[CC 1961 §22.04(A); Ord. No. 1987 §1, 11-19-1973]
A.
The
size, shape, and orientation of lots shall be designed to provide
desirable building sites logically related to topography, natural
features, streets, and adjacent land uses. Due regard shall be given
to natural features such as large trees; unusual rock formations;
water courses; and sites which have historical significance, scenic
views, and similar assets, the preservation of which would add attractiveness
and value to the subdivision. The following minimum standards are
set forth as guides to these goals:
1.
Each proposed lot containing an area of less than five (5) acres
shall front upon an accepted street improved to the standards and
specifications of Berkeley.
2.
Lots with double frontage should be avoided, except where necessary
to provide separation of development from traffic arteries, or as
otherwise required by topography or similar conditions.
3.
Where additional widening strips are dedicated on existing streets,
calculations of the area of a lot shall not include widening strips
in determining the gross area of the lot.
4.
The lot area shall meet the requirements of the Zoning Code. No lot
shall have a width of less than fifty (50) feet at the building line.
5.
The minimum frontage required for a lot fronting on a circular turnaround
may be measured along a line parallel to the street right-of-way line,
at a distance from the street right-of-way line equal to the depth
of the required front yard plus ten (10) feet.
6.
The minimum frontage at the right-of-way line for lots fronting on
a circular turnaround shall not be less than thirty-six (36) feet.
7.
Side lot lines shall be at right angles to straight streets and radial
to curved streets, except when said radial lot lines detract from
the desirability of the lot, in which event some deviation may be
allowed.
8.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, soil
conditions, steepness of terrain, flood conditions, or other adverse
natural physical conditions, the Commission may, after adequate investigation,
withhold approval of such lots until engineering studies are presented
to the Commission which establish that the method proposed to meet
any such condition is adequate to avoid any danger to health, life,
or property.
9.
Building lines shall be shown on plats of all lots intended for residential
use, and on commercial lots adjacent to residential areas; and shall
not be less than the setback required by the Zoning Code.
10.
Corner lots for residential use shall have adequate additional width
to permit for appropriate building setback from both streets.
[CC 1961 §22.04(B); Ord. No. 1987 §1, 11-19-1973]
A.
In
addition to the standards of this regulation which are appropriate
to the planning of all subdivisions, the subdivider shall demonstrate
to the satisfaction of the Commission that the street, parcel, and
block pattern proposed is specifically adapted to the uses anticipated.
The following standards shall be observed:
1.
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
2.
Street right-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated.
3.
The Commission may impose special requirements with respect to streets,
curbs, gutters, street lights, street trees, sidewalks, and the installation
of public utilities, including water, sewer, and storm water drainage,
and other improvements, to meet special needs.
4.
Every effect shall be made to project adjacent residential areas
from the proposed non-residential subdivision, including the provision
of extra depth in parcels adjacent to an existing or potential residential
development, and provision for a permanently landscaped buffer strip
where indicated.
5.
Streets carrying non-residential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent residential
areas, and shall not be connected to streets intended for predominantly
residential traffic.
[CC 1961 §22.04(C); Ord. No. 1987 §1, 11-19-1973]
A.
Length. Block lengths shall not exceed one thousand five
hundred (1,500) feet, except as the Commission deems necessary to
secure the efficient use of land or desired features of street layout.
B.
Width. Blocks shall be wide enough to allow two (2) tiers
of lots of sufficient depth to provide an adequate building site on
each lot, except as consistent with street design standards set forth.
C.
Pedestrian Ways. The Commission may require pedestrian ways
near the center and entirely across blocks which exceed one thousand
(1,000) feet in length, or to connect dead-end streets, or to provide
access to parks, schools, shopping areas, or similar facilities, or
where otherwise indicated to insure the public safety. In the event
that a pedestrian way is required, a ten (10) foot right-of-way shall
be set aside providing for a four (4) foot wide and four (4) inch
thick minimum five (5) sack mix Portland cement concrete pavement
on a grade longitudinally not exceeding five percent (5%). Said right-of-way
shall be fenced, with chain link fence at least four (4) feet high
or equivalent. The developer of the proposed subdivision shall record
a maintenance agreement or a trust indenture providing for maintenance
of said pedestrian ways.
[CC 1961 §22.04(D); Ord. No. 1987 §1, 11-19-1973]
A.
The
arrangement, character, extent, width, grade, and location of all
streets shall be considered in their relation to existing and proposed
streets, to topographical conditions, to public convenience and safety,
and in their appropriate relation to the proposed uses of the land
to be served by such streets.
1.
Arrangement of streets in the subdivision shall conform as nearly
as possible to the street plan adopted by the Plan Commission, and
the developer shall make provision for the extension of major and
secondary thoroughfares. Except for dead-end streets, streets normally
shall connect with streets already established, or provide for future
connections to adjoining unsubdivided tracts, or shall be a reasonable
projection of streets in the nearest subdivided tracts.
2.
Minor streets should be designed to discourage their use by non-local
traffic.
3.
Where a subdivision abuts or contains an existing or proposed arterial
street, the Commission may require frontage or service streets, double
frontage lots with screen planting, and non-access strips at rear
of such lots.
4.
Minor street intersection jogs or discontinuities with centerline
offsets of less than one hundred (100) feet shall be avoided.
5.
Reserve strips controlling access to streets shall be prohibited.
6.
A tangent of at least one hundred (100) feet long shall be introduced
between reverse curves on arterial and collector streets.
7.
A subdivision entrance street shall intersect the adjacent collector
street with an internal angle between seventy degrees (70°) and
ninety degrees (90°).
8.
A minimum radius of twenty (20) feet at street right-of-way intersection
and a minimum radius of thirty-two (32) feet at the back of curb shall
be required. Greater radii may be required at the intersection back
of curb of a subdivision street with a high speed collector street.
The Commission may permit comparable cutoffs or chords in lieu of
rounded corners.
9.
All intersections on collector or arterial streets shall be directly
opposite existing or other proposed streets or shall be a minimum
of three hundred (300) feet distant, as measured between street centerlines.
10.
All streets shall be designed to meet the minimum requirements set
forth in the table on the following page, except where additional
requirements are determined by the Commission to be necessary.
11.
Streets shall be constructed to the specifications of the City or
to the St. Louis County highway specifications as deemed by the Commission.
12.
The maximum length of dead-end streets shall be six hundred (600)
feet with an end turnaround.
13.
Any subdivision platted along an existing street shall provide additional
right-of-way, as necessary to meet the width requirements herein set
forth. When the subdivision is located on only one (1) side of an
existing street or County road, one-half (½) of the required
right-of-way width shall be provided, measured from the centerline
of the right-of-way as originally established.
14.
Where the subdivision abuts on or contains an existing or proposed
street where traffic volumes and vehicular speeds warrant special
safety precautions, the Commission may require that frontage or service
streets be provided in order that no lots front on such existing or
proposed streets.
15.
A subdivision plat involving new or existing streets crossing railroad
tracks shall provide adequate rights-of-way, including approach rights-of-way
and slope easements for construction of underpass or overpass, unless
otherwise determined by the Commission.
16.
A residential street paralleling a railroad shall be at a distance
from the railroad right-of-way sufficient to provide lots with a minimum
depth of one hundred sixty (160) feet.
17.
The Commission may require a street to be dedicated to public use
in order to provide circulation.
[CC 1961 §22.04(E); Ord. No. 1987 §1, 11-19-1973]
A.
Proposed
streets which are continuations of or in general alignment with existing
named streets shall bear the names of such existing streets.
B.
The
name of a proposed street which is not in alignment with an existing
street shall not duplicate the name of any existing or platted street.
C.
All
the names of streets and system of postal addresses along such streets
proposed by the subdivider shall be approved by the St. Louis Post
Office and the Commission prior to submitting the proposed record
plat for review.
[CC 1961 §22.04(F); Ord. No. 1987 §1, 11-19-1973]
A.
Alleys
shall be provided in commercial and industrial districts, except that
the Commission may waive this requirement where other definite and
assured provisions are made for service access, such as off-street
loading, unloading, and parking consistent with and adequate for the
uses proposed.
B.
Alleys
shall not be allowed in a residential district.
C.
Alley
intersections and sharp changes in alignment shall be avoided, but
where necessary, corners shall be cut off sufficiently to permit safe
vehicular movement.
D.
A dead-end
alley shall have an adequate turnaround facility at its termination.
[CC 1961 §22.04(G); Ord. No. 1987 §1, 11-19-1973]
A.
All
proposed subdivisions shall have easements adequate for the installation
and maintenance of the utilities necessary to serve the proposed subdivision.
B.
Storm
water easements and drainage rights-of-way may be required if necessary
for proper drainage within or through a subdivision.
C.
Where
a cut or fill for a street extends beyond the limits of the right-of-way
the developer shall provide a slope easement of sufficient area and
limits to permit the construction and maintenance of the slope.
D.
Whenever
a stream or surface drainage course is located in an area proposed
for a subdivision, an easement adequate in area to contain facilities
necessary to prevent flooding or erosion along said stream or surface
drainage course shall be provided.
[CC 1961 §22.04(H); Ord. No. 1987 §1, 11-19-1973]
The Commission shall have the authority to require test borings
and soundings to ascertain subsurface soil, rock and water conditions,
including depth to bedrock and depth of ground water table.
[CC 1961 §22.04(I); Ord. No. 1987 §1, 11-19-1973]
Where the preliminary plat indicates to the Commission that
extensive grading is probable, the Commission may require the submission
of additional information and modifications in the proposed plat before
the developer may grade any land to be subdivided.
