[Ord. No. 552 §3.1, 11-21-2006]
A.
Prior
to submitting a preliminary plan for the subdivision of land within
the City, a developer may submit a sketch plan for the tract which
shall include the following information other than field survey data:
1.
The
location of the tract in relation to the surrounding area.
2.
The
approximate location of all existing structures within the tract proposed
to be retained and wooded areas within the tract and within one hundred
(100) feet thereof.
3.
The
names of the owners of all property adjoining the tract as disclosed
by the most recent Assessor's record.
4.
All
existing streets, roads and approximate location of wet and dry weather
watercourses, floodplain areas, sinkholes, wetlands and other significant
physical features within the tract and within one hundred fifty (150)
feet thereof.
5.
Approximate
location of proposed streets and property lines.
6.
A rough
sketch of the proposed site plan.
7.
A north
arrow and scale.
8.
Direction
of and approximate distance to nearest existing major street intersection.
B.
The City
Engineer shall review and evaluate the sketch plan as soon as practical
and shall report to the developer as to the merits and feasibility
of the improvements contemplated by the sketch plan.
[Ord. No. 552 §3.2, 11-21-2006]
A.
The developer
shall prepare and submit to the City Engineer four (4) copies of a
preliminary plan. The preliminary plan shall be any scale from one
(1) inch equals twenty (20) feet through one (1) inch equals one hundred
(100) feet, so long as the scale is an increment of ten (10) feet
and shall contain the following information:
1.
All
information required in a sketch plan.
2.
The
name proposed for the tract or such part thereof as is proposed to
be subdivided, which shall be original and not a duplication of the
name of any previously recorded subdivision or development in St.
Louis County. The developer shall include a certification from the
Recorder of Deeds to this effect.
3.
The
date of plan submission to the City and the following names and addresses:
4.
The
approximate area of the tract stated in tenths (0.1) of an acre.
5.
Existing
and proposed contour data in five (5) foot increments to indicate
the slope and drainage of the tract and the high and low points thereof.
Contour data shall extend one hundred fifty (150) feet beyond the
limits of the subdivision boundaries. U.S.G.S. data is required.
6.
The
location of existing and proposed property lines, watercourses, sinkholes,
wetlands, areas within the tract subject to inundation by stormwater,
railroad rights-of-way, bridges, culverts, storm sewers, easements
of record, existing buildings including use or other identified improvements
that are to remain and significant natural features such as wooded
areas and rock formations.
7.
The
location of existing and proposed streets including additional right-of-way
along existing streets as required.
8.
The
results of any tests made to ascertain subsurface rock and soil conditions,
depth of the water table and/or presence of surface or subsurface
contaminants.
9.
The
zoning district, including delineation of FEMA designated floodplain
and floodway boundaries, if any, and the township, range, section
and U.S. survey, school district, fire district and other special
districts in which the tract is located.
10.
Any
proposed alteration, adjustment or change in the elevation or topography
of any floodplain or floodway as shown on the FEMA flood boundary
and floodway maps.
11.
Approximate
area in square feet of minimum and maximum size of lots, if less than
one (1) acre in area; and in acres and tenths of acres if one (1)
acre or more in area, into which the tract is proposed to be subdivided.
12.
Approximate
location of existing and proposed sidewalks and pedestrian walkways.
13.
Proposed
building lines and setback requirements.
14.
Proposed
type of treatment or method of sewage disposal to include name of
trunk line, lateral or qualified sewage treatment system, where applicable.
15.
Proposed
source of potable water.
16.
Proposed
landscaping plan.
B.
Certification
by the land surveyor or engineer who prepared the plan that the plan
is a correct representation of all existing and proposed land divisions.
C.
Submission
of applicable fire district comments prior to preliminary plan approval.
D.
Development
of parcels within the floodplain shall require approval of a floodplain
study completed by an engineer.
[Ord. No. 552 §3.3, 11-21-2006]
A.
The City Engineer shall review the preliminary plan for conformance to the requirements described in Section 405.070. If the plan is incomplete, it shall be returned to the developer to complete the necessary requirements. Upon determination by the City Engineer that said plan is complete, developer shall prepare and submit fifteen (15) copies of the preliminary plan.
B.
The City
Engineer shall, within thirty (30) days from receipt of a complete
preliminary plan, submit a report to the Planning Commission for consideration.
The report shall include comments of the City Engineer, as well as
comments of all agencies and City departments to whom the plan was
referred for review.
C.
Within
sixty (60) days of receipt of a complete preliminary plan and after
receipt of the City Engineer's report, the Planning Commission shall
take action upon it. Planning Commission action shall consist of one
(1) of the following:
1.
Approval. Commission may recommend approval of the preliminary
plan as submitted or recommend approval of the plan with amendments.
If recommended for approval, Planning Commission shall direct that
the City Engineer forward said recommended plan to the City Clerk
for distribution to the Board for their review.
2.
Disapproval. The Planning Commission may disapprove of a preliminary plan for reasonable cause. The developer may appeal the Planning Commission's disapproval per Section 425.100 of this Chapter.
3.
Notification. In any case, the developer shall be notified
in writing of the Planning Commission's action.
[Ord. No. 552 §3.4, 11-21-2006]
A.
Within
sixty (60) days of receipt of the Planning Commission's recommendation,
the Board shall take action on the preliminary plan. Board action
shall consist of one (1) of the following:
1.
Approval. The Board may, by majority vote, approve the preliminary plan as recommended by the Planning Commission or approve the plan with amendments by three-fourths (¾) majority vote. If the developer receives Board approval of a plan, a record plat may be prepared as described in Article V.
2.
Disapproval. If a plan is not approved by the Board, the
developer may resubmit a plan to the Planning Commission as described
in this Article.
[Ord. No. 552 §3.5, 11-21-2006]
If the Planning Commission disapproves the preliminary plan,
the developer may appeal the Planning Commission's decision in writing
to the Board. Said appeal shall be submitted to the City Clerk. The
Board shall act on said appeal within thirty (30) days from receipt
of said appeal. The Board may approve the preliminary plan, with or
without amendments, the decision of the Planning Commission to disapprove
notwithstanding. It shall require a three-fourths (¾) vote
of the Board to approve a plan receiving the Planning Commission's
disapproval.
[Ord. No. 552 §3.6, 11-21-2006]
The developer may, at any time, withdraw a preliminary plan
from consideration. Said withdrawal must be made in writing to the
City Clerk. If the developer desires to resubmit said plan at some
later date, it shall be resubmitted to the Planning Commission for
their recommendation prior to any Board action.
