City of Fenton, MO
St. Louis County
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Table of Contents
Table of Contents
Editor's Note — Ordinance no. 3001 §1, adopted December 23, 2008, repealed title IV in its entirety. See editor's note at beginning of title IV.
480a Chart 3 PI Factor in Cubic Feet per Second per Acre

Section 480.010 Subdivision Provisions — in General.

[Ord. No. 3001 §1, 12-23-2008]
A. 
General. This intent of the subdivision provisions is to provide regulations and standards to guide the subdivision of land within corporate limits of the City of Fenton. The purpose for the regulations is to:
1. 
Promote the public health, safety, convenience and general welfare of the City;
2. 
Establishing accurate records of land subdivisions;
3. 
In general to facilitate the orderly coordinated, efficient and economic development of the City.
B. 
Exceptions. These regulations shall apply to any subdivision of land as defined herein located within the City corporate limits. Although considered subdivisions, the following are exempt from the provisions of this Section and may be approved by the City:
1. 
Combining existing lots where:
a. 
The total number of lots is not increased;
b. 
The resultant lots conform to all applicable regulations;
c. 
That combining lots does not require the establishment of any streets;
d. 
Cause any hardship toward future development according to this Code.
2. 
Dividing land into parcels of ten (10) acres or more where no new street or access easement is created.
C. 
Civil Liability Of City. Nothing contained in or omitted from these regulations shall be construed as a basis for imposing civil liability upon the City, its officers or employees. In addition, the City, its officers and employees shall not be liable for any injury, damage, loss or death arising from or related to any act performed pursuant to these regulations, including, but not limited to, inspections, certifications, approvals and acceptances; the omission to perform any such act; or the adherence to or failure to adhere to any standard or requirement set forth in these regulations.
D. 
No building or other structure shall be erected, constructed or reconstructed, enlarged, altered or repaired in such manner as to prolong the life of the building, nor shall the uses of any land be changed without first obtaining a permit issued by such officer or official, except that no permit shall be required for ordinary repairs on conforming use structures. Such permits shall be issued only when the request thereof is in conformity with the subdivision regulations; after the applicant has secured a subdivision permit from the Fenton Board of Aldermen.

Section 480.020 Subdivision Procedures For Application and Variances.

[Ord. No. 3001 §1, 12-23-2008]
A. 
General.
1. 
Application. The Commission must take action on a plat within sixty (60) days after submission of a complete application. No action shall be taken on any subdivision preliminary plat by the Commission without an informational hearing. If the Commission does not act within the sixty (60) days after submission of a complete application, the plat is deemed approved by the Commission.
2. 
Conditions for approval. The Commission or the Board of Aldermen may impose any reasonable conditions on approval of the subdivision that it deems necessary as long as such conditions are consistent with this Code. All conditions must be listed on the final plat and meet prior to the signing of the final plat by the Chairman of the Commission.
3. 
Variances.
a. 
General. The Commission may grant a variance from these regulations when it finds that strict compliance would impose excessive hardship and practical difficulty. Such a variance shall not have the effect of nullifying the intent and purpose of these regulations and shall be based upon evidence that:
(1) 
Granting of the variance will not be detrimental to the public health, safety or welfare;
(2) 
The request for the variance is based on particular conditions of size, shape or topography of the property which are not generally applicable to other property;
(3) 
Strict compliance would impose a particular hardship and not a mere inconvenience;
(4) 
The variance will not violate the provisions of any other ordinance;
(5) 
The request is not solely to alleviate a financial hardship;
(6) 
The compliance hardship must be presented clearly by the petitioner; and the responsibility to prove the hardship shall be that of the petitioner to the complete understanding of the Commission.
b. 
Conditions. In granting a variance, the Commission may impose any conditions it deems appropriate in compliance with this Code.
c. 
Procedures. A variance may be requested by submitting a completed application including a full explanation of the grounds for the request. An informational hearing on the request must be held, notice of which must be made in accordance with Section 480.060, Subsection (D)(2).
B. 
Appeals. Any party who is adversely affected by a decision of the Commission may appeal to the Board by submitting a letter to the City within ten (10) days from the date of the decision. The letter must clearly request such an appeal, state the relief sought by the appeal and list the grounds on which the appeal is based. The Board may affirm, modify or reverse the decision of the Commission.
C. 
Enforcement.
1. 
General. No lot which is to be created by a proposed subdivision may be conveyed until such subdivision plat has been approved in accordance with these regulations, signed by appropriate City Officials and recorded with the St. Louis County Department of Revenue, Recorder of Deeds.
2. 
Subdivision by deed. The subdivision of land by deed shall not be permitted; such proposed subdivision must conform to the provisions of these regulations.
3. 
Building permits. No building permit shall be issued for any structure to be built on a lot subdivided or sold in violation of these regulations.
4. 
Enforcement officer. The Director or his designee shall be responsible for the enforcement of the regulations.
D. 
Violations And Penalties. The owner or agent of the owner of any land who transfers, sells or conveys such land by reference to, exhibition of or other use of a plat of such proposed subdivision before such plat has been approved in accordance with these regulations and recorded with the St. Louis County Department of Revenue, Recorder of Deeds shall be guilty of a misdemeanor and, upon conviction, punished as set out in Section 100.060 of this Code. Each day that any violation of any provision of these regulations shall continue and shall constitute a separate offense. The inclusion of a metes and bounds description in the instrument of transfer or sale shall not exempt the transaction from these penalties. The City may enjoin or invalidate any transaction or agreement involving the conveyance of any lot not approved in conformance with these regulations.

Section 480.030 Inspection of Subdivisions During Construction, Permits and Fees.

[Ord. No. 3001 §1, 12-23-2008]
A. 
Inspections. Periodical inspections by the Community Development Department shall be made of the subdivision areas during the progress of construction. In the case of private streets in a subdivision, the Director or his designee shall make his inspections as aforesaid as the official representative of the City and shall promptly report all defects and substandard work or materials to the Commission. A registered professional engineer shall prepare specifications on behalf of the owner/developer for each subdivision and the improvements therein in accordance with the requirements of the City of Fenton.
B. 
The explicit purpose for review and inspection fees are to reimburse the City of Fenton for costs incurred during the review and inspection process. Deposits exceeding costs incurred by the inspection process may be refunded to the developer with an itemized list of those incurred expenses for which funds have been withheld.
C. 
Permits.
1. 
No construction shall commence without first obtaining a subdivision construction permit from the Commission and without first giving forty-eight (48) hours' notice of the work proposed to be done. The cost of such permit shall be one percent (1%) of the estimated cost of such improvements, including paving, storm sewers and sanitary sewers and sewage disposal plants, and such other improvements as may be provided or required; and if the persons applying for such construction permits have paid the subdivision permit fees as above required, the amount thereof shall be credited on the cost of the construction permit.
2. 
In addition to all fees provided for herein, the owner/developer of the subdivision shall pay for and arrange for additional inspections as may be required by the Director and other regulations of the City of Fenton.

Section 480.040 Minor Residential Subdivision Approval Procedure.

[Ord. No. 3001 §1, 12-23-2008]
A. 
Criteria. The criteria for a minor residential subdivision shall be any residential subdivision containing not more than four (4) lots fronting on an existing road and not:
1. 
Involving the creation of a new street or access easements;
2. 
The extension of municipal facilities;
3. 
The creation of any public improvements;
4. 
Adversely affecting the remainder of the parcel or adjoining property;
5. 
In conflict with the Comprehensive Plan, Official Map, Zoning Ordinance or these regulations;
6. 
Requiring any variance.
B. 
The Director may waive without a variance request the requirements of submission of all other plans except the final plat to be approved and recorded. However, the pertinent data required by the Director shall be submitted for their review. Should the Director choose to not waive the requirement or plans, Section 480.050 should be followed.

Section 480.050 Criteria For Major Subdivision Approval.

[Ord. No. 3001 §1, 12-23-2008]
A. 
Criteria. A major subdivision of any land, which is not classified as a "minor" subdivision, shall meet any one (1) of the following criteria:
1. 
Having more than four (4) lots;
2. 
Involving the creation of a new street or road;
3. 
Involving the extension of municipal facilities;
4. 
Adversely affecting the remainder of the parcel or adjoining property; and
5. 
Conflicting with the Comprehensive Plan, Official Zoning Map, Zoning Ordinance or this Code.

Section 480.060 Subdivision Required Plans and Plat Details.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3104 §1, 2-25-2010; Ord. No. 3181 §1, 4-28-2011]
A. 
General Requirements.
1. 
Each plat must be prepared, signed and sealed by a registered professional engineer or registered land surveyor licensed in the State of Missouri whose name, address and telephone number shall appear on the plat. Sheets must not be larger than twenty-four by thirty-six (24 x 36) inches and must be numbered sequentially.
2. 
The Fenton Board of Aldermen shall approve all subdivisions of land. Such proposed subdivisions shall be first submitted to the Planning and Zoning Commission of the City of Fenton for its recommendations. The Director and Zoning Code Enforcement Officer shall enforce the provisions of the Zoning Code through issuance of building and occupancy permits and field inspections to assure conformance with the provisions of the Zoning Code.
B. 
Sketch Plan.
1. 
The name, address and telephone number of the applicant and the property owner if different.
2. 
Names of owners of all property adjoining the subject tract.
3. 
The locator number, zoning, acreage, graphic scale (no less than one (1) inch equals two hundred (200) feet), north arrow, location map (of adequate size) and date.
4. 
The name, address, seal and signature of the preparer of the plat.
5. 
Location and length of existing and proposed lot lines and the number of proposed lots.
6. 
Existing and proposed streets, roads and easements within and adjacent to the subject property including right-of-way widths.
7. 
Contours at five (5) foot intervals.
8. 
The location of all watercourses including lakes and ponds within two hundred (200) feet, including the 100-year floodplain and the floodway where applicable.
9. 
The location of existing and proposed water lines, sanitary sewer lines and storm drainage lines and structures.
C. 
Application Procedures.
1. 
Three (3) copies of the sketch plan must be submitted including the details and supporting information listed in Section 480.060, Subsection (B) Sketch Plan.
2. 
The Director shall review the sketch plan and provide written comments to the applicant within twenty (20) working days of submission of an acceptable application and supporting information. If the applicant submits a revised plat in response to the comments, the review process shall be repeated.
3. 
After the Director approves the sketch plan, he/she shall send the applicant a letter verifying such approval. The letter must be issued prior to submission of a preliminary plat.
D. 
Preliminary Plat Requirements.
1. 
Application procedures.
a. 
An application shall be submitted on the approved forms provided by the City.
b. 
The application fee shall be in accordance with the fee schedule in Addendum A.
c. 
Copies of the proposed plat in the quantities required shall be submitted including the details and supporting information listed in Section 480.060, Subsection (E).
d. 
Revised plats shall be submitted by the deadline established by the Planning and Zoning Commission.
2. 
Public hearing.
a. 
The Planning and Zoning Commission shall hold an informational hearing on the plats. The applicant shall be notified of the time and place of the hearing by a letter sent no fewer than five (5) days before the scheduled date.
b. 
Fifteen (15) days' notice of the time and place of the hearing shall be published in at least one (1) newspaper having general circulation within the municipality. In addition, the City will be responsible for notifying all owners of property within three hundred (300) feet of the subject property by mail of the application and hearing date. Said notice shall be postmarked at least five (5) days prior to the scheduled public hearing. In the event the petitioner seeks more than one (1) continuance of any published or notified hearing, the petitioner shall be responsible for reimbursement of any re-publication and/or mailing notification costs prior to any action by the Planning and Zoning Commission.
c. 
In addition to the above, the Director shall cause a sign or signs, not less than two (2) feet high by three (3) feet wide, to be placed on all parcels of land on which an application for a subdivision has been filed with the Planning and Zoning Commission.
(1) 
Sign or signs shall be placed on such parcels of land at a point nearest to the right-of-way of any street or roadway abutting such parcel and so as to be clearly visible to the traveled portion of such street or roadway. The Director shall determine the number of additional signs to be placed that may be necessary to carry out the intent of this Code.
(2) 
All signs shall have letters not less than two and one-half (2 1/2) inches in height and not less than three-eighths (3/8) inch in width with the following: "PUBLIC HEARING."
[Ord. No. 3410 §4, 4-24-2014]
(3) 
The Director may provide for such additional information to be placed on any such sign which would serve to fully inform the public as to the nature of subdivision pending before the Planning and Zoning Commission.
(4) 
Any person or persons, firm, association or corporation who shall remove, mar, scratch, obliterate or in any manner deface, hide from view or tamper with any such sign or signs shall be deemed guilty of a misdemeanor and, upon conviction, shall be punished as set out in Section 100.060 of this Code.
d. 
The Director shall write a recommendation to the Planning and Zoning Commission based upon the review of the preliminary plans. The Planning and Zoning Commission shall report to the Board of Aldermen its decision including any conditions of approval or reasons for denial. The Board of Aldermen may uphold or reverse the decision of the Planning and Zoning Commission. The applicant shall provide copies of approved preliminary plats as requested by the Director incorporating any required changes so that they may be signed by the Chairman; one (1) copy shall be returned to the petitioner. Such plats shall state that the approval is not final and that the plat is not to be recorded. The Chairman shall include the expiration date on the plat.
3. 
Effect of approval.
a. 
Preliminary approval shall be effective for one (1) year during which time the plat shall not be affected by any changes in these regulations or the zoning ordinance. If final approval has not been obtained during this period, preliminary approval shall again be required, subject to any new ordinance or physical change in the development area.
b. 
Preliminary approval does not constitute acceptance of roads or other land or facilities to be dedicated.
c. 
Construction of improvements may begin in accordance with the preliminary plat subject to the following:
(1) 
If the owner/developer desires to build any display homes prior to approval of the final plat, the location and the number of units must be shown on the preliminary plat.
(2) 
No site improvement other than construction of display homes may occur prior to the final approval of the improvement plans.
(3) 
Any minor changes required during the course of construction shall be reviewed by the Director. All substantial changes that effect lot configuration must be submitted and approved by the Commission.
(4) 
All improvements shall be subject to the inspection and final approval of the Director.
(5) 
The City shall be notified in writing five (5) days before any construction begins.
(6) 
The Director shall be notified forty-eight (48) hours prior to any type of blasting, provided all permits for handling of an explosive agent is reviewed and/or approved by the City and the State Fire Marshal.
4. 
Revocation of approval. The approval of a preliminary plat or extension thereof may be revoked after a public hearing by the Planning and Zoning Commission if there has been a major change in conditions involving the subdivision which would adversely affect the public health, safety or welfare or if the improvements approved are not built in accordance with plans. The applicant shall be notified of the time and place of the hearing by registered or certified mail sent not fewer than five (5) days before the scheduled date.
E. 
Preliminary Plat. A plat at a scale of one (1) inch equals fifty (50) feet submitted for preliminary approval shall include the same details required for sketch plans in addition to the following:
1. 
The name of the subdivision if within an existing subdivision.
2. 
The proposed name of the subdivision if not within a previously platted subdivision. The proposed name of any new subdivision shall not duplicate or closely approximate phonetically the name of any other subdivision within the City of Fenton.
3. 
The tract name if no subdivision name has been chosen.
4. 
A key map on the first (1st) sheet if the entire subdivision will not fit on one (1) sheet and match lines to facilitate the matching of separate sheets.
5. 
Municipal, County and school district boundaries within two hundred (200) feet.
6. 
If the applicant is not the owner, a statement consenting to the subdivision signed by the owner.
7. 
The location, size and purpose of any existing or proposed easement, right-of-way or land reserved or dedicated to public use.
8. 
The names, locations and widths of all existing or platted streets or other public ways within and immediately adjacent to the tract.
9. 
Existing covenants or restrictions.
10. 
The names of owners of adjoining property.
11. 
Tract boundary lines and lot lines with accurate dimensions, bearing or deflection angles, radii arcs and central angles of all curves.
12. 
The number of proposed lots shown on each sheet and the dwelling unit density and all applicable setback lines.
13. 
The use of any lot to be used for other than residential purposes.
14. 
Location and name of proposed streets. The maximum grade of all streets shall be shown on the drawings or verified on a written form.
15. 
Existing and proposed location of all storm and sanitary sewers within and immediately adjacent to the site.
16. 
Proposals for connection to an adequate public water supply and sanitary sewer systems or other means of providing water and sewage disposal.
17. 
Proposals for collecting and discharging surface water drainage including location of all detention facilities.
18. 
The number, size and type of trees to be planted in the subdivision.
19. 
All existing buildings within one hundred (100) feet of the property.
F. 
Improvement Plans. Construction plans at a scale of one (1) inch equals fifty (50) feet on sheets the same size as the plat with the following information:
1. 
Profiles of centerline elevations of existing and proposed roads; approximate radii of all curves, lengths of tangents and central angles of all streets;
2. 
Plans and profiles showing the locations and typical cross sections of street pavements including curbs and gutters, sidewalks, drainage easements, rights-of-way, fire hydrants, manholes and catch basins; the location, size and invert elevations of existing and proposed stormwater drains and sanitary sewers including connections to existing or proposed systems; and the location and size of water lines, gas lines or other underground utilities, detention basin location, size and hydraulic calculations and site distance calculations for all entrance and exit roads; and
3. 
A site grading, explosive removal and erosion control plan.
4. 
The above improvement plan shall be accompanied by appropriate hydraulic cut and fill calculations, soil report including depth of rock.
5. 
A soil report will be issued addressing soil conditions at the site and corrective measures to be implemented for development and roadway construction.
G. 
Final Plat.
1. 
Purpose. The final plat is to provide a final record of the subdivision and related improvements including all of the information on the approved preliminary plat such as streets, water lines and sanitary and storm sewers and incorporation of any subsequent changes approved by the City. Final plat approval may only be requested after either:
a. 
All improvements have been completed, or
b. 
A performance guarantee for any uncompleted improvements has been posted in conformance with the requirements set forth in Section 435.010.
2. 
Application procedures.
a. 
An application shall be submitted on the forms provided by the City by the deadline established by the Planning and Zoning Commission.
b. 
Any fee established in this Code must be paid.
c. 
Copies of the final plat conforming to the requirements of the preliminary plat shall be submitted in the quantities previously required. All minor changes, approved in writing by the Director, must be reported to the Planning and Zoning Commission. If the Director determines that the changes are substantive, the revised preliminary plans must be returned to the Planning and Zoning Commission for review and approval.
d. 
Final detailed plans and specifications shall be provided.
e. 
The following certifications shall be required:
(1) 
Statement from the City stating that all roads and other improvements have been properly installed and constructed in accordance to the approved plan;
(2) 
Statement from the St. Louis Metropolitan Sewer District stating that sewage disposal and stormwater systems have been properly installed; and
(3) 
Statement from the Secretary of the Planning and Zoning Commission stating that an adequate performance escrow according to this Code has been provided to ensure the completion of all uncompleted roads and other improvements.
H. 
Final Plat Requirements.
1. 
The final plat shall conform to the preliminary plat.
2. 
The Board of Aldermen shall have approval authority over final plats. If approved by the Board of Aldermen, the City will issue a letter to that effect. A notification of denial shall include an explanation of the reasons therefore or of additional information or changes required.
3. 
If no action is taken within sixty (60) days, the Board of Aldermen shall notify the applicant in writing the reason for the extended time to review such application.
4. 
Once final approval is granted, the applicant shall submit one (1) copy of the approved plat drawn in permanent black ink on mylar to the Community Development Department in addition to the three (3) paper copies requested. The plats shall be signed by the Chairman of the Planning and Zoning Commission. However, no plats shall be signed until all conditions of approval have been met. One (1) paper copy of the signed plat shall be returned to the applicant. The Planning and Zoning Commission shall maintain one (1) paper copy and associated documents on file. The mylar copy shall be filed with the City.
5. 
The applicant shall be responsible for recording the final plat with the St. Louis County D.R., R.D., within sixty (60) days after the signing of the plat and return a mylar along with two (2) paper copies of the recorded plat to the City. If any recorded plat is not filed within this period, the approval shall expire.
6. 
The recording of the final plat will permit only the conveyance of the approved lots. No building permit or certificate of occupancy shall be issued except in accordance with the provisions of Chapter 430.
7. 
The final plat shall be prepared by a registered engineer or land surveyor at scale of one (1) inch equals fifty (50) feet in any increments of ten (10) feet from an accurate survey on one (1) or more sheets whose maximum dimensions are thirty-six (36) by forty-two (42) inches. In certain unusual instances where the subdivided area is of unusual size or shape, the Planning Department may permit a variation in the scale or size of the final plat. If more than one (1) sheet is required, a key map on sheet No. 1 showing the entire subdivision at reduced scale shall be provided.
8. 
The final plat shall be executed by the owner and lien holder.
9. 
The final plat shall show and be accompanied by the following information:
a. 
North arrow and graphic scale.
b. 
The boundary lines within the outboundary lines of the subdivision with accurate distances and bearings; also all section, U.S. Survey and congressional township and range lines; and the boundary lines of municipalities, sewer and school districts and other legally established districts within and the name of or description of any of the same adjacent to or abutting on the subdivision.
c. 
The lines of all proposed streets and alleys with their widths and names.
d. 
An accurate delineation of any property offered for dedication to public use.
e. 
The angle of intersection of streets.
f. 
The boundary lines of all adjoining lands and the right-of-way lines of adjacent streets and alleys with their widths and names.
g. 
All lot lines and an identification system for all lots and blocks.
h. 
Building lines, including minimum side and rear setbacks on a typical lot and easements or rights-of-way provided for public or private use, services or utilities, with figures showing their dimensions and listing types of uses that are being provided.
i. 
All dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the subdivision, blocks, lots streets, alleys, easements, building lines and of any other areas for public or private use. The linear dimensions are to be expressed in feet and decimals of a foot.
j. 
All survey monuments, together with the descriptions.
k. 
Area in square feet for each lot or parcel on the plat or a supplemental sheet showing same.
l. 
Name of subdivision and description of property subdivided, showing its location and area.
m. 
Certification by a land surveyor who performs the property survey to the effect that the plat represents a survey made by him, and that the locations of all required survey monuments, installed or to be installed, are correctly shown thereon. The month and year during which the survey was made shall also be shown.
n. 
Private restrictions and trusteeships where required by the City and their periods of existence. Should such restrictions and trusteeships be of such length as to make the lettering of same on plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.
o. 
The subdivision name approved on the final plat shall constitute the subdivision's official name. When a subdivision name has been changed, all subsequent plats submitted for processing shall reference the original name, which should include names recorded on site development concept and section plans. Any other name used for advertising or sales purposes does not constitute an official revised name unless approved on a plat of record approved by the Board.
p. 
If the developer places restrictions on any land contained in the subdivision that is greater than those required by the zoning ordinance or this Chapter, such restrictions references thereto should be indicated on the plat.
q. 
Zoning district and zoning district boundary line when property is located in more than one (1) district.
r. 
Accurately note elevation referring to mean U.S.G.S. datum for permanent bench mark.
s. 
All remaining common ground is to be platted with the recording of the final lot, unit or phase of the development.
10. 
Prior to forwarding the final plat to the Board, the developer shall provide the Director with the following documents as they may be applicable:
a. 
Guarantee of installation of water mains from Missouri American Water Company.
b. 
Street lighting contract from AmerenUE. Submittal of contract is optional and is to be accepted in lieu of an increased value for escrow of actual construction costs.
c. 
Verification of street names and addresses from St. Louis County Department of Revenue, Revenue Technical Services Mapping Division.
d. 
Verification of location of fire hydrants and adequacy of water supply from applicable fire district.
e. 
Tax certificate or copy of paid tax bill from the office of the St. Louis County Collector of Revenue.
f. 
Any special study or engineering calculations required.
g. 
Letter from M.S.D. certifying connection fees have been paid.
h. 
Documentation from Corps of Engineers and/or other local, State or Federal agencies indicating all applicable permits have been obtained and notice submitted.

Section 480.070 Subdivision Improvements, Reservations and Design Standards.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3077 §1, 10-22-2009]
A. 
General. In the design of each subdivision, or portion thereof, the subdivider shall conform to the principles and standards of land subdivision that will encourage good development patterns as set out in this Code.
1. 
Plats overlapping municipal boundaries. If a plat overlaps municipal boundaries or extends outside the corporate limits, the Planning and Zoning Commission shall coordinate its review with that of the other jurisdiction. If access to the subdivision will be through another jurisdiction, the Planning and Zoning Commission must obtain confirmation from that jurisdiction that the access road to be used is public and is adequately improved or that a performance bond, escrow or other surety has been provided to assure the construction of the access road. Lot lines shall not overlap municipal boundaries.
2. 
Land unsuitable for development. Land not suited for development due to topographic or geologic features which will pose a threat to the health, safety or welfare of present or future residents shall not be subdivided unless adequate methods approved by the City's Engineer are found to eliminate the threat.
3. 
Soil protection. Topsoil should be preserved within each subdivision where possible.
4. 
Debris and waste. No timber, limbs, debris, rocks, stones, junk, rubbish or other waste materials of any kind shall be buried. Before a certificate of occupancy can be issued for a lot, all such materials must be removed from it and all adjacent lots. No such materials shall be left in any area of the subdivision at the time of expiration of the performance guarantee or dedication of the public improvements, whichever is sooner.
5. 
Fencing. Fencing is required for all hazardous conditions. Such fencing must be approved by the Director and/or the Fenton Fire Department. No certificate of occupancy shall be issued until the fencing has been installed and approved
6. 
Waterbodies, floodplains and watercourses.
a. 
If a tract being subdivided contains a lake/reservoir or portion thereof, the owner/developer shall submit a letter signed and sealed by a professional registered engineer that the lake/reservoir is safe and meets all rules and regulations of the Missouri Dam and Reservoir Safety and any other regulations governed by the Missouri Department of Natural Resources. If such regulations do not govern dam safety guidelines as issued by the Corps of Engineers shall be followed.
b. 
An association of property owners with the lake frontage must be created in conformity with State law to be responsible for maintenance of the lake and dam.
c. 
A drainage easement must be provided for any watercourse, stream channel or other drainageway; the easement must be wide enough to allow natural drainage, improvements to the channel or the installation of a storm sewer.
d. 
Any change in an existing drainageway must be approved by the Director.
e. 
In non-residential subdivisions, no more than ten percent (10%) of lots between ten thousand (10,000) and twenty thousand (20,000) square feet and twenty-five percent (25%) of lots greater than or equal to twenty thousand (20,000) square feet shall be located within the 100-year floodplain area. No part of any residential lots shall be located in the 100-year floodplain area. All low sill and base flood elevations shall be constructed at a minimum of two (2) feet above the 100-year floodplain.
f. 
The internal drainage system for the proposed subdivision shall not discharge water onto public or private land outside the proposed subdivision, except via natural or publicly dedicated drainage courses.
7. 
Easements.
a. 
A recorded easement shall be provided for each utility line and natural drainageway which does not fall within a dedicated right-of-way. All existing and proposed easements shall be shown on all plats. A clause shall be included in the deed of each affected lot reserving the easement.
b. 
The width of a utility easement shall be specified by the Director but in no case shall be less than a total of ten (10) feet. Said easement may include area on both sides of the adjoining properties.
c. 
The width of an easement for a stream or drainageway shall be specified by the Director.
d. 
Where possible, easements shall be centered on or adjacent to rear or side lot lines.
e. 
Where an easement is located on the side, front or interior of a lot, the Director may require an increase in the depth or width or such lot to allow for the easement.
f. 
All easements must have satisfactory access to an approved street.
g. 
Easements for cable TV installation shall be located at the rear setback of the lot or on the existing utility easements. The Director may approve other locations because of the grade or any other problem.
h. 
Minimum of fifteen (15) feet wide access easement shall be provided from the public or private road to the common grounds. This access easement shall not be included as part of any lot.
8. 
Survey monumentation.
a. 
A permanent bench mark shall be accessibly placed or established, the evaluation of which shall be referred to mean sea level and accurately noted on the record subdivision plat.
b. 
Prior to recording a new subdivision plat, the surveyor shall establish semi-permanent or confirm existing monuments at each and every exterior corner on the boundaries of the tract of land being subdivided.
c. 
The surveyor shall establish at least two (2) permanent monuments for each block granted. This requirement is waived when the survey does not create more than four (4) lots or parcels and new public or private streets, roads or access easements.
d. 
The permanent monuments required in this Subsection shall be set prior to the recording of the plat if they will not normally be moved or destroyed by construction within six (6) monuments will be moved or destroyed by construction, they must be installed upon completion of the construction but in any event within twelve (12) months after the plat has been recorded. The plat shall show all monuments to be set and note when they will be set.
e. 
The surveyor shall within twelve (12) months after recording the plat monument all lot corners in the subdivision with semi-permanent monuments. The front lot corners may be monumented by notches or cross cut in concrete paving on the prolongation of the lot line.
f. 
General requirement for permanent and semi-permanent monument. The surveyor shall select a type of monument providing a degree of permanency consistent with that of the adjacent terrain and physical features and as required by theses standards. All monuments shall be solid and free from movement. They shall be set in the ground at least to the depth of the minimum length given unless they are encased in concrete. With the exception of drill holes and cut crosses, the precise position of the corner shall be marked by a pit on a cap and the cap shall be inscribed with the registration number of the land surveyor in responsible charge or the corporate registration number or name of the company.
g. 
Permanent monuments shall be selected from the following:
(1) 
Concrete monuments consisting of reinforced concrete at least four (4) inches square or in diameter and no less than twenty-four (24) inches in length with its precise position marked by a point on a brass or aluminum cap not less than one and one-half (1½) inches in diameter;
(2) 
Commercial cast-iron or aluminum survey markers no less than twenty-four (24) inches in length. Non-ferrous markers shall have ceramic magnets attached to aid in recovery;
(3) 
Steel, coated steel or aluminum rod markers not less than five-eighths (5/8) inch in diameter iron pipe markers not less than three-quarter (¾) inch inside diameter and not less than twenty-four (24) inches in length. These monuments shall have a permanently attached cap of the same metal or of a dissimilar metal if the metals are insulated with a plastic insert to reduce corrosion. Non-ferrous rod markers shall have ceramic magnets attached to aid in recovery;
(4) 
Brass or aluminum disk not less than two (2) inches in diameter, countersunk and well cemented in a drill hole in either solid rock or concrete. Ceramic magnets shall be attached or installed with the disk to aid in recovery.
h. 
Semi-permanent monuments shall be selected from the following:
(1) 
Iron pipe markers not less than three-fourths (¾) inch outside diameter at least eighteen (18) inches in length and having a plastic or metal cap;
(2) 
Steel or aluminum rod markers not less than one-half (½) inch in diameter and not less than eighteen (18) inches in length and having a plastic or aluminum cap;
(3) 
In urban built-up areas, a cross cut in concrete, brick or stone paving at the precise position of the corner or on a prolongation of a boundary line; and
(4) 
In asphalt paving, railroad (R.R.) spikes and other metal devices that are solid and not easily removed or destroyed. P.K. nails and concrete nails are not to be used as semi-permanent monuments.
i. 
Existing survey monuments. Existing monuments shall be evaluated for permanency by the surveyor. In no instance shall the surveyor be required by these standards to remove existing monuments unless the installation of a new monument is necessary to preserve the position of the corner.
j. 
When it is impractical to set a required monument, a witness monument shall be set. It should be placed five (5) feet or more away from the point and preferably at an even foot. Witness monuments less than five (5) feet from the point must be clearly identified and shown on the plat. The location of the witness monument should be along a line of the survey or a prolongation of such line.
9. 
Non-residential subdivisions. In addition to conforming with the other applicable provisions of these regulations, a non-residential subdivision must be adapted to the specific use permitted in that zoning district. Street layout and construction as well as utilities must be adequate. A minimum of twenty (20) feet wide buffer yard shall be provided between non-residential and residential subdivisions. The property owner shall maintain the buffer yard planting requirements and replace as necessary to maintain the required plants. Special attention must be given to protecting adjacent residential uses from proposed commercial/industrial development through appropriate design.
10. 
Restoration of roads disturbed by utility installation. When a roadway is disturbed by the installation of water or sewer lines or other utilities, the subdivider must restore the roadway to City standards.
11. 
Retaining walls. Retaining walls proposed for any type of improvements within the City of Fenton that are over four (4) feet in height from the finish (either existing or proposed) grade shall be reviewed by the City Administrator or the City Engineer.
B. 
Lot Improvements.
1. 
Arrangement.
a. 
Lots must be arranged so that they will be buildable, satisfy all requirements of the zoning ordinance and meet all health regulations.
b. 
Side lot lines shall be approximately at right angles to straight street lines or radial to curved lines unless a variation would result in a more appropriate street layout or lot arrangement.
c. 
Double-frontage and reverse-frontage lots shall be avoided except where required to separate residential development from major highways or railroads or to overcome problems with topography or orientation. Where permitted, such lots shall have an extra thirty (30) feet of lot depth including a buffer at least ten (10) feet wide heavily landscaped with evergreen plant material at least six (6) feet height.
d. 
Blocks shall be deep enough to allow two (2) tiers of lots except where major streets, railroads or topography prevent such an arrangement.
2. 
Dimensions.
a. 
The lot size and shape shall be appropriate for the type of use anticipated.
b. 
Lot dimensions shall comply with the minimum standards of the zoning ordinance.
c. 
Where lots are large enough for possible resubdivision, or where a portion of a tract is not subdivided, the layout must allow such resubdivision and permit the opening of streets where they would be required.
3. 
Access to a public road. Private streets shall only be authorized by a special use permit. Otherwise, each lot shall front on an approved public street. However, wherever possible, no residential lot shall have its primary frontage on or direct access to an arterial road.
C. 
Water.
1. 
General requirements.
a. 
Where a public water main is no more than one thousand (1,000) feet from the boundary of the subdivision, the subdivider shall connect with such main and provide water for domestic use and fire protection.
b. 
The location of all water supply improvements and fire hydrants shall be shown on the preliminary plat.
2. 
Design standards.
a. 
The water distribution system shall be designed and constructed in conformity with the standards and specifications of the Missouri American Water Company and fire protection district.
b. 
Water lines should be looped wherever possible.
c. 
The system shall provide an adequate supply of water for domestic use and fire protection with sufficient pressure at all times to meet minimum standards for fire protection.
d. 
A water connection shall be provided for each lot.
e. 
Fire hydrants shall be required for all subdivisions. Locations of hydrants shall be approved by the Fenton Fire Protection District.
D. 
Sanitary Sewer.
1. 
General requirements.
a. 
All sanitary sewer facilities discussed in this Subsection shall be approved by and installed in accordance with the rules, regulations and standards of the Metropolitan St. Louis Sewer District, County Health Officials and the State Department of Health and Environmental Control. The owner/developer shall provide conceptual approval from M.S.D. with submittal of the preliminary plat.
b. 
Where a public sanitary sewer is reasonably accessible to the proposed subdivision, the subdivider shall be responsible for connecting to the sewer and providing a connection for each lot.
c. 
Where public sanitary sewer is not reasonably accessible to the proposed subdivision, but plans for such a sewer have been prepared, one (1) of the following must be done:
(1) 
A central sewage system may be installed with the maintenance thereof the responsibility of the applicant or the subdivision trustees as determined by the Board. Lines, laterals and mains shall be installed in conformity with the proposed public system to the subdivision boundary where the connection to such system will be made.
(2) 
Individual disposal systems may be installed provided that lines, laterals and mains shall be installed in conformity with the proposed public system to the subdivision boundary where the connection to such system will be made. In addition, lines shall be installed for each lot and connected to the systems. All such systems shall be capped.
d. 
Where no plans have been prepared for public sanitary sewers reasonably accessible to the proposed subdivision, an individual disposal system may be used as long as it is approved in accordance with paragraph (1)(a) of this Subsection but in no case on a lot of less than one (1) acre.
2. 
Design standards.
a. 
General.
(1) 
Sanitary sewers shall be located within an easement designated for such a purpose. A sanitary sewer easement shall not be located within a public street right-of-way except as authorized by the Director.
(2) 
All sewers shall be laid with straight alignment between manholes except as permitted by the City's Engineer.
(3) 
Manholes shall be installed as required by M.S.D. and the Director.
b. 
Relationship to water supply.
(1) 
There shall be no connection between a sanitary sewer system and a storm sewer system.
(2) 
No system shall be permitted which allows the passage of sewage or polluted water into a potable water supply. Sewers shall be separated from water supply wells or other water supply sources and structures.
3. 
Reimbursement for off-site improvement. Where the increased flow in the sanitary sewer system generated by the subdivision would exceed the capacity of the existing system, the developer shall post a cash escrow to cover the cost of the improvements required to increase the capacity. Such escrow shall be determined by the Director and posted prior to final plat approval. Building permits for the subdivision may be issued once the off-site improvements to the sanitary sewer system have been completed by the owner/developer.
E. 
Drainage And Storm Sewers.
1. 
General requirements.
a. 
Open drainage ditches shall not be permitted except in undisturbed common ground. Storm sewers shall be required except for swales collection system approved by the Director.
b. 
Lots shall be laid out so as to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with the drainage pattern for the area and designed so that runoff from one lot onto another is minimized.
c. 
Provision shall be made to handle any spring or surface water that exists prior to or will result from the development of the subdivision.
d. 
The subdivision trustees will be responsible for detention or retention ponds.
2. 
Design standards.
a. 
All storm sewers shall be designed and constructed in conformity with the standards and specification of the Metropolitan St. Louis Sewer District (M.S.D.).
b. 
When required.
(1) 
The requirement of stormwater detention shall be evaluated for all projects by City of Fenton, Missouri, for review and approval and may be required, if deemed necessary. Detention facilities shall be provided and designed in accordance with the requirements of this Section.
(2) 
Projects which have a differential runoff of two (2) cfs or greater shall have detention. If there are known stormwater problems or special conditions downstream from a project, detention will be required.
c. 
Design considerations.
(1) 
The rates (pre-developed and post-developed) of runoff are determined by the Rational Method for the 2-, 5-, 10- and 25-year frequencies, with twenty (20) minute rainfall intensity.
(2) 
Stormwater shall be detained on site or off site as approved and released at the rate of an existing pre-developed site for the 2-, 5-, 10- and 25-year events to prevent possible flooding and erosion downstream. The allowable release rate may be reduced due to downstream conditions. Note that stormwater pipes, downstream from the control structure, shall be sized to carry the total tributary upstream watershed. No reduction in outfall pipe size shall be permitted because of detention.
(3) 
The volume of detention may be provided through permanent detention facilities such as dry basins or ponds, permanent ponds or lakes, underground storage facilities or in parking lots.
d. 
Detention basin volume will be based on routing each pre-developed runoff hydrography through the detention facility while satisfying the appropriate allowable release rate. The routing computations shall be based on application of the continuity principle.
e. 
Design of underground basins.
(1) 
Adequate access for basin maintenance and inspection shall be provided. A means of visual inspection from the ground surface of the low flow device, overflow weir and outlet structure is necessary. Access shall also be provided to allow for cleaning of the low flow device from the ground surface.
(2) 
The basin should have sufficient volume and spillway capacity to pass/contain the 100-year event with the low flow outlet blocked.
(3) 
The engineer must submit the following for review of a detention facility:
(a) 
Elevation vs. discharge tables or curves for all frequencies.
(b) 
Elevation vs. storage tables or curves for all frequencies.
(c) 
Inflow calculations and data for all frequencies.
(d) 
Hydraulic gradeline computations for pipes entering and leaving the basin for all frequencies.
(e) 
If the embankment contains fill material, a geotechnical report may be required.
(f) 
Site plan showing appropriate design information.
(g) 
Structural calculations for the outlet control structures (if required).
(h) 
All ends of pipes discharging into a dry basin or pond shall be connected with the low flow pipe or control structure by means of a paved swale. The paved swale shall be non-reinforced concrete, six (6) inches thick, with a two percent (2%) slope to the center and a minimum one-half percent (0.5%) longitudinal slope. Paved swales shall be a minimum of four (4) feet wide or one and three-tenths (1.3) times the diameter of the pipe entering the basin, whichever is greater, and be keyed to structure or channel.
(i) 
Railroad tie walls cannot be used where water will be in contact with the railroad tie wall.
(j) 
Permanent detention ponds or lakes are to be designed to minimize fluctuating lake levels. Maximum fluctuation from the permanent pool elevation to the maximum ponding elevation shall be three (3) feet.
(4) 
The maximum side slopes for dry basins or ponds and the fluctuating area of permanent ponds or lakes shall be 3:1 (three (3) feet horizontal, one (1) foot vertical).
(5) 
Dry basins or ponds and the fluctuating areas of permanent ponds or lakes are to be sodded and kept mowed.
(6) 
Control structures and overflow structures are to be reinforced concrete.
(7) 
The outflow pipe shall be sized for the developed flow rate.
(8) 
In basins with concrete walls or rip rap covered slopes, the bottoms should be paved or provisions made for moving equipment to reach the bottom (ramps, etc.).
f. 
Maximum depths.
(1) 
The maximum depth of water in a dry detention basin or pond shall not exceed four (4) feet except by special permission.
(2) 
Parking lots used for automobiles shall have a maximum depth of eight (8) inches of water.
(3) 
Parking lots used for trucks or truck trailers shall have a maximum depth of water of twelve (12) inches.
g. 
Limits of maximum ponding.
(1) 
The limits of maximum ponding elevation shall be calculated based on a routing of the design storm assuming the low flow outlet is blocked with water ponded to the overflow structures sill.
(2) 
The limits of maximum ponding elevation in dry basins or ponds and permanent lakes or ponds shall not be closer than thirty (30) feet horizontally to any building and not less than two (2) feet vertically below the lowest sill elevation of any building.
(3) 
The limits of maximum ponding elevation in parking lots shall not be closer than ten (10) feet horizontally from any building and not less than two (2) feet vertically below the lowest sill elevation of any building.
(4) 
A minimum of two (2) feet of freeboard shall be provided from top of basins to the maximum ponding elevation.
h. 
Easement required. In subdivisions, the detention basin, access roads or paths, control structures and outfall pipes are to be located in easements dedicated to the subdivision trustees.
i. 
Maintenance agreement. The owner(s) of the project shall execute all City of Fenton, Missouri, maintenance agreement for the detention basin or pond to ensure the detention area will be kept in working order, prior to plan approval. City of Fenton, Missouri, will not be responsible for maintenance of detention basins.
j. 
Detention basin fencing. A four (4) foot (minimum height) approved fence shall be provided around the perimeter of a basin where the design depth of storage water will exceed four (4) feet.
k. 
Detention basin elevation. The low elevation of the detention basin shall be above the 25-year, 20-minute hydraulic elevation of the receiving channel or pipe system.
CHART 1
Rainfall Report
Rainfall Type: Eastern/Central Rainfall
Rainfall Filename: Fenton.Rnd
Precipitation
2 yr/5 min
=
0.45 in
2 yr/15 min
=
0.90 in
2 yr/60 min
=
1.58 in
100 yr/5 min
=
0.83 in
100 yr/15 min
=
1.75 in
100 yr/60 min
=
3.25 in
Intermediate Intensities (in/hr)
5 min
15 min
30 min
60 min
6 hr
24 hr
2 yr
5.40
3.60
2.47
1.58
0.41
0.14
5 yr
6.43
4.37
3.04
1.97
0.53
0.18
10 yr
7.18
4.93
3.45
2.24
0.62
0.21
25 yr
8.29
5.74
4.05
2.64
0.71
0.24
50 yr
9.16
6.37
4.51
2.94
0.82
0.28
100 yr
10.02
7.00
4.97
3.25
0.87
0.30
BDE Values: Intensity = B/ (time_conc + D)^E
B
D
E
2 yr
46.93
10.00
0.80
5 yr
56.42
10.75
0.79
10 yr
66.60
11.50
0.79
25 yr
80.49
12.25
0.80
50 yr
87.63
12.25
0.79
100 yr
93.96
12.25
0.79
CHART 2
P FACTOR FOR RUNOFF
% IMPERVIOUS
DURATION OF RAIN IN MINUTES
15
20
30
60
90
120
0
0.3
0.35
0.41
0.51
0.56
0.6
5
0.32
0.37
0.43
0.53
0.58
0.62
10
0.34
0.39
0.46
0.56
0.60
0.64
15
0.36
0.41
0.48
0.58
0.62
0.66
20
0.38
0.44
0.50
0.60
0.64
0.67
25
0.4
0.46
0.52
0.62
0.66
0.69
30
0.42
0.48
0.54
0.64
0.68
0.71
35
0.44
0.50
0.57
0.66
0.70
0.73
40
0.46
0.52
0.59
0.68
0.72
0.74
45
0.48
0.54
0.61
0.71
0.74
0.76
50
0.5
0.56
0.63
0.73
0.75
0.78
55
0.52
0.58
0.65
0.75
0.77
0.80
60
0.54
0.60
0.68
0.77
0.79
0.81
65
0.56
0.63
0.70
0.79
0.81
0.83
70
0.58
0.65
0.72
0.81
0.83
0.85
75
0.6
0.67
0.74
0.84
0.85
0.87
80
0.62
0.69
0.76
0.86
0.87
0.88
85
0.64
0.71
0.79
0.88
0.89
0.90
90
0.66
0.73
0.81
0.90
0.91
0.92
95
0.68
0.75
0.83
0.92
0.93
0.94
100
0.7
0.77
0.85
0.94
0.95
0.95
P (RUNOFF FACTORS) FOR VARIOUS IMPERVIOUS CONDITIONS
Editor's Note – Chart 3 is included as an attachment to this chapter.
CHART 4
480 chart4.tif
3. 
Effect on downstream drainage areas.
a. 
Where it is determined that the runoff from a subdivision will overload existing downstream drainage facilities, the developer shall be responsible for the improvement of such facilities to increase their capacity to required levels.
b. 
The required improvements to downstream facilities shall be made prior to the issuance of a grading permit for the proposed subdivision.
4. 
Floodplain areas. Development in the 100-year floodplain must comply with provisions of the City of Fenton flood ordinances and the regulations of the Federal Emergency Management Agency (FEMA).
F. 
Grading Plan.
1. 
Grading/cross section sheets. All grading details pertaining to the site development shall be shown in plan view by contours or on cross section sheets. Specific details shall include, but not be limited to, the following:
a. 
Existing and proposed contours shall be plotted at two (2) foot intervals. Contour intervals for grading plan other than the above shall require special approval.
b. 
Site grading shall be compatible with the ultimate roadway elevations.
c. 
Existing ground and finished grade elevations for the cross section sheets shall be plotted at any scale between one inch equals fifty feet (1 inch = 50 feet) horizontal and one inch equals ten feet (1 inch = 10 feet) vertical and one inch equals five feet (1 inch = 5 feet) horizontal and vertical.
d. 
The grading plan shall show the location of all siltation control devices to prevent runoff from the site damaging adjoining properties.
e. 
Siltation control shall also be shown to minimize silt deposits downstream from the proposed development. These siltation control devices shall include silt basins, fences, hay bales, ditch checks, berms, etc. as approved by the City of Fenton, Missouri, and in accordance with MDNR guidelines.
f. 
If a haul route is required to bring in extra material or dispose of extra material, it shall be duly noted on the plan sheet. The route hours of operation and number of trucks shall also be noted. A staging wash-off area complete with water will be required.
g. 
All City, County and State roads shall be kept free of dirt daily. The City of Fenton, Missouri, reserves the right to cease the grading operation if the contractor is in violation.
h. 
A complete summary of cut and fill calculations with shrinkage will be shown on the plans. If an off-site borrow area is to be used, the City of Fenton, Missouri, will require the developer to submit a permit or letter of authorization for said borrow area.
G. 
Geotechnical Reports.
1. 
A geotechnical report shall be required where grading and proposed improvements on the site are located in an area where soil conditions are susceptible to rapid erosion, landslide, settlement and/or creep. The report shall verify the adaptability of grading and improvements with soil and geologic conditions. A statement of compliance with this study, signed by the geotechnical engineer preparing the report, shall be included on all site development plans. The development plan and improvement plans shall be designed to conform to the requirements and conditions of the geotechnical report. A geotechnical engineer shall be required to inspect construction in accordance with the grading and soils requirements and conditions contained in the report.
2. 
The Engineering Geologic Map of St. Louis County, Missouri (1971) by Edwin E. Lutzen and John D. Rockway Jr., contained in the Missouri Geological Survey and Water Resources Engineering Geology Series No. 4 and available through the Missouri Department of Natural Resources shall be used to ascertain whether a geotechnical report shall be required. At this time, a report is required for sites located in Units IIa, IIIa, IVa, IV and Xa and Units IIb, IIc and IId when specific site conditions or development type necessitate a report.
3. 
In general, all slopes shall be graded to meet a standard 3:1 or flatter slope for both cut and fill. If the preliminary grading plans or site plans propose high terraces, the soils report should indicate measures to intercept and divert surface water from flowing over terraces and walls.
4. 
In all areas of questionable soil stability such as sinkholes, ponds, marshy areas, etc., the City of Fenton, Missouri, shall be notified prior to commencement of grading so that these locations can be inspected.
5. 
Any areas identified as sinkholes will require a sinkhole report. This report will require that the sinkhole(s) shall be inspected to determine if it is functioning with regard to drainage and the sinkhole shall be treated as follows:
a. 
All sinkhole crevices shall be located on the plan. If the sinkhole is either in the public road right-of-way or within ten (10) feet of the public road right-of-way, it shall be excavated to the crevice, treated and brought to grade by the construction of a manhole or inlet.
b. 
Functioning sinkholes shall be utilized as a point of drainage discharge by a standard drainage structure with a properly sized outfall pipe provided to an adequate natural discharge point, such as a ditch, creek, river, etc.
c. 
Non-functioning sinkholes and sinkholes under a proposed building may be capped.
d. 
Sinkholes may be left in their natural state, however, they will still require properly sized outfall pipe to an adequate natural discharge point.
e. 
All sinkholes must be inspected by the City of Fenton, Missouri, prior to treatment. Special siltation measures shall be installed during the excavation of sinkholes and during the grading operations to prevent siltation of the sinkhole crevice. In general, the following procedure shall be followed in treating sinkholes:
(1) 
Excavation. Prior to filling operations in the vicinity of a sinkhole, the earth in the bottom of the depression will be excavated to expose the fissure(s) in the bedrock. The length of fissure exposed will vary, but must include all unfilled voids of fissure widths greater than one-half (½) inch maximum dimensions which are not filled with plastic clay.
(2) 
Closing fissures. The fissure or void will be exposed until bedrock in its natural attitude is encountered. The rock will be cleaned of loose material and the fissures will be hand-packed with quarry-run rock of sufficient size to prevent entry to this rock into the fissures and all the voids between this rock filled with smaller rock so as to prevent the overlying material's entry into the fissures. For a large opening, a structural (concrete) dome will be constructed with vents to permit the flow of ground water.
(3) 
Placing filter. Material of various gradations as approved will be placed on top of the hand-packed rock with careful attention paid to the minimum thickness. The filter must permit either upward or downward flow without loss of the overlying material.
(4) 
Supervision. Periodic supervision of the cleaning of the rock fissures must be furnished by the soils engineer. Closing of the rock fissures will not begin until the cleaning has been inspected and approved by the soils engineer.
f. 
During the placement and compaction of earth fill over the filter, supervision by the soils engineer shall be continuous. Earth fill densities will be determined during the placement and compaction of the fill in sufficient number to insure compliance with the specification. The soils engineer is responsible for the quality of the work and to verify that the specifications are met.
6. 
For reports concerning proposed development in Units IIa, IIIa, IVa or Xa, the consultant should prepare conditions within the report covering the following, at a minimum:
a. 
Erosion of silt-rich loessial soil. What should be done to minimize surface erosion during and after construction? Also, what measures should be taken to address erosive velocities at discharge points?
b. 
Developments on slopes greater than 20%. Soil creep is a potential problem on slopes this steep and developments in these areas will require engineering analysis and solutions.
7. 
Cut and fill. Construction of cut and fill slopes in these areas should be detailed to assure slope stability.
a. 
For reports done on proposed developments in Unit IV, the consultant should prepare a report covering the following, at a minimum:
(1) 
Natural slope stability. Are the natural slopes on shale stable enough for the density of development proposed?
(2) 
Swelling soils. The potential for swelling soils in Unit VI and their effect on home and road foundations should be discussed.
8. 
Additional considerations that can be covered in these reports include effect of stream erosion on private property, foundation design, foundation drainage, road design, excavation, etc.
9. 
The reports for the erosion-prone area do not necessarily require subsurface investigation. The shale areas, however, would almost certainly require shallow exploration. The reports shall be prepared under the supervision of and sealed by an engineer.
10. 
Developments that require more detailed soils information are those with very dense housing (greater than three to four (3 — 4) houses per acre), extensive grading and site preparation (including cut and fill), steep slopes, etc. Some developments can be less critically reviewed due to minimal site disturbance and low density housing (two (2) or less houses per acre).
11. 
There are other areas besides Units IIa and VI within the City of Fenton, Missouri, where dense developments will require sound engineering.
H. 
Street Design Criteria.
1. 
General provisions.
a. 
Streets shall be related appropriately to the topography so as to produce usable lots and streets of reasonable gradient as required herein. The street layout shall provide access to all lots and parcels of land within the subdivision. The proposed street layout should be appropriate for the type of future development and properly integrated with the street system in the area adjoining the subdivision. (Exhibit 1)
b. 
Proposed streets should provide access to the surrounding properties which are landlocked or which have inadequate access, unless the Commission has determined that such access is not necessary or desirable for the future land use and development of adjacent tracts.
c. 
Rights-of-way and paving of streets in all new subdivisions shall be connected to an approved street. Any street that has been approved by the City at the date of adoption of this Chapter shall be considered an approved street.
d. 
Alleys should be avoided where possible in residential areas but may be included in commercial and industrial areas where needed for loading, unloading or access purposes and, where platted, shall be at least twenty (20) feet in width. Dead-end alleys shall be avoided where possible but, if unavoidable, shall be provided with an adequate turnaround at the dead end as determined by the Commission.
e. 
Subdivisions that adjoin or include existing streets that do not conform to the required right-of-way widths shall dedicate additional width along either or both sides of such streets. Also, the street shall be improved to the required standards. When the subdivision is located on one (1) side of an existing street or road, a minimum of one-half (½) of the required right-of-way and improvements shall be provided, measured from the centerline of the right-of-way as originally established.
f. 
Dead-end streets.
(1) 
Arrangements shall be made for the continuation of streets to adjacent properties where such continuation is deemed necessary. If the adjacent property is undeveloped, the road shall be extended to the boundary of the subdivision and a cul-de-sac having a minimum right-of-way diameter of one hundred six (106) feet and a pavement width of twenty-nine (29) feet. A circular island with a minimum radius of thirteen (13) feet shall be provided in the cul-de-sac. A note shall be included on the plat that any excess right-of-way used for the cul-de-sac shall revert to the adjacent property owners when the street is continued. (Exhibit 2)
(2) 
Where a road is not intended to continue onto adjoining property, its terminus shall not be closer than one hundred (100) feet to the boundary and shall have a cul-de-sac.
(3) 
The use of minor classified streets when applied to cul-de-sac streets shall be limited to serving not more than eighteen (18) total lots for cul-de-sacs.
(4) 
A plan for elongated cul-de-sacs shall meet the specifications on Exhibit 3 or be reviewed by the Commission for determination of the location and the required right-of-way. Also, any other cul-de-sac or turnaround configurations shall meet the specifications on Exhibit 4 or be approved by the Commission.
g. 
Street intersection and alignments shall be as follows:
(1) 
Streets shall be laid out to intersect as nearly as possible at right angles. Non-perpendicular streets shall have a perpendicular approach at intersections of at least sixty (60) feet. No more than two (2) streets shall intersect at any one (1) point.
(2) 
Where collector or arterial streets intersect other collector or arterial streets, the curb radius at the intersection shall not be less than forty (40) feet.
EXHIBIT 1. STREET TYPES
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EXHIBIT 2. CUL-DE-SACS
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EXHIBIT 3. ELONGATED CUL-DE-SACS
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(3) 
Minor street intersections shall have a curb radius of not less than thirty-two (32) feet.
(4) 
Street jogs with centerline offsets of less than one hundred fifty (150) feet should be avoided. Proposed new intersections with an existing street shall, whenever appropriate, coincide with any existing "T" intersection on the opposite side of the street.
(5) 
Intersections shall be designed with grades as level as possible, consistent with proper provisions for drainage. Approaches to intersections shall have a grade not exceeding three percent (3%) for a distance of not less than one hundred (100) feet measured from the centerline of the intersecting street.
(6) 
Additional street paving in the form of turning lanes and/or right-of-way may be required at intersections of collector/arterials with other collector/arterials.
(7) 
Property line corners at street intersections shall be founded with a radius of at least twenty (20) feet.
(8) 
Where visibility at any proposed street intersection would be obstructed by existing earth berms or vegetation, the developer shall cut such ground and/or vegetation in conjunction with the grading of the street right-of-way sufficient to provide adequate sight distance. This distance shall be located by measuring thirty (30) feet along each property line from the intersection point and connecting these points to create the sight triangle.
h. 
All streets or street widening required by these regulations shall be dedicated to the City or be established as a private road easement or right-of-way. In no case shall any instruments be recorded which contain any clause causing reversion to any persons except those having title to adjacent properties.
i. 
The widths may be increased, decreased or varied in certain circumstances by the Board subsequent to review by the Commission on recommendation of the Director.
j. 
Where special types of streets are proposed, the Commission may apply special standards to be followed in the design of such streets.
2. 
Design criteria. Any dedicated or private streets shall meet all City design criteria as specified in this Subsection. All such streets in the City or segments of streets to be constructed as part of any land development shall be located, platted and built in such a manner that they may be dedicated to the City in accordance with the design criteria in this Section in (Table 1). If no criteria has been established by the City of Fenton, St. Louis County Department of Highways and Traffic criteria shall apply.
3. 
Storm drainage. The subdivider shall provide the subdivision with an adequate enclosed stormwater system which shall be connected to an outlet approved by M.S.D.
4. 
Curbs and gutters. Curbs and gutters shall be installed on each side of the street surface. The curb and gutter shall be constructed with Portland cement concrete in all subdivisions.
EXHIBIT 4 ATYPICAL CUL-DE-SACS
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TABLE 1 STREET DESIGN CRITERIA
Street Classification
Minimum Right-of-Way
Minimum Pavement Width
Grade
Centerline Horizontal Alignment Minimum
Sight Distance
Minimum
Maximum
Commercial
Collector
60
38
1%
6%
6-8
S.U.P.*
600
300
Residential
Collector
60
38
1%
8%
> 8
S.U.P.*
300
200
Minor Commercial
Street
50
30
1%
8%
150
150
Minor Residential
Street
50
26
1%
8%
> 8
S.U.P.*
150
150
Commercial
Alley
30
20
1%
6%
50
150
*Special Use Permit
5. 
Landscaping.
a. 
Landscaped medians and cul-de-sacs.
(1) 
At each entrance to a subdivision, a landscaped median separating two (2) one-way streets may be provided as depicted in Exhibit 5. Sufficient trees and vegetation shall be planted in accordance with a landscaping plan reviewed and approved by the Director.
(2) 
Each cul-de-sac shall have a landscaped center island at least three hundred (300) square feet in area. If possible, such island shall be elongated so as to appear as a median rather than a circular planter.
b. 
Right-of-way tree planting. The owner/developer shall submit a plan for such planting to include the size and type of the trees proposed for the subdivision. This plan shall meet all the requirements of this Code.
6. 
Lights.
a. 
Street lights shall be provided for any type of subdivision. A street light shall be installed at each intersection of a street and each cul-de-sac; but in no event shall there be fewer than one (1) street light for each two hundred fifty (250) linear feet or portion thereof of street frontage between intersections or between a street intersection and the terminus of a dead-end street.
b. 
In a multi-family dwelling residential subdivision, the minimum distance between two (2) street lights shall be not less than two hundred (200) linear feet.
c. 
Street lighting shall be provided for roadways within a subdivision using concrete poles, fiberglass or metal ornate type units. No wood poles are allowed.
d. 
The height and the intensity of each street light for residential or commercial subdivisions shall be approved by the Director.
7. 
Naming. Streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets. The proposed street names shall be checked against duplication of street names and approved by the Post Office and the Board.
8. 
Signs. Street signs and traffic control signs shall be of a type and at locations specified by the City or other appropriate governing jurisdiction. The subdivision sign shall meet the requirements of Chapter 485 of the Fenton Zoning Code. Subdivision trustees shall be responsible for the replacement and/or maintenance of street name signs different than the City of Fenton standards.
9. 
Addressing. Addresses shall be assigned by the St. Louis County Department of Revenue, Mapping Division.
10. 
Street maintenance. The owner/developer of the subdivision shall be responsible for maintaining the streets and other improvements until such time they are dedicated to and accepted by the City of Fenton.
11. 
Penalties. If the developer/contractor of a project approved in the City of Fenton does not follow the before listed requirements or any other applicable requirements of this document or is deemed to be negligent in their development methods by the Director, the City of Fenton reserves the right to stop work on the project until any or all of the deficiencies have been corrected and approved by the City of Fenton representatives.
EXHIBIT 5. MEDIANS AT SUBDIVISION ENTRANCES
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12. 
Sidewalks.
a. 
Sidewalks shall be constructed of Portland cement concrete and shall have a width of four (4) feet and a thickness of at least four (4) inches except at driveways where the thickness shall be at least six (6) inches. The sidewalks shall be placed within the street right-of-way one (1) foot from and parallel with the edge of the right-of-way, along both sides of the street.
b. 
There shall be a grassed strip at least six (6) feet wide between the sidewalk and the street pavement.
c. 
Each sidewalk shall have a ramp for handicapped access designed in conformity with State law and the City's Building Code at its intersection with the street.
13. 
Materials. Except as provided herein, all new streets constructed after October 22, 2009 for the acceptance by the City of Fenton for public use shall be designed to the following standards.
a. 
Residential. All residential streets shall be constructed of Portland cement concrete pavement at a minimum of seven (7) inches on four (4) inches of aggregate type 5 base.
b. 
Commercial. All commercial streets shall be constructed of Portland cement concrete pavement at a minimum of nine (9) inches on four (4) inches of aggregate type 5 base.
14. 
Other. All other standards not addressed in this Section shall be in accordance with St. Louis County Department of Highway and Traffic Standards. Any exceptions must be submitted to the City of Fenton for approval. Any conflicts with the City of Fenton regulations and St. Louis County standards for street and roadway standards will be resolved by abiding by minimum standards as set forth by AASHTO guidelines. In all cases, a minimum of AASHTO guidelines must be maintained.
I. 
Utilities.
1. 
All utilities, including, but not limited to, natural gas, electrical, telephone and television cables, shall be buried. However, such utilities in the right-of-way may not be buried without approval of the Director. Utilities buried in the right-of-way shall be located toward the lot line so as not to interfere with the construction of curbing.
2. 
The location of utility easements shall be shown on the final plat.
3. 
Underground service connections shall be provided to each lot by the developer unless waived by the Commission.
4. 
Utility boxes, transformers and similar devices at ground level shall be screened by evergreen shrubbery except for those at the rear of lots.
J. 
Schools, Parks, Playgrounds And Pedestrian/Bike Paths.
1. 
In subdividing property, consideration shall be given to suitable sites for schools, parks, playgrounds and other common areas for public use so as to conform to the recommendations of the Commission in its adopted master plan or portion thereof of the City. Any provision for schools, parks and playgrounds should be indicated on the preliminary plan in order that it may be determined when and in what manner such areas will be dedicated to or acquired by the appropriate taxing agency.
2. 
The City may require a twenty (20) feet wide easement for a pedestrian/bike path to link the residential subdivisions to the City's public facilities. The width of the pavement shall be determined by the Director.
K. 
Natural Features. Natural features, including, but not limited to, trees, lakes and streams, shall be considered as irreplaceable assets and incorporated into the design of the subdivision to the maximum feasible extent.
L. 
Lakes And Streams.
1. 
The boundaries or alignment of a lake, pond or stream shall not be changed and no grading or clearing shall be permitted within twenty (20) feet of such a water body except approved by the City's Engineer.
2. 
No grading or construction shall be permitted below a lake, dam, pond or stream without submitting an engineering report stating the lake, dam, pond or stream bank is safe and will not have any impact on the proposed development.