§ 406.020. Transportation Networks, Blocks, Street Types, Lots., Chapter 406. Subdivision Design and Improvements, Unified Development Code, Code of Ordinances, Blue Springs

Intent. It is the intent of this Section to:

Prioritize planning street networks and designing street types as an important part of the civic infrastructure of the community.

Recognize rights-of-way as the most prominent part of the public realm and the design of streets as a key determinant of community character.

Value the design, function, appropriate application of different types of streets in creating places and supporting development, rather than solely moving cars.

Provide for efficient and safe movement of all potential users of the streets, including pedestrians, bicycles, automobiles, and trucks or transit.

Plan street networks that allow the design of streets to transition along their length to best support anticipated and adjacent land uses, building types and development patterns.

Improve access to places, blocks and lots with multiple connections by different routes and different modes of transportation.

Implement the City's Comprehensive Plan, and specifically the Transportation Plan and Livable Streets Policy with balanced designs, so the interests of a single mode of transportation do not unnecessarily compromise other modes of transportation.

Ensure the proper arrangement of blocks and lots within the structure of the transportation network and civic space systems.

Create buildable lots based on required zoning and setback standards, topography and other context.

10.

Layout a pattern of lots and blocks that considers the proper function for drainage, topography, lot access, and efficient utility service.

Network Layout.

Generally. Arterial, collector and local streets shall generally be laid out according to the policies of the Comprehensive Plan and Major Street Plan, Chapter 360, and specifically any specific plans created under the guidance of those plans. Network specific design details are provided in the Public Works Design and Construction Manual.

External Connections. Streets shall provide for the continuation of streets in adjacent subdivisions and to future growth areas at intervals that meet these standards, unless such continuation is considered unnecessary by the City Council based on generally accepted sound planning principles applied to that particular context. Where street connections to adjacent areas are to be provided for future use of those areas, they shall be constructed to the subdivision boundary or to a point as close as practicable to said boundaries and terminated with a barrier meeting MUTCD requirements.

Editor's Note: "MUTCD" refers to the Manual on Uniform Traffic Control Devices.

Off-Sets. Slight jogs in continuous streets at points of intersection with other streets shall not be permitted unless due to topography. Where offsets cannot be avoided, a minimum distance of one hundred twenty-five (125) feet shall be established between center lines of the intersecting streets.

Marginal Access Streets. Where marginal access streets are required, the owner shall be responsible for improving said marginal access streets according to City standards and shall dedicate, after construction, such streets and rights-of-way to the City of Blue Springs. A landscaped strip at least twenty (20) feet wide shall be provided between a marginal access street and the adjacent street. If such strip is dedicated to the City and accepted, the City shall be responsible for maintenance thereof. If it is not dedicated and accepted by the City, the POA shall be responsible for maintenance of same.

Editor's Note: "POA" refers to a Property Owner's Association.

Special Treatment Along Major Streets. When a subdivision abuts or contains an existing or proposed arterial or collector street, the City Council, upon the recommendation of the Planning Commission, may require marginal access streets, reverse frontage with a non-access reservation containing the landscape buffer required by Section 407.040(D) along the rear property line, or such other treatment as might be necessary for adequate protection of residential properties, to afford separation of through and local traffic, and to retain the traffic carrying capacity of the major street system. All such improvements shall be subject to the approval of the Director of Public Works and the City Council.

Details for the following list of items are covered in the Public Works Design and Construction Manual and design and construction shall meet or exceed the standards and requirements contained in such manual:

Cul-de-sac streets.

Terminus of roads other than culs-de-sac.

Alternate connections.

Intersections.

Marginal access streets.

Other required streets.

Special treatment along major streets.

Streetlighting.

Block Arrangement.

Generally. All blocks shall be arranged to have two tiers of lots, each fronting on a public street. Double-frontage lots are generally prohibited, except that blocks platted along intervening natural features or parts of the civic space systems, regional transportation routes or limited access roads may have lots that back to these features provided there is an adequate buffer provided according to Section 407.040(D). Residential lots shall generally not front on a Standard Arterial or Standard Collector street types.

Blocks And Connectivity. Streets shall be laid out to provide a network of blocks and streets based on the context and development pattern. Table 407.020-1 establishes the basic block structure for different place types in the Comprehensive Plan:

Table 406.020-1: Block Arrangement
	Neighborhoods (Low Density)	Neighborhoods (Mixed, Moderate, Or High Density)	Neighborhood Centers, Gathering Places, Business Hubs, And Downtown	Distinct Destinations	Corridor Reinvestment, Future Growth
Block Length	500 feet minimum 1,320 feet maximum	300 feet minimum 800 feet maximum	250 feet minimum 600 feet maximum	250 feet minimum 1000 feet maximum	Dependent on specific context and development plans
Area	5 to 10 acres	3.5 to 7 acres	2 to 5 acres	2 to 8 acres	Dependent on specific context and development plans

Exceptions. The following are exceptions to the block and connectivity standards:

Natural Features And Civic Spaces. Blocks or parcels abutting or containing important natural features, topographical constraints or otherwise creating parts of the civic space system may be larger, provided the proposed street layout preserves these features and integrates them into the overall structure of the community.

Regional Transportation Routes. Blocks or parcels abutting intervening regional transportation routes such as highways or rail rights-of-way may be larger, provided that street layouts and development patterns achieve local connectivity in all other ways possible.

Rural Parcels. Tracts divided into larger or rural lots may be more than ten (10) acres, provided development is arranged to allow future streets in compliance with these regulations, and a logical pattern of resubdivision can occur with minimal disruption of buildings, utilities, and other structures.

Oversized Parcels. Where oversized parcels are platted for special land uses or development projects that involve large-scale buildings and patterns, such as campuses, large-scale commercial areas, platted blocks may be larger, provided internal access streets mimic the block structure and urban design amenity of these standards, and create logical extensions and connectivity to the public streetscapes.

Street Design.

Design Types. Streets shall be designed to reinforce the character of the area and anticipated development pattern and land use based upon the place types of the Comprehensive Plan. Each functional classification may use the following street types so that urban design features and cross sections better support the development context and character of the area. Standards and guidelines for rights-of-way widths, cross-section designs and application of street types are found in the Public Works Design and Construction Manual and the design and construction shall meet the standards set out therein.

Table 407.020-2: Functional Class/Design Types
Functional Class Design	Natural (NT)	Standard (S)	Activity (A)	Neighborhood (NH)
Arterial (A)
Collector (C) (minor or major)
Local (L)

Neighborhood Street. The Neighborhood street design type is appropriate where an improve neighborhood design amenity, increased walkability, or a more compact and mixed-density residential pattern is desired. It is characterized by large street trees, sidewalks, narrow lanes, occasional on-street parking and slow vehicle speeds.

Natural Street. The Natural street design type is appropriate for areas where any natural features exist and are emphasized as an urban design amenity, and particularly to implement the Image Streets or LINC System on the City Image Framework of the Comprehensive Plan. It is characterized by narrower roadways with slow to moderate speeds and larger, informal and natural landscape edges.

Activity Street. The activity street design type is appropriate for areas where a high degree of pedestrian activity is desired and particularly to implement the Pedestrian Priority Areas in the Connections Framework of the Comprehensive Plan. It is characterized by narrow lanes, slow speeds, on-street parking, and a large, well designed pedestrian amenity zone to support businesses and economic activity along these blocks.

Street Dimensions. In creating specific street sections for platting streets, the following specifications and guidance shall be used:

The Public Works Design and Construction Manual Street Types.

The Comprehensive Plan Street Types, and any application of those types through specific plans.

The City of Blue Springs Livable Streets Policy and Livable Street Design Guide in the Comprehensive Plan.

National Association of City Transportation Officials Street Design Guide.

Institute for Transportation Engineers, Designing Walkable Urban Thoroughfares: A Context Sensitive Approach.

Kansas City Metropolitan Chapter of the American Public Works Association Standard Specifications and Design Criteria, Section 5200.

General Street Planning Standards.

Streets. All streets shall be designed to provide adequate facilities for surface drainage. Drainage facilities shall comply with the provisions of the Public Works Design and Construction Manual and the design and construction shall meet the standards and requirements set out therein.

Half-Street Improvements. Half-street improvements are required when a subdivision abuts an existing street and where unusual circumstances make them essential to the reasonable development of a tract in conformance with this Chapter.

Decorative Islands.

(1)

Decorative islands, when specifically approved by the City Council, islands to be used for landscaping, statuary or other decorative purposes may be constructed by an owner in the center of a cul-de-sac or other roadway pavement section. Decorative islands shall not be approved if it is possible that their installation would in any way impede traffic or create unsafe conditions, as determined by the Director of Public Works.

(2)

If decorative islands are approved, the owner shall, as a condition of such approval, assign full responsibility for maintenance of such islands to the Property Owners' Association created by the owner for the subdivision. Provisions of the Property Owners' Association articles of agreement related to such maintenance shall be reviewed and approved by the City Council before approval of the final plat.

Private Streets: Private streets are generally unacceptable in subdivisions in which any of the streets are dedicated to the public. Exceptions will be considered in commercial and industrial subdivisions, mobile home parks and planned unit developments if:

(1)

They are constructed to standards of the City of Blue Springs Design and Construction Manual;

(2)

A Property Owners' Association shall be formed to maintain any private street with covenants in place to assure that the City may tax bill or place a lien on all lots if it becomes necessary to enter and repair or maintain such private streets in a sufficient condition to allow utility, City-owned and emergency vehicles to enter and navigate safely;

(3)

A covenant is placed on all lots that requires a notice in any and all sales contracts of any lot or portion thereof or other interest in real estate other than a lease that the property owners are responsible for the maintenance of the streets in the subdivision; and

(4)

An ingress egress easement is deeded to the City to allow for entry for utility providers, code enforcement officials, emergency responders, ambulance, police and fire purposes.

Street Names And Signs. Street names shall not duplicate names of any existing street in Blue Springs and adjacent communities except where a new street is a continuation of an existing street. Street names that are spelled differently but sound the same shall be avoided. Generally no street should change direction by more than ninety degrees (90°) without a change in street name. The street name pattern previously adopted by Blue Springs shall be continued except as approved by the Community Development Director. Reflective street signs, meeting the requirements of the MUTCD. Reflective street signs, approved by the Director of Public Works, will be provided and installed by the City at all street intersections at the owner's expense.

Abutting Streets.

(1)

Arterials/Thoroughfare. Where a subdivision or development borders an existing or proposed arterial street, but does not utilize the arterial street for direct access to individual lots, the subdivider or owner shall be required to provide sufficient right-of-way for its future widening or construction.

Where a development proposes to access one (1) or more individual lots from an arterial which it borders, the subdivider or owner shall be responsible for any additional improvements as deemed necessary to maintain the present level of service and provide for the safe and efficient movement of traffic.

(2)

Non-Arterials. Where a subdivision or development borders an existing or proposed road, other than an arterial, or where there are plans to realign or widen a road that would require use of some of the land in a subdivision, the applicant shall be required to dedicate the additional right-of-way required to widen or realign such roads. The applicant shall also be required to construct the equivalent of one-half (1/2) of a local street and appurtenances. In lieu of the construction required above, the City Council may at a minimum require the applicant to deposit in escrow an equivalent amount of cash.

Design For Persons With Disabilities. Access ramps for disabled persons shall be installed whenever new curbing or sidewalks are constructed or reconstructed in the City of Blue Springs. New sidewalk ramps shall comply with the requirements of the Americans with Disabilities Act (ADA) and Public Right-of-Way Accessibility Guidelines (PROWAG) standards and be subject to review and approval by the Director of Public Works. These standards shall apply to any City street or connecting street for which curbs and sidewalks are required by this Chapter or on which curb and sidewalk have been prescribed by the City Council. Sidewalk layout plans for all public and private access ways, and for all internal access and circulation requirements of Section 407.020 shall be prepared by a professional engineer and submitted with construction plan to demonstrate compliance with all applicable ADA requirements. The intent of the sidewalk layout plan is to ensure the grading for sites/lots integrates with the sidewalk, enough right of way is reserved to facilitate construction meeting ADA standards, pedestrian facilities on and along sidewalks are accessible, ADA compliant cross slopes are carried across proposed streets, driveways, and entrances, and fixed objects do not protrude into pedestrian travel routes. Items to include in this plan are:

(1)

Sidewalk widths.

(2)

Sidewalk running slope and cross slope.

(3)

Slopes adjacent to the sidewalk.

(4)

Curb ramp width, length, slope, and associated elevation callouts.

(5)

Detectable warning tile locations.

(6)

Gutter to curb ramp transitions, slope, and elevations.

(7)

Location, dimension, slopes, and elevations of level landing pads.

(8)

Right of way requirements at intersections and ramps allowing for construction of curb ramps and/or pedestrian traffic signal components.

(9)

Pedestrian facility locations including traffic signal actuating buttons and other pedestrian elements.

(10)

Temporary facilities provided for existing public sidewalks that are blocked during construction.

Editor's Note: See 42 U.S.C. § 12101 et seq.

Streetlighting. All new subdivisions require street improvements shall provide a metal poles and a metal cobra head type light as defined in the City of Blue Springs Design and Construction Manual.

Lot Arrangement.

Generally. All lots that result in buildable lots shall consider the following:

Zoning district requirements for the existing or proposed zoning district.

Access standards and limitations based on the specific street type at the lot frontage.

Easements required to provide all services to the lot.

Topography or other natural features or constraints of the specific property.

Lot Lines. Side lot lines shall be generally perpendicular to the right of way lines or radial to curved streets. Following completion of streets in a development, a recognizable mark, acceptable to the Director of Public Works, shall be cut in the back face of curbing to show the intersection point of all side lot lines extended to said streets. Such marks shall be in evidence when the street is inspected for final acceptance by the City.

Lot Access. Lot access shall be limited by the specific street type, and the access guidance provided for each street. Access for any street may be further modified by any specific access management study. Where access is limited by these standards and guidelines, alternative access through shared drives, internal access lanes, or alleys shall be considered.

Corner Visibility. On corner lots, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to materially impede vision between a height of two (2) feet and eight (8) feet above the curb grade within the triangular area formed by an imaginary line that follows the street pavement edges and a line connecting them twenty-five (25) feet from the point of intersection. This sight triangle standard may be increased, by the City Engineer, when deemed necessary for traffic safety.

[Ord. No. 4625 § 8, 11-21-2016]

Street Construction Specifications.

Approval Of Grades. Final calculated street profiles will be required in submittal of construction plans required after approval of the Preliminary Plat.

Details for the following list of items are covered in the Public Works Design and Construction Manual and the design and construction shall meet the standards and requirements set out therein:

Maximum and minimum grades.

Compaction requirements for cut and fill areas.

Approval of subgrade.

Sewer and water work before base construction.

Sidewalk design and construction.

Asphaltic concrete streets.

Storm sewers and inlets.

Temporary turnarounds.

Streetlights.

Exceptions For Existing Improvements.

Where the proposed subdivision is a resubdivision or concerns an area presently having any or all required improvements as previously set out, and where such improvements meet the requirements of this Chapter and are in good condition as determined by the City Council upon its consideration of the opinion of the Director of Public Works, no further provision need be made by the subdivider or owner to duplicate such improvements. However, where such existing improvements do not meet said requirements as determined by the City Council upon its consideration of the opinion of the Director of Public Works, the subdivider or owner shall provide for the repair, correction, or replacement of such improvements so that all final improvements will then meet or exceed said requirements as determined by the City Council upon its consideration of the opinion of the Director of Public Works.

Where the proposed subdivision is a resubdivision or concerns an area presently abutting or continuing any existing public street of less than the minimum required right-of-way width or roadway width, land shall be dedicated so as to provide a minimum street right-of-way width established by this Development Code or by the policy of the City Council; and the subdivider or owner of such proposed subdivision shall provide additional roadway pavement meeting the minimum standards set by this Development Code and the City Council. The City Council shall determine what adjustment to make where the aforesaid widening merges with existing streets which are of smaller width at the boundary of such proposed subdivision. The City Council may reduce the minimum roadway system in the proposed subdivision if the extension of such roadway is already improved at each end of such roadway in the subdivision and the roadway in the proposed subdivision is two (2) blocks or less in length.