registered engineer, has been delivered to the City
stating all the required improvements have been built in accordance
with the approved plans, standards and specifications.
D. Upon completion of all improvements within the area covered by the
final plat, the subdivider shall notify the inspecting engineer who
shall thereupon conduct a final inspection of all improvements installed.
If such final inspection indicates that there are any defects or deficiencies
in any such improvements as installed, or if there are any deviations
in such improvements as installed from the final engineering plans
and specifications, he shall notify the subdivider in writing of such
defects, deficiencies, or deviations and the subdivider shall, at
his sole expense, correct such defects or deviations. When such defects,
deficiencies or deviations have been corrected, the subdivider shall
notify the engineer that the improvements are again ready for inspection.
E. If a final inspection indicates that all improvements as installed
contain no defects, deficiencies, or deviations, the inspecting engineer
shall certify to the City Engineer that all improvements have been
installed in reasonable conformity with the engineering plans and
specifications accompanying the plat.
F. Upon completion of the work, or any phases thereof, the developer
shall furnish permanent reproducible "as built" drawings of the work
to the City Engineer.
[Ord. No. 94-03-01, 3-7-1994; Ord. No. 2001-04-03-03 § 1(p), 6-4-2001; Ord. No. 2005-03-14-10 § 1, 3-14-2005]
A. Sanitary Sewer.
2.
Full-Time Inspection.
a.
Structural backfill around manholes.
d.
Manhole Testing. Testing procedure for new manholes: For new
manholes all lift holes shall be plugged with an approved non-shrink
grout prior to testing. All pipes entering the manhole shall be plugged
at least eight (8) inches into the sewer pipe. The plug shall be inflated
at a location beyond the manhole/pipe. The plug and pipe shall be
braced securely to prevent either item from being drawn into the manhole.
(1) The vacuum test apparatus shall be placed inside
or on top of the casting and the seal inflated according to manufacturer's
directions as appropriate. A vacuum of ten (10) inches of mercury
shall be drawn and then the vacuum pump shall be shut off. With valves
closed and hoses removed, the time shall be measured for the vacuum
to drop to nine (9) inches of mercury. The manhole shall be acceptable
if the time for the vacuum to drop from ten (10) inches to nine (9)
inches is as follows:
Manhole Depth
|
Time
(minutes)
|
---|
0 feet or less
|
2.0
|
10.1 to 15 feet
|
2.5
|
15.1 to 25 feet
|
3.0
|
25.1 or greater
|
3.5
|
(2) If the manhole fails the initial test, necessary
repairs shall be made with a water reactive elastomeric chemical grout,
such as 3M Scotch Seal Chemical Grout 5600 or a water reactive polymer
solution, such as Avanti AV-202. Resealing and retesting shall be
performed until the manhole passes the test.
3.
Final Inspection.
a.
Lamping and/or mandrel pull.
c.
General visual inspection.
B. Storm Sewer.
2.
Full-Time Inspection.
a.
Structural backfill around inlets.
3.
Final Inspection.
a.
Review of inlet construction.
d.
General visual inspection.
C. Streets.
1.
Part-Time Inspection. Rough-in on subgrade preparation.
2.
Full-Time Inspection.
a.
Density testing of the subgrade.
(1) Density of the top six (6) inches must be ninety-five
percent (95%) of Proctor Compaction.
(2) Density below the top six (6) inches must be ninety
percent (90%) of Proctor Compaction.
(3) Moisture must be within a tolerance of plus two
percent (2%) and minus three percent (3%) of the optimum moisture.
(4) Tested with Nuclear Density gauge every two hundred
(200) feet at random locations in the pavement area.
b.
Non-yielding subgrade (Visual of wheel rolling).
c.
Subgrade check every fifty (50) feet with string for proper
template cut.
e.
String line between lifts for tolerance.
3.
Final Inspection. General visual inspection.
D. Stipulations.
1.
All final inspections must be performed with a representative
of the City of Greenwood present.
2.
All inspection will be logged on a City of Greenwood daily inspection
form (master copy provided by the City).
3.
On Monday of each week, a copy of all inspection forms from
the previous week will be given to the City Engineer.
4.
On or about the fifth of each month, a copy of the City of Greenwood
monthly progress report form will be given to the City Engineer (master
copy provided by the City).
5.
The daily on monthly inspection forms must be signed by a licensed
professional engineer.
6.
Final inspection (for all improvements) by the City of Greenwood.
E. City Inspection. The contractor may request the outlined inspection
services be provided by the City. When the City agrees to provide
these services, the contractor/developer will be billed the City's
direct costs on a monthly basis. City participation is determined
on a case by case basis.
F. Water Mains. [As approved by PWSD #12]
1.
Part-Time Spot Checks.
c.
Hydrant and valve installation (steamer towards street).
2.
Full-Time Inspection.
a.
Saddle block and thrust block installation.
3.
Final Inspection.
b.
General visual inspection.
G. Curbing.
1.
Part-Time Inspection.
c.
Curb and gutter construction.
(1) Vertical/horizontal alignment.
(2) Positive drainage (check for ponding).
(3) Transitions of contraction and expansion joints.
(5) Temperature and time of concrete (check tickets
for time from batch to delivery).
2.
Final Inspection. General visual inspection.
[Ord. No. 6.100 § XII, 5-2-1984; Ord. No. 2001-04-03-03 § 1(q), 6-4-2001; Ord. No. 2002-12-09-06 § 1, 12-9-2002; Ord. No. 2004-09-29-02 § 1, 9-29-2004; Ord. No. 2006-03-13-04 § 1, 3-13-2006]
A. For all applications for Preliminary Plat approval filed after the effective date of this Section
410.120, at the election of the subdivider streets and alleys may be established as private ways or may be dedicated to the City of Greenwood upon payment of an Acceptance Fee, all as hereinafter provided. The subdivider shall make such election in writing on forms provided by the City at the time of filing for approval of the Final Plat. Other public improvements may be dedicated to and accepted by the City under the conditions established in this Section
410.120. The City shall have no responsibility with respect to any street or other public improvement, notwithstanding any use of same by the public, unless and until the street or other public improvement shall have been accepted by the City in accordance with this Section
410.120 and the Land Subdivision Regulations.
B. In the event the subdivider elects to establish streets and alleys
as private ways, adequate provision shall be made in deed restrictions
to accompany the submission of the Final Plat for any subdivision
approved under the Land Subdivision Regulations to dedicate or convey
streets and alleys to a subdivision board of trustees and to make
proper provision for such board of trustees to have authority to levy
assessments on properties and property owners within such subdivision
for the supervision, maintenance, construction and reconstruction
of streets and alleys and associated improvements. Such deed restrictions
shall be as approved by the City Attorney and shall contain a conveyance
to the City of Greenwood of an easement adequate in the determination
of the City Engineer for supervision, maintenance, repair and reconstruction
of sewers located within the right of way of such streets and alleys.
C. In the event the subdivider elects to dedicate streets and alleys
(including curbs and gutters) to the City of Greenwood, the subdivider
shall complete a written application for street dedication and acceptance
which, together with the initial amount of the Acceptance Fee as determined
below, shall accompany the submission of the Final Plat for any subdivision
approved under the Land Subdivision Regulations. The total amount
of the Acceptance Fee shall be sufficient, in the City's determination,
to provide funds sufficient for ongoing annual regular public maintenance
in accordance with City standards of the street(s) or alley(s) accepted.
1.
Administrative Computation Of Acceptance Fee. Upon receipt of
an application for street dedication and acceptance, the City Engineer
shall administratively determine the Acceptance Fee for all streets
or alleys to be accepted for public maintenance based upon the following
criteria:
a.
Area of paved surface to be accepted;
b.
Unit cost for maintenance by street category;
c.
Estimated duration of street life cycle;
all in accordance with standards set forth on Exhibit A, attached
to this Ord. No. 2002-12-09-06 which is amended by Ord. No. 2004-09-29-02,
which same follows this subparagraph. The City Engineer shall annually
review and update the standards and methodologies set forth in this
Exhibit A to be applied to the determination of the Acceptance Fee
and shall report same in writing annually to the Board of Aldermen.
|
Exhibit a to Section 410.120(C)(1) Street Dedication Acceptance Fee Schedule
|
---|
Acceptance Fee Amounts Shown are Per Linear Foot of Street to
be Dedicated for Public Use and Maintenance
|
---|
Street Class*
|
Pavement Width**
|
Dedication Fee
|
---|
Major arterial + +
|
96 feet
|
$180.84
|
Minor arterial
|
60 feet
|
$131.67
|
Collector
|
38 feet
|
$82.41
|
Residential collector
|
28 feet
|
$69.63
|
Local
|
24 feet
|
$58.17
|
*
|
The street class and cross section is based on the City Street
Master Plan.
|
**
|
Roadway pavement width used to calculate the street dedication
acceptance fee, width excludes curb but includes one-half (1/2) of
island widths on all arterial streets, this method accounts for intersection
and turn lane costs not included in calculation.
|
++
|
MO 150 Highway only — fee exempt if contributing reconstruction
of MO 150 per MODot report dated 6-11-2003. Reconstruction costs are
six hundred ninety-three dollars ($693.00) per linear foot or three
hundred forty-six dollars and fifty cents ($346.50) per linear foot
of street frontage.
|
The fee assumes City maintenance of the streets as follows:
two-inch mill and overlay, one-half (1/2) curb replacement, one-fourth
(1/4) sidewalk replacement after ten (10) years.
|
Administrative Computation of Acceptance Fee
|
---|
Unit costs based on 2004 public bid prices
|
---|
Constants:
|
|
W = width of cross section = 1.0 feet
|
|
T = thickness of asphalt overlay = 2 inches + 12 inches = 0.17
feet
|
|
Y = unit weight of asphalt = 148 pound per cubic foot = 0.074
tons per cubic foot
|
|
Uasphalt = unit cost of asphalt for mill
and overlay = $8.00 per square yard = $72.00 per ton
|
|
Ucurb = unit cost of curb replacement
= $15.00 per linear foot
|
|
Usidewalk = unit cost of sidewalk replacement
= $4.50 per square foot
|
|
i = inflation = 3.5%
|
Variables:
|
|
A = current cost of 2-inch mill and overlay per linear foot
of street
|
|
C = current cost of replacing 1/2 of curb per linear foot of
street
|
|
E = current cost of replacing 1/4 of sidewalk (four-inch thick)
per linear foot of street
|
|
LA = width of asphalt in typical street
cross section
|
|
Ls = total width of sidewalk in typical
street cross section
|
|
n = number of curbs in typical cross section (including islands)
|
|
Fee = City acceptance fee per linear foot of street
|
Calculation method:
|
|
A = LA x W x T x y x Uasphalt
|
|
C = (n ÷ 2) x Ucurb
|
|
E = (Ls x W) x Usidewalk ÷ 4
|
|
Fee = (A + C + E) x (1 + i)10
|
Sample calculation:
|
Based on City standard local street
|
(Twenty-eight (28( feet wide from back of curb to back
of curb with four (4) feet wide sidewalk on 1 side)
|
|
A = 24 ft. x 1 ft. x 0.17 ft. x 0.074 tons/ft3 x $72.00/ton = $21.73
|
|
C = (2 ÷ 2) x $15.00/ft. = $15.00
|
|
E = (4 ft. x 1 ft.) x $4.50/ft2 ÷
4 = $4.50
|
|
F10 = ($5.28 + $7.50) x (1 + (3.5 ÷
100))10 = $18.03
|
|
Fee = ($21.73 + $15.00 + $4.50) x (1 + (3.5 ÷ 100))10 = $58.17
|
2.
Independent Fee Calculation Study. If the subdivider disagrees
with the Acceptance Fee as determined by the City Engineer, the subdivider
may prepare and submit for review an independent fee calculation study
in accordance with this paragraph (2). The subdivider shall inform
the City Engineer of the subdivider's intent to submit an independent
fee calculation study in sufficient time to permit the City Engineer
to review with the subdivider or the independent engineer the procedures
and methodology to be employed and the standards to be met. The independent
fee calculation shall be prepared by qualified engineering professionals,
be consistent with the best professional practices, and provide all
necessary calculations and supporting documentation. Upon submittal,
the City Engineer shall review the independent fee calculation study
for sufficiency of methodology, technical accuracy, and findings and
shall notify the subdivider within forty-five (45) days of the acceptance
or rejection of the independent fee calculation study and, if applicable,
shall modify the Acceptance Fee. The determination of the City Engineer
shall be conclusive. Where the City Engineer determines that an independent
fee calculation study requires professional engineering review, the
subdivider shall additionally deposit with the City an amount determined
by the City as sufficient to pay the reasonable fees of the reviewing
professional engineer in the form of a certified check made payable
to the City which shall be deposited with the City Collector. All
amounts not required to pay for such review by the reviewing professional
engineer shall be returned to the subdivider.
D. Each Acceptance Fee shall be payable in three (3) equal installments. The first such installment shall be paid by the subdivider to the City prior to the time of Final Plat approval. The second and the final installments shall be paid by the subdivider on the first and second anniversaries, respectively, of Final Plat approval. Within thirty (30) days of the effective date of this Section
410.120, the City Collector shall establish the "City of Greenwood Dedication Acceptance Fee Trust Fund" and each such Acceptance Fee installment received shall be deposited in a segregated interest-bearing account within such fund, with amounts so deposited together with all accrued interest from such deposits, credited to and dedicated and used solely for the maintenance and repair from time to time of the streets and alleys within the approved subdivision to which the Acceptance Fee pertains. In the event a subdivider fails to pay or to make provision to pay timely the full amount of the Acceptance Fee, any installment amounts previously deposited together with interest accrued shall be retained by the City.
E. Within thirty (30) days of the date of payment by the subdivider
of the final installment of the applicable Acceptance Fee and upon
provision by the subdivider of a title insurance policy in favor of
the City and satisfactory to the City Attorney indicating that the
streets and alleys offered for dedication and all easements and rights-of-way
required for such improvements are ready for dedication to and acceptance
by the City, the City shall accept the streets which have been offered
for dedication for public use and maintenance.
All other public improvements (excepting those streets which the subdivider has elected to establish as private ways, in accordance with this Section
410.120) shall be accepted by the City within thirty (30) days after the subdivider has offered such public improvements for dedication to the City; provided that the public improvements have been constructed in accordance with the requirements of the Land Subdivision Regulations and the City's specifications for such improvements and have been so approved in writing by the City Engineer; and provided further that the subdivider has furnished proof satisfactory to the City Attorney that the streets and public improvements to be accepted by the City are free to all liens and debts.
F. Notwithstanding anything in this Section
410.120 to the contrary, wherever dedication of any street or alley to public use and maintenance is required by the State of Missouri or by the County of Jackson or Cass, the subdivider shall follow the procedures and requirements established by the State or the County, as applicable, for the dedication of such street or alley; provided that the subdivider shall comply in all other aspects with the requirements of the Land Subdivision Regulations.
[Ord. No. 2017-2935 § 1, 10-24-2017]
G. The City Engineer in consultation with the City Attorney shall have the authority to adopt and promulgate such rules and regulations as may be necessary to interpret and administer the provisions of this Section
410.120 and to secure the intent thereof.
H. Fee For Tornado Warning Sirens.
1.
Payment of a fifteen dollars ($15.00) per acre fee to the City
of Greenwood shall be required of the following persons for the purchase,
placement or maintenance of outdoor warning sirens:
a.
All subdividers of land of an amount equal to or greater than
five (5) acres.
b.
All developers of newly developed or redeveloped commercial,
industrial, retail and residential properties (excluding all "R-1"
and "R-2" uses) not included in this item.
2.
The deposit shall be made at the time of final plat approval for subdivisions or the issuance of building permit(s) for non-subdivided developments. Within thirty (30) days of the effective date of this Subsection
(H), the City Collector shall establish the "City of Greenwood Outdoor Warning Siren Fee Trust Fund" and each deposit received shall be deposited in a segregated interest-bearing account within such fund, with amounts so deposited together with all accrued interest from such deposits, credited to and dedicated and used solely for the purpose of purchasing, placing and maintaining outdoor warning sirens within and adjacent to the City limits of Greenwood, Missouri.
[Ord. No. 6.100 § XIII, 5-2-1984; Ord. No. 2017-2935 § 1, 10-24-2017]
A. Prior to the filing of an application for approval of a preliminary
plat, the subdivider should submit to the Director of Planning and
Zoning plans and data showing his/her ideas and intentions in the
platting of the proposed subdivision.
1. He/she should outline and describe the existing conditions of the site and the proposed development to supplement the drawings and sketches required in Subsection
(2) and Subsection
(3) below.
2.
A general location map should be prepared and submitted and
shall show the proposed subdivision and its relationship to existing
community facilities. Such location map shall show the location and
name of the subdivision existing main traffic arteries, public transportation
lines, schools, parks and playgrounds.
3.
A sketch plan drawn to scale should be prepared and submitted
showing the proposed layout of street, lots and other features in
relation to existing utilities and other conditions. This plan may
be submitted in the form of a pencil sketch.
4.
Within fifteen (15) days of the submission of the preapplication
plan, the subdivider should be informed by the Director of Planning
and Zoning whether such plans and the data submitted meet the objectives
of these regulations. If the Director of Planning and Zoning finds
the plans and data do not meet the objectives of these regulations,
he/she shall express the reasons therefor.
[Ord. No. 2017-2935 § 1, 10-24-2017]
[Ord. No. 6.100 § XIV, 5-2-1984]
A. If any mandatory provisions of this Chapter are shown by the subdivider
to be unreasonable and cause undue hardship as they apply to his/her
proposed subdivision, the Board of Aldermen, may grant a variance
to such subdivider from such mandatory provisions, so that substantial
justice may be done and the public interest secured; provided that
such variation will not have the effect of nullifying the intent and
purpose of this Chapter.
B. In granting variances and modifications, the Board of Aldermen may
impose such conditions as will, in its judgment, secure substantially
the objectives of the standards or requirements so varied or modified.
[Ord. No. 6.100 § XVI, 5-2-1984]
A. No owner, or agent of the owner, of any land located within the platting
jurisdiction of any municipality, knowingly or with intent to defraud,
may transfer, sell, agree to sell, or negotiate to sell that land
by reference to or by other use of a plat of any purported subdivision
of the land before the plat has been approved by the Board of Aldermen
or Planning Commission and recorded in the office of the appropriate
County Recorder unless the owner or agent shall disclose in writing
that such plat has not been approved by the Board of Aldermen or Planning
Commission and the sale is contingent upon the approval of such plat
by such Board of Aldermen or Planning Commission. Any person violating
the provisions of this Section shall forfeit and pay to the municipality
a penalty not to exceed three hundred dollars ($300) for each lot
transferred or sold or agreed or negotiated to be sold; and the description
by metes and bounds in the instrument of transfer or other document
in the process of selling or transferring shall not exempt the transaction
form this penalty. The City may enjoin or vacate the transfer or sale
or agreement by legal action, and may recover the penalty in such
action.
[Ord. No. 2017-2935 § 1, 10-24-2017]
B. Any person who violates any of the provisions of this Chapter or
neglects or refuses to comply therewith, shall, upon conviction thereof,
be punished by a fine of not less than one hundred dollars ($100.00)
or more than five hundred dollars ($500.00), or by imprisonment for
a period of not more than ninety (90) days or by both fine and imprisonment.
[Ord. No. 6.100 § XVII, 5-2-1984]
Planned community unit developments are to be reviewed on their
individual merits upon specific application of a developer. Any conflicting
regulations herein may be waived to carry out intent of Plan.
[Ord. No. 6.100 § 2, 5-2-1984]
The provisions of this Chapter shall apply within the City limits
of the City of Greenwood as they now exist or as they may be adjusted
in the future.
[Ord. No. 99-03-01-02 § 1, 4-5-1999; Ord. No. 2001-04-03-03 § 1(r - s), 6-4-2001; Ord. No. 2002-01-17-01
§ 1, 1-17-2002]
A. General Provisions.
1.
Purpose. The purpose of this Section is to control soil erosion
on land that is undergoing development for non-agricultural uses and
prevent sediment and soil erosion from being transported onto adjacent
property and into streams, rivers, lakes, ponds or other areas. The
provisions in this Section are intended to do the following:
a.
Preserve the natural terrain and waterways.
b.
Provide a natural community environment.
d.
Reduce costly repairs to gullies, washed out fills, water conveyance
systems, roads and embankments.
2.
Scope Of Authority. Any person, firm, corporation or business
proposing to develop land within Greenwood shall apply to the City
Engineer for approval of required erosion control plans and issuance
of a grading permit as specified in these regulations.
3.
Implementation. Erosion and sediment control methods as approved
shall be implemented at the beginning of a project before any grading
begins unless waived for good cause by the City Engineer.
B. Definitions. For the purposes of this Section, the following definitions
shall apply:
ACCELERATED EROSION
Erosion caused by development activities that exceeds the
natural processes by which the surface of the land is worn away by
the action of water, wind or chemical action.
APPLICANT
A property owner or agent of a property owner who has filed
an application for a storm water management permit.
BUILDING
Any structure, either temporary or permanent, having walls
and a roof, designed for the shelter of any person, animal or property
and occupying more than one hundred (100) square feet of area.
CHANNEL
A natural or artificial watercourse with a definite bed and
banks that conducts continuously or periodically flowing water.
DEDICATION
The deliberate appropriation of property by its owner for
general public use.
DETENTION
The temporary storage of storm runoff in a storm water management
practice with the goals of controlling peak discharge rates and providing
gravity settling of pollutants.
DETENTION FACILITY
A detention basin or alternative structure designed for the
purpose of temporary storage of stream flow or surface runoff and
gradual release of stored water at controlled rates.
DEVELOPER
A person who undertakes land disturbance activities.
DRAINAGE EASEMENT
A legal right granted by a landowner to a grantee allowing
the use of private land for storm water management purposes.
FEE IN LIEU
A payment of money in place of meeting all or part of the
storm water performance standards required by this Section.
HOTSPOT
An area where land use or activities generate highly contaminated
runoff, with concentrations of pollutants in excess of those typically
found in storm water.
HYDROLOGIC SOIL GROUP (HSG)
A Natural Resource Conservation Service classification system
in which soils are categorized into four (4) runoff potential groups.
The groups range from A soils, with high permeability and little runoff
production, to D soils, which have low permeability rates and produce
much more runoff.
IMPERVIOUS COVER
Those surfaces that cannot effectively infiltrate rainfall
(e.g., building rooftops, pavement, sidewalks, driveways, etc).
INDUSTRIAL STORM WATER PERMIT
A National Pollutant Discharge Elimination System permit
issued to a commercial industry or group of industries that regulates
the pollutant levels associated with industrial storm water discharges
or specifies on-site pollution control strategies.
INFILTRATION
The process of percolating storm water into the subsoil.
INFILTRATION FACILITY
Any structure or device designed to infiltrate retained water
to the subsurface. These facilities may be above grade or below grade.
JURISDICTIONAL WETLAND
An area that is inundated or saturated by surface water or
ground water at a frequency and duration sufficient to support a prevalence
of vegetation typically adapted for life in saturated soil conditions,
commonly known as hydrophytic vegetation.
LAND DISTURBANCE ACTIVITY
Any activity that changes the volume or peak flow discharge
rate of rainfall runoff from the land surface. This may include the
grading, digging, cutting, scraping, or excavating of soil, placement
of fill materials, paving, construction, substantial removal of vegetation,
or any activity which bares soil or rock or involves the diversion
or piping of any natural or manmade watercourse.
LANDOWNER
The legal or beneficial owner of land, including those holding
the right to purchase or lease the land, or any other person holding
proprietary rights in the land.
MAINTENANCE AGREEMENT
A legally recorded document that acts as a property deed
restriction and which provides for long-term maintenance of storm
water management practices.
NON-POINT SOURCE POLLUTION
Pollution from any source other than from any discernible,
confined and discrete conveyances and shall include, but not be limited
to, pollutants from agricultural, silvicultural, mining, construction,
subsurface disposal and urban runoff sources.
OFF-SITE FACILITY
A storm water management measure located outside the subject
property boundary described in the permit application for land development
activity.
OFFSET FEE
A monetary compensation paid to the City for failure to meet
pollutant load reduction targets.
ON-SITE FACILITY
A storm water management measure located within the subject
property boundary described in the permit application for land development
activity.
RECHARGE
The replenishment of underground water reserves.
REDEVELOPMENT
Any construction, alteration or improvement exceeding square
feet in areas where existing land use is high density commercial,
industrial, institutional or multi-family residential.
STOP WORK ORDER
An order issued which requires that all construction activity
on a site be stopped.
STORM WATER MANAGEMENT
The use of structural or non-structural practices that are
designed to reduce storm water runoff pollutant loads, discharge volumes,
peak flow discharge rates and detrimental changes in stream temperature
that affect water quality and habitat.
STORM WATER RETROFIT
A storm water management practice designed for an existing
development site that previously had either no storm water management
practice in place or a practice inadequate to meet the storm water
management requirements of the site.
STORM WATER TREATMENT PRACTICES (STP)
Measures, either structural or non-structural, that are determined
to be the most effective, practical means of preventing or reducing
point source or non-point source pollution inputs to storm water runoff
and water bodies.
WATER QUALITY VOLUME (WQV)
The storage needed to capture and treat ninety percent (90%)
of the average annual storm water runoff volume. Numerically (WQV)
will vary as a function of long-term rainfall statistical data.
WATERCOURSE
A permanent or intermittent stream or other body of water,
either natural or man-made, which gathers or carries surface water.
C. Regulations.
1.
Required Erosion And Sedimentation Control Plan Content. In
addition to the requirements of the City of Greenwood criteria.
a.
No application for development will be approved unless it includes
a plan detailing in concept how runoff and associated water quality
impacts resulting from the development will be controlled or managed.
This plan must be prepared by an individual approved by the City and
must indicate whether storm water will be managed on-site or off-site
and, if on-site, the general location and type of practices. The plan(s)
shall be referred for comment to all other interested agencies, and
any comments must be addressed in a final plan. This final plan must
be signed by a licensed professional engineer (PE), who will verify
that the design of all storm water management practices meet the submittal
requirements outlined in code. No building, grading, or sediment control
permit shall be issued until a satisfactory final storm water management
plan, or a waiver thereof, shall have undergone a review and been
approved by the City after determining that the plan or waiver is
consistent with the requirements of this Section. The plans shall
also include the following information.
(1) Contact Information. The name, address and telephone
number of all persons having a legal interest in the property and
the tax reference number and parcel number of the property or properties
affected.
(2) Topographic Base Map. A one (1) inch equals two
hundred (200) feet topographic base map of the site which extends
a minimum of fifty (50) feet beyond the limits of the proposed development
and indicates existing surface water drainage including streams, ponds,
culverts, ditches, and wetlands; current land use including all existing
structures; locations of utilities, roads and easements; and significant
natural and manmade features not otherwise shown. The one-hundred-year
flood line must also be shown on this map.
(3) Calculations. Hydrologic and hydraulic design calculations
for the pre-development and post-development conditions for the design
storms specified in this Section. Such calculations shall include.
(a) Description of the design storm frequency, intensity
and duration,
(c) Soil curve numbers or runoff coefficients,
(d) Peak runoff rates and total runoff volumes for
each watershed area,
(e) Infiltration rates, where applicable,
(h) Data on the increase in rate and volume of runoff
for the design storms referenced in the Storm Water Design Manual,
and
(i) Documentation of sources for all computation methods
and field test results.
(4) Soils Information. If a storm water management
control measure depends on the hydrologic properties of soils (e.g.,
infiltration basins), then a soils report shall be submitted. The
soils report shall be based on on-site boring logs or soil pit profiles.
The number and location of required soil borings or soil pits shall
be determined based on what is needed to determine the suitability
and distribution of soil types present at the location of the control
measure.
(5) Maintenance And Repair Plan. The design and planning
of all storm water management facilities shall include detailed maintenance
and repair procedures to ensure their continued function. These plans
will identify the parts or components of a storm water management
facility that need to be maintained and the equipment and skills or
training necessary. Provisions for the periodic review and evaluation
of the effectiveness of the maintenance program and the need for revisions
or additional maintenance procedures shall be included in the plan.
(6) Landscaping Plan. The applicant must present a
detailed plan for management of vegetation at the site after construction
is finished, including who will be responsible for the maintenance
of vegetation at the site and what practices will be employed to ensure
that adequate vegetative cover is preserved. This plan must be prepared
by a registered landscape architect or by the soil conservation district.
(7) Maintenance Easements. The applicant must ensure
access to all storm water treatment practices at the site for the
purpose of inspection and repair by securing all the maintenance easements
needed on a permanent basis. These easements will be recorded with
the plan and will remain in effect even with transfer of title to
the property.
(8) Maintenance Agreement. The applicant must execute
an easement and an inspection and maintenance agreement binding on
all subsequent owners of land served by an on-site storm water management
measure in accordance with the specifications of this Section.
(9) Erosion And Sediment Control Plans For Construction
Of Storm Water Management Measures. The applicant must prepare an
erosion and sediment control plan for all construction activities
related to implementing any on-site storm water management practices.
(10) Other Environmental Permits. The applicant shall
assure that all other applicable environmental permits have been acquired
for the site prior to approval of the final storm water design plan.
b.
The proposed phasing of development of the site, including clearing,
rough grading, and construction, and final grading and landscaping.
Phasing should identify the expected date on which clearing will begin,
the estimated duration of exposure of cleared areas, and the sequence
of clearing, installation of temporary sediment control measures,
installation of storm drainage, paving streets and parking areas,
and establishment of temporary and permanent vegetative cover.
The City Engineer may waive specific requirements for the content
of submissions upon finding that the information submitted is sufficient
to show that the work will comply with the objectives and principles
of these regulations. The City Engineer may also, after consultation
with the Soil Conservation Service, require a separate erosion and
sediment control plan be drawn in order to get greater detail of the
site where unusual topography, drainage or other unusual physical
conditions exist, or where the development project is so large as
to necessitate the need for a separate plan.
2.
Sediment And Erosion Control Plan Approval.
a.
The sediment and erosion control plan must define the measures
to be taken to meet erosion control principles and standards as defined
in Subsection (B)(3) of this Section. The plan must assure that all
vegetative practices meet a storm event of one-year (frequency) twenty-four-hour
(duration); (i.e. two and eight-tenths (2.8) inch rain), or a ten-year
(frequency) twenty-four-hour (duration); (i.e. five and two-tenths
(5.2) inch rain) for mechanical practices.
b.
Conservation District Comments. When a plan is submitted by
the City Engineer to the Soil and Water Conservation District, the
District may make comments and recommendations. All such comments
and recommendations shall be made within fifteen (15) days of receipt
by the District. Such comments may pertain but need not be limited
to:
(1) Erosion and sedimentation control methods.
(3) Environmental considerations.
3.
Principles And Standards.
a.
All excavations, grading or filling shall normally have a finished
grade not to exceed a 3.1 (33%) slope. Steeper grades may be approved
by the City Engineer if the excavation is through rock or if the excavation
or the fill is adequately protected (a designed head wall or toe wall
may be required). Permanent safety guards will be constructed in accordance
with the appropriate Section(s) of the adopted City Building Code
and design criteria.
b.
Where natural vegetation is removed during development, one
(1) or more of the following measures shall be implemented:
(1) Debris basins/silt basins.
(6) Other measures as approved by the City Engineer
with consultation with the Soil Conservation Service.
c.
Permanent type grasses shall be established, weather permitting, as determined by the City Engineer, when grading or construction has been completed. Work shall be deemed to have been completed if work has ceased for a six-month period unless that area is a borrow area as designated on either the preliminary plat or construction plans. Prior to acceptance of any public improvements, permanent type grasses shall be established. Permanent grass must be established at a density to provide erosion control on the site (refer to Subsection
(D) of this Section).
d.
Provisions shall be made to accommodate the increased runoff
caused by changed soil and surface conditions during and after grading.
Unvegetated open channels shall be designed so that gradients result
in velocities of five (5) fps (feet per second) or less. Open channels
with velocities more than five (5) fps and less than ten (10) fps
shall be established in permanent vegetation by use of commercial
erosion control blankets or lined with rock riprap or concrete or
other suitable materials such as sod as approved by the designated
official. Detention basins, diversions, or other appropriate structures
shall be constructed to prevent velocities above ten (10) fps.
e.
The adjoining ground to development sites (lots) shall be provided
with protection from accelerated and increased surface water, silt
from erosion, and any other consequences of erosion during development.
Runoff water from developed areas (parking lots, paved sites and buildings)
above the area to be developed shall be directed to diversions, detention
basins, concrete gutters and/or underground outlet systems. Sufficiently
anchored straw bales may be temporarily substituted with the approval
of the designated official.
f.
F.E.M.A. and U.S. Army Corps of Engineers guidelines shall be
followed where applicable regarding site development areas designated
as floodplains and wetlands.
g.
All lots shall be seeded and mulched at the rates defined below
or sodded before an occupancy permit may be issued except that a temporary
occupancy permit may be issued by the Building Department in cases
of undue hardship because of unfavorable ground conditions.
D. Inspection And Violation.
1.
Inspections. By applying for a grading permit, the applicant
consents to the City inspecting the proposed development site and
all work in progress. The City may require additional erosion and
sediment control measures be implemented where existing erosion and
sediment control methods are not, or will not, adequately handle drainage
conditions. The Soil Conservation Service may be consulted in order
to obtain recommended erosion and sediment control measures.
2.
At the time a building permit or permit where soil disturbance
may occur is issued, the contractor shall post a performance bond,
cash escrow, certified check or other acceptable form of performance
security for the amount of one thousand five hundred dollars ($1,500.00)
per lot. Where a builder or contractor is constructing on four (4)
or more lots a performance bond in an amount of six thousand dollars
($6,000.00), in a form acceptable to the Board of Aldermen, and shall
be deemed a "blanket" security covering all present and/or future
lots; provided, however, that the Director of Planning and Zoning
may require the permittee to post individual lot performance securities
if determined based upon good cause that the permittee is not adequately
complying with City ordinances and erosion control standards. The
performance security is to secure the performance of any remedial
work, including erosion control performed by the City, to bring the
construction activity into compliance with City ordinances. After
final occupancy has been issued, the performance security will be
refunded to the contractor or developer minus any amount for remedial
work if required and performed by the City. [Ord. No. 2017-2935
§ 1, 10-24-2017]
If it is determined through inspection by City representatives
that the development is not proceeding in accordance with City ordinances
and erosion control standards stated herein, an enforcement officer
or City representative shall immediately notify the permittee and
the surety of the nature of the location of the non-compliance by
available means, including telephone, paging, certified mail, personal
delivery, and posting of the property. The permittee shall immediately
commence remedial work and complete the remedial work within forty-eight
(48) hours. In the event the permittee shall fail to completely repair
or correct the deficiency within three (3) days after notification
by the enforcement officer or City representative, the bond and monies
deposited with the City Clerk may be deemed forfeited and the City
may make use of such monies to make the necessary repairs or control
measures. If, during the three-day period, the applicant brings the
control measure into compliance with the plan or corrects the deficiencies,
no action will be taken against the security. The City shall make
appropriate charges for labor, materials and equipment for such correction
work at rates which shall be posted with the City Clerk and approved
by the Board of Aldermen in amounts necessary to reimburse the City
for all costs incurred by the City in providing labor, material and
equipment to correct said deficiency.
3.
Corrections. All violations shall be corrected within the time
limit set forth by the enforcement officer specified in the issuance
of a written notice to correct. All persons failing to comply with
such notice shall be deemed in violation of this regulation.
4.
Violations. In the event of a violation, the enforcement officer
shall have the authority to issue a stop work order on construction
of all public improvements until compliance with the written notice
is achieved. The regulations of the City of Greenwood shall also apply.
5.
Any person, applicant or contractor performing a land disturbance
without posting bond or failing to maintain the erosion or sediment
control measures in accordance with the erosion and sediment control
plan for the City and the City's adopted standards or working with
a revoked or suspended permit, on conviction, shall be punished by
a fine of not more than five hundred dollars ($500.00), or by imprisonment
in the municipal correctional institution for a period not to exceed
ninety (90) days, or may be punished by both fine and imprisonment;
provided that each violation thereof shall be a separate offense for
purposes of this Section.
[Ord. No. 2017-2935 § 1, 10-24-2017]
E. Vegetative Establishment For Urban Development Sites.
1.
Seeding Rates:
a.
Permanent:
(1) Turf Type Fescue — 10 — 12 lbs. of
pure live seed per one thousand (1,000) square feet.
(2) Turf Type Fescue and Perennial Rye mixture —
10 — 12 lbs. of pure live seed per one thousand (1,000) square
feet.
(3) Other seeding mixtures as approved by the Soil
Conservation Service.
b.
Temporary:
(1) Wheat or Annual Rye — 150 lbs./ac. (3.5 lbs.
per one thousand (1,000) square feet).
(2) Oats — 120 lbs./ac. (2.75 lbs. per one thousand
(1,000) square feet).
(3) Other seeding mixtures as approved by the Soil
Conservation Service.
2.
Seeding Periods:
a.
Fescue or Brome: March 1 to June 1, August 1 to October 1
b.
Wheat or Rye: March 15 to October 15
c.
Oats: March 15 to September 15
3.
Mulch Rates: (Required for all permanent seeding) 80 —
100 lbs. per one thousand (1,000) square feet.
4.
Fertilizer Rates:
a.
Starter Fertilizer: 6 — 8 lbs. of (16-8-8) per one thousand
(1,000) square feet.
b.
Lime 700 lbs./ac. ENM (effective neutralizing material as per
State evaluation of quarried rock).
c.
Other rates as defined by a current soil test and approved by
the Soil Conservation Service.
F. Design Standards For Vegetated Buffers And Building Setbacks.
1.
General Requirements.
a.
A vegetated buffer for a stream system shall consist of a vegetated
strip of land extending along both sides of a stream and its adjacent
wetlands, floodplain, and slopes. The vegetated buffer width shall
be adjusted to include contiguous, sensitive areas, such as steep
slopes or erodible soils, where development or disturbance may adversely
affect water quality, streams, wetlands, or other water bodies. This
adjustment shall be accomplished by evaluating the potential of a
site for impacts that result from runoff, soil erosion and sediment
transport.
b.
For those sites where vegetation does not exist, it is acceptable
to allow the vegetated buffer to succeed naturally to a wooded state.
However, if channel erosion, stream pollution, or habitat degradation
exists at that site or has been caused downstream from that site,
the director may require planting of the vegetated buffer and any
additional water quality protection measures.
The department may post the vegetated buffer.
G. Vegetated Buffer Standards For Streams, Wetlands And Floodplains.
1.
For a first or second order stream, the vegetated buffer shall
be measured from the centerline. For all higher order streams, the
vegetated buffer shall be measured from the stream bank of the active
channel (bank-full flow).
2.
For a use I or I-P stream, the vegetated buffer shall be the
greater of the following:
b.
Twenty-five (25) feet from the outer wetland boundary, or
c.
Twenty-five (25) feet from the one-hundred-year floodplain reservation
or easement boundary.
3.
For a use III, III-P, IV or TV-P stream (recreational waters),
the vegetated buffer shall be the greater of the following:
b.
Twenty-five (25) feet from the outer wetland boundary, or
c.
Twenty-five (25) feet from the one-hundred-year floodplain reservation
or easement boundary.
4.
Adjusted vegetated buffer standards and requirements for streams
and wetlands with adjacent steep slopes and erodible soils.
a.
A steep slope and erodible soils evaluation shall be conducted
in accordance with the evaluation procedures and criteria specified
herein or a comparable method approved by the Director for sites containing
or adjacent to streams, wetlands or other water bodies where:
(1) Slopes exceed ten percent (10%) within five hundred
(500) feet of the streams, wetlands or water bodies;
(2) Soil erodibility K values exceed 0.24 within five
hundred (500) feet of the streams, wetlands or water bodies; or
(3) The vegetative cover within one hundred (100) feet
of the streams, wetlands or water bodies is: bare soil; fallow land;
crops; active pasture in poor or fair condition; orchard-tree farm
in poor or fair condition; brush-weeds in poor condition; or woods
in poor condition.
b.
An evaluation report shall be submitted for review to the department.
This report shall include, as a minimum, the following:
(1) A plan, at a scale not smaller than one (1) inch
equals one hundred (100) feet, that shows:
(a) Existing topography with contour intervals no greater
than five (5) feet. County photogrammetric maps are an acceptable
source for preparing existing topography.
(b) Mapped soils as shown in the County soil survey,
(c) Field delineated, marked, and surveyed streams
and wetlands,
(e) Existing subdrainage areas of the site, and
(f) Slopes in each subdrainage area segmented into
sections of slopes less than or equal to ten percent (10%); eleven
percent (11%) to nineteen percent (19%); and greater than or equal
to twenty percent (20%);
(2) All slope analysis data forms;
(3) A summary of findings, including information pertinent
to the evaluation of the site; and
(4) A mitigation plan that describes the proposed additional
protective measures for those areas where development is allowed with
restrictions.
c.
The site shall be evaluated by assessing each segment of each
subdrainage area using the evaluation criteria in Table 1. Each segment
shall be given a score for slope, slope length, soil erodibility,
vegetative cover, and sediment delivery. A total score shall be assigned
for each segment. A segment of a subdrainage area with a total score
of thirty-five (35) or greater shall be designated as part of the
vegetated buffer and no development shall be approved in that segment.
A segment with a total score of twenty-five (25) or thirty (30) shall
require the application of additional protective measures; however,
development shall not be prohibited and that area shall not be part
of the vegetated buffer. A segment with a score of twenty (20) or
less shall be developed with standard protective measures and that
area shall not be part of the vegetated buffer.
Table 1
Evaluation Criteria for Steep Slopes and Erodible Soils
|
---|
Factors
|
Scores
|
---|
|
High (10)
|
Medium (5)
|
Low (0)
|
---|
Slope (S)
|
|
S > 20%
|
10% < S < 20%
|
S < 10%
|
|
|
|
Slope length (SL)
|
SL > 200'
|
50' < SL < 200'
|
SL < 50'
|
Soil erodibility (K)
|
K > 0.32
|
0.24 < K < 0.32
|
K < 0.24
|
Vegetative cover
|
Bare soil, fallow land, crops, active pasture in poor condition,
orchard-tree farm in poor condition
|
Active pasture in fair condition, brushweeds in poor condition,
orchard-tree farm in fair condition, woods in poor condition
|
Active pasture in good condition, undisturbed meadow, brush-weeds
in fair condition, orchard- tree farm in good condition, woods in
fair condition
|
Sediment delivery (distance from downslope limit of disturbance
to outer edge of wetlands or top of streambank)
|
Adjacent to water courses or wetlands (< 100 feet buffer)
|
Adjacent to water courses or wetlands (100 feet — 300
feet buffer)
|
Not adjacent to water courses or wetlands (> 300 feet buffer)
|
H. Standards For Building Setbacks.
1.
At a minimum, the primary or principal structure on a parcel
or lot shall be set back from the outer edge of the vegetated buffer
as follows:
a.
Residential dwellings, thirty-five (35) feet;
b.
Commercial structures, twenty-five (25) feet;
c.
Industrial structures, twenty-five (25) feet.
The setback can include either private or public land or both.
Appurtenant or accessory structures including roads and driveways,
utilities, recreational facilities, patios, etc., are permitted within
the setback area.
I. Management Requirements For Vegetated Buffers.
1.
The vegetated buffer, including wetlands and floodplains, shall
be managed to enhance and maximize the unique value of these resources.
Management includes specific limitations on alteration of the natural
conditions of these resources. The following practices and activities
are restricted within the vegetated buffer, except as provided for
in forest harvesting operations which are implementing a forest management
plan approved by the Missouri Department of Natural Resources, or
the County Soil Conservation District, as provided for in surface
mining operations which are operating in compliance with a State surface
mining permit or as provided for in agricultural operations in accordance
with a soil conservation and water quality plan approved by the County
Soil Conservation District:
a.
The existing vegetation within the buffer shall not be disturbed
except as provided in (b) below. This includes, but is not limited
to, disturbance by tree removal, shrub removal, clearing, mowing,
burning, spraying and grazing.
b.
Soil disturbance shall not take place within the vegetated buffer
by grading, stripping of topsoil, plowing, cultivating, or other practices.
c.
Filling or dumping shall not occur within the vegetated buffer.
d.
Except as permitted by the department, the vegetated buffer
shall not be drained by ditching, underdrains, or other drainage systems.
e.
Pesticides shall not be stored, used or applied within the vegetated
buffer, except for the spot spraying of noxious weeds consistent with
the recommendations of the University of Missouri Extension Service.
f.
Animals shall not be housed, grazed, or otherwise maintained
within the vegetated buffer.
g.
Motorized vehicles shall not be stored or operated within the
vegetated buffer, except for maintenance and emergency use approved
by the City.
h.
Materials shall not be stored within the vegetated buffer.
The following structures, practices and activities are permitted
in the vegetated buffer:
Roads, bridges, trails, storm drainage, storm water management
facilities, and utilities approved by the department are permitted
within the vegetated buffer provided that an alternatives analysis
has clearly demonstrated that no other feasible alternative exists
and that minimal disturbance will take place. These structures shall
be located, designed, constructed and maintained to provide maximum
erosion protection, to have the least adverse effects on wildlife,
aquatic life and their habitats, and to maintain hydrologic processes
and water quality. Following any disturbance, the impacted area shall
be restored.
i.
Stream restoration projects, facilities and activities approved
by the department are permitted within the vegetated buffer.
j.
Scientific studies approved by the department, including water
quality monitoring and stream gauging, are permitted within the vegetated
buffer.
k.
Horticulture practices may be used to maintain the health of
individual trees in the vegetated buffer.
l.
Individual trees in the vegetated buffer may be removed which
are in danger of falling, causing damage to dwellings or other structures,
or causing the blockage of streams.
m.
Other timber-cutting techniques approved by the department may
be undertaken within the vegetated buffer under the advice and guidance
of the State Departments of Agriculture and Natural Resources if necessary
to preserve the vegetation from extensive pest infestation, disease
infestation, or threat from fire.
J. Conflict With Other Regulations. Where the standards and management
requirements for vegetated buffers are in conflict with other laws,
regulations and policies regarding streams, steep slopes, erodible
soils, wetlands, floodplains, forest harvesting, surface mining, land
disturbance activities, development in critical areas, or other environmental
protection measures, the more restrictive shall apply.
In addition to compliance with the regulations herein, all proposed
activities, projects, and developments within a one-hundred-year floodplain
shall also comply with the regulations and requirements of the Departments
of Public Works and Permits and Licenses.
K. Public And Private Improvements Of Development.
1.
In addition, the applicant shall provide improvements to the
vegetated buffer and stream system in order to abate and correct:
b.
Erosion and sedimentation of stream channels, and
c.
Degradation of aquatic and riparian habitat; and
2.
The County may participate in the cost of any such improvement.
3.
For any vegetated buffer or vegetated buffer easement:
a.
Access easements shall be dedicated by the applicant to the
County, of which the number, locations, and design standards shall
be determined by the department; and
b.
Permanent boundary markers, in the form of monuments, shall
be installed by the applicant upon request of the department.
L. Enforcement Procedures.
1.
The Mayor or his designee is authorized and empowered to enforce
these regulations in accordance with the procedures of this Section.
2.
If, upon inspection or investigation, the Mayor or his designee
is of the opinion that any person has violated any provision of these
regulations, order, or permit condition promulgated or issued under
these regulations, he shall with reasonable promptness issue a correction
notice to the person on such form as prescribed and approved by the
Director. Each such notice shall be in writing and shall describe
with particularity the nature of the violation, including a reference
to the provision of these regulations, order, or permit condition
alleged to have been violated. In addition, the notice shall fix a
reasonable time for the abatement and correction of the violation.
3.
If, after the time fixed for abatement and correction of the
violation has expired pursuant to (2) above, an inspection by the
Mayor or his designee determines that the violation or violations
continue, the Mayor or his designee shall issue a citation by certified
mail to the person who is in violation on such form as prescribed
and approved by the Director. Each citation shall be in writing and
shall describe with particularity the nature of the violation, including
a reference to the provision.
[Ord. No. 2006-02-13-01 § 5, 2-13-2006]
A. General. Proposed street lighting construction in the City shall
in all respects conform to the technical criteria for analysis and
design of street lighting as set forth in this Section. Plans shall
be submitted to the City Engineer for approval and shall include all
information as may be required or described hereinafter. Plans shall
be submitted concurrently with the street improvement plans.
B. Design Process. The illumination design process involves the selection
of proper lighting equipment and the establishment of the geometry
of the system in order to provide the most effective lighting system
to satisfy the system needs. The major steps of the design process
are outlined as follows:
1.
Existing Conditions. Determination of roadway and area classifications.
2.
Selection Of Illumination Levels. The recommended average intensity
of horizontal illumination shall be determined based on the roadway
and area classifications.
3.
System Characterization. Detailed calculations using selected
light source types and sizes, luminaire mounting heights and spacing
locations are employed in order to determine the average intensity
of horizontal illumination. Based on the selected equipment and geometrics,
an isocandle diagram or computer program equivalent is employed to
determine the minimum illumination level. The uniformity of illumination,
referred to as the uniformity ratio, is checked by comparing the ratio
of the average maintained illumination to the minimum maintained illumination
with the recommended criteria in order to determine optimal effectiveness
of the lighting system.
C. Classification. The classification of any roadway shall be the classification
listed on the master street plan of the City. For proposed roads not
appearing on the master street plan, the City Engineer shall determine
the roadway classification based on the proposed use. The area classification
of urbanized areas shall be generally defined as follows:
1.
Commercial. An area within the municipality where ordinarily
there are many pedestrians during business hours. This definition
applies to densely developed business areas outside, as well as within,
the central part of the municipality. The area contains land use which
attracts a relatively heavy volume of nighttime vehicular and/or pedestrian
traffic on a frequent basis.
2.
Intermediate. An area within the municipality often characterized
by moderately heavy nighttime pedestrian activity such as blocks with
libraries, community recreation centers, large apartment buildings,
industrial buildings or neighborhood retail stores.
3.
Residential. A residential development, or a mixture of residential
and small commercial establishments, characterized by a few pedestrians
at night. The definition includes single-family homes, town houses
and/or small apartment buildings.
D. Illumination Levels. All calculations shall conform to the standard
practice of the Illuminating Engineering Society of North America
and can be done manually, electronically or derived from tables and
data provided by the luminaire manufacturer. The street lighting design
shall satisfy the luminance (average and uniformity), veiling luminance
(ratio) and illuminance (average and uniformity) standards as set
forth in ANSI/IES RP-8 and shall be provided with the street lighting
plans.
E. Design Conditions. Maximum light spacing, consistent with good illumination
design, should be emphasized. Luminaire supports can be hazardous
roadside objects and the total number used in the design should be
minimized and/or strategically located. Supports should be placed
a minimum of three (3.0) feet from the back of curb to the center
of the support and breakaway pole bases are required for all collector
and arterial street installations.
1.
Determination of the light source, type, mounting height and
spacing shall conform to the requirements outlined below and based
upon the required illuminance levels when the luminaires are at their
lowest output which occurs just prior to lamp replacement and/or luminaire
washing. Calculations for illuminance levels shall include light loss
factors (LLF) which are based on the contribution of individual factors
such as lamp lumen depreciation, luminaire dirt depreciation, ambient
temperature, in-service voltage, ballast, lumen component depreciation,
physical surroundings and burnouts. The LLF for major-commercial,
major-intermediate, collector-commercial, collector-intermediate and
local-commercial roadway classifications shall be seventy-five hundredths
(0.75) of maximum. All others shall use a LLF of seventy hundredths
(0.70) maximum. The LLF shall be modified by information from the
equipment manufacturers for the specific luminaire type.
a.
Arterial Streets. Street lights shall be cobra-head style, cutoff
luminaires with flat glass, four hundred (400) watt HPS lamps and
removable power doors mounted on spun aluminum poles with a thirty-five-foot
or forty-foot mounting height.
b.
Collector Streets. Street lights shall be cobra-head style,
cutoff luminaires with flat glass, a two hundred fifty (250) watt
HPS lamps and removable power doors mounted on spun aluminum poles
with a thirty-foot mounting height.
c.
Local Residential Streets. Street lights shall be post-top style
luminaires with one hundred fifty (150) watt high pressure sodium
(HPS) lamps mounted on spun aluminum poles with a fourteen-foot mounting
height. Street lights shall be located:
(1) At intersections of local streets;
(2) At or near property lines;
(3) Equally spaced along cul-de-sacs longer than two
hundred (200) feet;
(4) At changes in alignment of sixty degrees (60°)
or more which are two hundred (200) feet or more from an intersection;
(5) With a maximum spacing of three hundred (300) feet;
(6) On the sidewalk side wherever possible.
2.
For collector or local streets a developer may, at their option, submit an alternative style luminaire of an equal or greater value from the KCP&L Approved Material Distribution list to the City Engineer for approval. If approved, the developer shall pay a fee equal to the cost difference between the alternative style fixture and the standard style fixture, defined as the collector street fixture in Subsection
(E)(1)(b) above, as indicated in the KCP&L Networks — MPS Municipal Street Lighting — Rate Schedule, as may be amended from time to time, for a period of ten (10) years. Said fee shall be added to and paid according to the requirements of the street dedication fee in Section
410.120 of the Code.
[Ord. No. 2017-2935 § 1, 10-24-2017]
3.
For collector or local streets a developer may, at their option,
submit an alternative style fixture and/or pole not listed in the
KCP&L Approved Material Distribution list to the City Engineer
for approval. If approved, the developer shall pay for all costs of
the fixtures, poles and other equipment and shall be responsible for
all installation. Installation requirements shall be identical to
those for standard poles and fixtures as outlined in this Article.
Developer shall also cause a perpetual maintenance agreement with
a homeowners' association or other organization acceptable to the
City to be established. Said agreement shall provide for all maintenance,
repair and replacement of lighting system to a standard equal to or
greater than that of City-maintained lighting. For the purposes of
this Article, "City standards" shall mean those maintenance standards
established by KCP&L for the maintenance and repair of City-maintained
lighting. Developer shall be responsible for all maintenance of light
system until such time as homeowners' association assumes full responsibility
for system.
[Ord. No. 2017-2935 § 1, 10-24-2017]
4.
There shall be no staggered spacing or randomly located staggered
street lights, as all designs shall be one (1) sided, opposite or
median spacing to meet the required lighting criteria.
5.
The following tolerances shall be applicable to the collector
and arterial classifications:
a.
No spacing shall differ from an adjacent spacing by more than
seven percent (7%);
b.
No individual spacing on a given block shall differ from the
average for that block by more than eight percent (8%); and
c.
The average spacing in any block shall not differ from the average
spacing on an adjacent block by more than five percent (5%).
6.
As stated in ANSI/IES RP-8, the design of intersection lighting
levels shall be based on the sum of the minimal values recommended
for each roadway that forms the intersection. Furthermore, traffic
conflict areas may require special consideration.
F. Electrical Design. The electrical system shall comply with the standards
as listed in the American National Standard Practice for Roadway Lighting,
the National Electrical Code (NEC) and the National Electrical Safety
Code (NESC).
1.
The operating voltage of all controllers shall be two hundred
forty (240) volt, single phase with the maximum voltage drop on each
branch circuit limited to five percent (5%) (twelve (12) volts). Voltage
drop calculations shall be provided with the street lighting plans.
All plans shall include a schematic diagram of the electrical system
with circuit leading, breakers and fusing.
2.
The location of proposed control centers shall include the proper
setback (five (5) feet minimum from back of curb) in a desired location
with respect to circuit usage, location of power source and house
frontages. The photocell at the controller shall face north or east.
A pull box (size — twelve (12) inches by eighteen (18) inches
minimum) shall be installed next to the controller with two (2) two-inch
conduits running into the controller. The designer shall also coordinate
the availability of power and service entrance design with the appropriate
utility agency. All service pedestals and enclosures shall be in accordance
with utility standards.
3.
The locations of pull boxes shall include the proper setback
(two (2) feet minimum from back of curb) and shall be placed on both
sides of street conduits crossings. Pull box size will vary depending
on the number of entering/exiting cables with one (1) entering/one
(1) exiting cable, use a twelve-inch by twelve-inch box and with more
entering/exiting cables, use a twelve-inch by eighteen-inch box.
4.
All distribution cable will be placed in two-inch PVC (Schd.
40) conduit or preassembled cable-in-duct.
G. Parking Lot And Building (Exterior) Lighting. Proposed lighting for
parking lots and buildings (exterior) within the City shall in all
respects conform to the technical criteria for analysis and design
of lighting as set forth in this Section. The lighting shall meet
the functional and security needs for the development without adversely
impacting the adjacent properties.
1.
The designer is encouraged to provide a hierarchy of lighting
effects such as bollards (three (3) to four (4) feet high), intermediate-height
pedestrian lights (ten (10) to fifteen (15) feet high) and parking
lot/driveway lights (up to twenty-five (25) feet high) that enhance
the driver and pedestrian orientation of the site.
a.
Building-mounted light fixtures should be for aesthetic and
safety purposes and must direct light upward or downward to highlight
architectural features and create visual interest. Wall-pack lights
or other lighting that shine outward toward adjoining properties or
street right-of-way is prohibited.
b.
Parking lot illumination must be accomplished with individual
light poles and fixtures.
c.
Building-mounted fixtures are not permitted as a method of parking
lot illumination.
d.
The style of lighting should reflect the architectural character
of the area.
e.
The light poles and fixtures should be of the same style, height,
color and lighting intensity throughout the development. Varying styles
of fixtures may be permitted if it is demonstrated that the styles
contribute to an overall theme for the area.
f.
The maximum pole height in any development shall be twenty-five
(25) feet. The maximum height of any concrete base shall be two (2)
feet six (6) inches from finished grade.
g.
Light fixtures shall be non-adjustable horizontally-mounted
fixtures with less than ninety degrees (90°) luminaire cutoff.
Fixtures that project light or glare toward adjoining properties or
street right-of-way are prohibited.
h.
The maintained average illuminance for all parking lots should
be from one (1.0) to two (2) foot-candles (eleven (11) to twenty-two
(22) lux), with a maximum of four (4) footcandles (forty-three (43)
lux) unless otherwise approved by the Planning Commission. Pedestrian
areas and pedestrian-vehicle conflict areas within parking lots should
have an average illuminance of two (2.0) foot-candles (twenty-two
(22) lux). The maximum illuminance level at an adjacent property line
is one-half (0.5) foot-candles (five and one-half (5.5) lux) measured
five (5) feet above grade.
i.
Shielding shall be provided to avoid light trespass and glare.
2.
Properties visible from an arterial roadway and areas adjacent
to residential or other site sensitive locations shall be required
to submit a point-by-point photometric plan to show compliance with
the lighting standards.