[R.O. 2009 § 470.010; Ord. No. 4052, 6-25-2020[1]]
A.
Every use, activity, process, or operation
located or occurring in the City shall comply with the environmental
performance standards prescribed in this Article.
1.
Every use, activity, or Structure
permitted shall comply with the provisions of the City's and other
governmental regulating bodies' environmental and safety hazard ordinances,
laws, or acts which pertain to noise and vibration, smoke, odorous
matter, toxic matter, radioactive materials, fire, explosives, humidity,
heat, glare, and other offensive and/or safety hazards.
2.
It is the intent of this Article
to minimize or eliminate activities which may potentially create conditions
that are offensive and/or hazardous. All activities shall be in compliance
with all City, St. Louis County, state, and federal environmental
laws, statutes, and regulations.
3.
Each Applicant is responsible for
informing the City of all environmental laws and regulations that
are applicable to the particular site and obtaining all appropriate
permits before a building permit is issued and construction begins.
[R.O. 2009 § 470.020; Ord. No. 4052, 6-25-2020]
A.
Whenever, in the opinion of the Director,
there is a reasonable probability that any use or occupancy violates
these environmental performance standards, he/she is hereby authorized
to employ a qualified technician or technicians to perform whatever
investigations and analyses as are necessary to determine whether
or not they are in fact being violated.
B.
In the event that a violation is found to exist, the violator shall be liable for the reasonable fee of the technicians employed to perform such investigations and analyses. Such fees may be recovered as a penalty in the same manner as, and in addition to, the penalties specified in Section 445.020 of the Zoning Code.
C.
If a complaint is received regarding an
alleged violation of any of the provisions of this Article and the
Director does not believe that there is a reasonable probability that
such a violation actually exists, the Director may, as a condition
precedent to further investigation, require that the complainant agree
to pay all costs in accordance with the terms of this Section and
post an escrow deposit in the amount of two hundred dollars ($200.00)
to defray the cost of employing a qualified technician or technicians
to perform such investigation and analyses as may be necessary to
determine whether or not such violation exists. Nothing in this Section
shall require the Director to conduct such investigation regardless
of willingness of complainant to post such escrow.
1.
In the event that the complaint is
substantiated, the escrow deposit shall be refunded to the depositor
and the reasonable fees associated with the investigation and analyses
shall be recovered in the manner provided above.
2.
If the complaint proves unfounded,
such fee shall be paid from the complainant's escrow deposit. Any
remainder of such deposit shall be refunded to the complainant upon
completion of the investigation. In the alternative, if the deposit
does not cover all of the costs of the investigation, the complainant
shall provide the City additional payment to cover all such costs.
[R.O. 2009 § 470.030; Ord. No. 4052, 6-25-2020]
A.
Vibrations. Every use shall be so operated
that the maximum ground vibration generated is not perceptible without
instruments at any Lot Line of the Lot on which the use is located,
except that vibration caused by blasting conducted in accordance with
the requirements of the Explosives Code, Chapter 711, St. Louis County
Revised Ordinances (SLCRO), as amended, may exceed these limitations.
B.
Noise. Every use shall be so operated that the pressure level of sound or noise generated does not exceed the limitations of the Noise Control Code, Chapter 625, SLCRO, as amended.
C.
Odors. Every use and property shall be
so operated that no offensive or objectionable odor is emitted in
accordance with the requirements of the Air Pollution Code, Chapter
612, SLCRO, as amended.
D.
Smoke. Every use shall be so operated that
no smoke from any source shall be emitted that exceeds the emission
levels in the requirements of the Air Pollution Code, Chapter 612,
SLCRO, as amended.
E.
Toxic Gases. Every use shall be so operated
that there is no emission of toxic, noxious, or corrosive fumes or
gases which exceeds the emission levels of the Air Pollution Code,
Chapter 612, SLCRO, as amended.
F.
Emission of dirt, dust, fly, ash, and other
forms of particulate matter. The emission of dirt, dust, fly ash,
and other forms of particulate matter shall not exceed the emission
levels in the requirements of the Air Pollution Code, Chapter 612,
SLCRO, as amended.
G.
Radiation. Every use shall be so operated
that there is no dangerous amounts of radioactive emissions.
H.
Glare And Heat. Any operation producing
intense glare or heat shall be performed in an enclosure in such a
manner as to be imperceptible along any Lot Line without instruments.
I.
Site Drainage.
1.
Each Lot's storm water drainage system
shall be allowed to flow unrestricted and runoff water shall not be
allowed to make contact with potential sources of contamination related
to a developer's or property owner's operations. Construction and
grading activities shall require drainage and erosion control which
will be implemented prior to construction and exposed soil shall be
replanted at the earliest possible date after the completion of such
grading.
2.
All erosion and siltation control
devices shall be regularly inspected and maintained during development
and be in accordance with all applicable federal, state, and local
regulations and guidelines. Where fill is necessary to attain the
approved finished grade of any Lot, the fill shall be free of waste
materials and shall not contain noxious materials that will give off
odors of any kind.
3.
Where applicable, storm water diversion
will be allowed only if a National Pollution Discharge Elimination
System (NPDES) permit is granted by the Missouri DNR.
J.
Site Hazards. Any operation shall be carried
on with reasonable precautions against fire and explosion hazards.
All areas inside and outside of a Building or Structure shall conform
to all current National Fire Protection Association (NFPA) fire and
safety codes. Only minimum quantities of materials including raw materials,
reagents, products, by-products, and wastes will be stored on-site.
Storage, handling, and use of hazardous and/or explosive materials
shall be in accordance with Missouri DNR and U.S. Environmental Protection
Agency rules and regulations, if applicable.
K.
Building Materials And Disposal. No building
materials which will create an exposure hazard to occupants of a facility
in excess of Occupational Safety and Health Agency (OSHA) standards
will be allowed. All waste and construction materials are to be collected
and properly disposed. No waste construction materials are to be incorporated
into the fill of a Lot within the limits of the City.
L.
Violations And Accidental Spills. All environmental
violations including accidental spills are to be reported immediately
upon detection to the appropriate agency. Each property owner is responsible
for the cleanup and shall copy the City on all correspondence sent
or received which relate to the violation/spill including cleanup.
Cleanup plans are subject to review and approval by the City prior
to implementation in addition to any other appropriate agencies review.
M.
Lighting. All illumination Structures,
except for approved streetlights, shall be so arranged as not to cast
light directly from any source of illumination on any Street or on
adjacent Lots in a Residential District or Lots with a Residential
Use.
N.
Utility Regulations. Unless otherwise provided in Chapter 510, Excavations and Public Rights-of-Way Management, all new utilities must be placed underground in an aesthetic and safe manner. These utilities, would include, but are in no way limited to, fiber optics, electric, telephone, cable, natural gas, sewer, and water.
