[Ord. No. 552 §5.1, 11-21-2006]
The Board of Alderpersons shall consider all record plats which shall be in substantial conformance to the preliminary plan. The City Engineer shall review all record plats prior to submission to the Board. If the plat is found to be in conformance by the aforementioned City Officials, the Board shall approve the plat by resolution at their next regularly scheduled meeting. The developer, in any case, shall have one (1) year from preliminary plan approval to file the record plat with the St. Louis County Recorder of Deeds. If said record plat is not filed within the prescribed time limit, the preliminary plan approval shall be deemed expired.
In case of phased developments, the record plat for the first (1st) phase shall meet the above requirements. Record plats for subsequent phases must be recorded within one (1) year of the recording of the previous phase. If said record plats are not filed within the prescribed time limit, the preliminary plan approval shall be deemed expired. The Board may, upon a developer's petition, grant an extension of time. Any request for such an extension must be filed with the City Clerk prior to the expiration date.
[Ord. No. 552 §5.2, 11-21-2006]
A record plat shall delineate all developed lots created by the plat except as follows: If a record plat does not include all property in an approved preliminary plan or all remaining property where previously recorded plats of a portion of the subdivision have been recorded:
In a residential subdivision, no property may be excluded resulting in a tract less than ten (10) acres in area or any resulting side of an excluded tract less than three hundred (300) feet in length, unless such a side is the original boundary of the original legally existing tract. Until subdivided, such excluded tract is a developable lot, on which no more than one (1) residence may be constructed; unless the development is a planned development, in which case the excluded property is not developable and does not constitute a lot of record for any purpose under the Zoning Code or until included in a record plat.
In a non-residential subdivision, excluded property is not developable and does not constitute a lot of record for any purpose under the Zoning Code or these regulations until included in a record plat.
The record plat shall be prepared by a land surveyor at any scale from one (1) inch equals twenty (20) feet to one (1) inch equals one hundred (100) 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) inches by forty-two (42) inches. In certain unusual instances where the subdivided area is of unusual size or shape, the City Engineer may permit a variation in the scale or size of the record 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.
The record plat shall show the following information:
North arrow and graphic scale.
Boundary lines within the outboundary lines of the subdivision with accurate distances and bearings; also all section, U.S. Survey, township and range lines; boundary lines of municipalities, sewer, schools and other legally established districts with the name of or description of any of the same adjacent to or abutting on the subdivision.
The lines of all proposed streets and alleys with their widths and names.
An accurate delineation of any property offered for dedication to public use.
The line departure of one street from another.
The boundary lines of all adjoining lands and the right-of-way lines of adjacent streets and alleys with their widths and names.
All lot lines and an identification system for all lots and blocks.
Building lines, including minimum side and rear yard setbacks on each 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.
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.
All survey monuments, together with their descriptions.
Area in square feet for each lot or parcel on the plat or a supplemental sheet showing same.
Name of subdivision and descriptions of property subdivided, showing its location and area.
Certification by the land surveyor who performs the property survey to the effect that the plat represents a survey made by him and that it is tied to the Missouri Coordinate System in accordance with the current Missouri Minimum Standards for Property Boundary Surveys and the coordinates of the exterior corners shall be shown on the plat. The coordinate system setup shall be:
Projection. State Plane Coordinate System;
Zone. Missouri East (Zone Number 2401);
Datum. North American 1927, North American 1983 or North American 1983 HARN Said plat must contain the locations of all required survey monuments installed or to be installed. Also, month and year during which the survey was made.
Private restrictions and trusteeships where required by ordinance and their periods of existence. Should such restrictions and trusteeships be of such length as to make lettering of same on the plat impracticable, thus necessitating preparation of a separate instrument, reference to such instrument shall be made on the plat.
Subdivision names approved on the record plat shall constitute a 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 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.
If developer places restrictions on any land contained in the subdivision that is greater than those required by the Zoning Code or these regulations, such restrictions or references thereto should be indicated on the plat.
Zoning district and zoning district boundary line when property is located in more than one (1) district or planned district and ordinance number or date of ordinance when applicable.
Cumulatively, all record plats shall contain enough common land to support the lots platted. All remaining common ground is to be platted with the recording of the final lot, unit or phase of the development.
The following items shall be submitted with and included as part of the record subdivision plat:
Guarantee of installation of water mains or supply of potable water.
Street lighting contract from AmerenUE. Submittal of contract is optional and is to be accepted in lieu of an increase value for escrow of actual construction costs.
Verification of street names and addresses from U.S. Postal Service Customer Services Department.
Verification of location of fire hydrants and adequacy of water supply from applicable fire district.
Tax certificate or copy of paid tax bill from the office of the St. Louis County Collector of Revenue.
Verification of payment of all inspection fees, where applicable.
Subdivision processing fees.
Any special study or engineering calculations required.
Trust indenture and warranty deed for common land conveyance, accompanied by a letter of compliance from an attorney.
Letter from Metropolitan St. Louis Sewer District certifying connection fees have been paid.
Certification of proper placement of all outboundary survey monuments from a land surveyor.
Certificate of clear title. The record plat shall be accompanied by a statement prepared by a duly authorized title company stating that the signatures of all persons whose consent is necessary to the preparation and recording of said plat and to the dedication of the streets and other public place are clearly shown on the plat.
Any land dedication to the City for park purposes in a subdivision shall be conveyed to the City free and clear of all encumbrances at the same time the plat of subdivision is filed, said deeds to be without restrictions or covenants except requirement that the land be used for park purposes without reversion and with references to the subdivision, if any, on which the land is shown.
[Ord. No. 552 §5.3, 11-21-2006]
In any case where the establishment of common land (including pedestrian walkways and cul-de-sac islands), private streets, private street lighting, drainage facilities such as detention basins, drainage pipes, ditches or any other improvement that requires continuous maintenance, a trust indenture shall be recorded simultaneously with the record plat. The trust indenture shall provide for proper maintenance and supervision by the trustees who are selected to act in accordance with the terms of such indenture and the applicable provisions of this Chapter. For single lot developments and developments with no common ground, the City Engineer may accept script certifying the means of maintenance on the record plat. Common land shall be conveyed by the owner in fee simple absolute title by warranty deed to trustees whose trust indentures shall provide that the common land be used for the benefit, use and enjoyment of the lot owners present and future. It shall be the responsibility of the trustees of the subdivision to maintain the common land. No lot owner shall have the right to convey his interest in the common land except as an incident of the ownership of a regularly platted lot.
Any trust indenture required to be recorded or recorded for the purpose of compliance with provisions of this Chapter or the Zoning Code shall provide for not less than the following representation to purchasers of developed lots among the trustees: one-third () of the trustees shall be chosen by purchasers of developed lots after fifty percent (50%) of the lots have been sold; two-thirds () of the trustees shall be chosen by purchasers of developed lots after ninety-five percent (95%) of the lots have been sold; all of the trustees shall be chosen by purchasers of developed lots after all of the lots have been sold.
Where the provisions of a trust indenture recorded pursuant to these regulations cannot be fulfilled by reason of unfilled vacancies among the trustees, the Board may, upon the petition of any concerned resident or property owner of the subdivision, appoint one (1) or more trustees to fill vacancies until such time as trustees are selected in accordance with the trust indenture. Any person so appointed who is not a resident or property owner within the subdivision shall be allowed a reasonable fee for his or her services by the order of appointment, which fee shall be levied as a special assessment against the property in the subdivision and which shall not be subject to any limitation on special assessments contained in the trust indenture or elsewhere.
Each trust indenture and warranty deed shall be accompanied by a written legal opinion from an attorney setting forth the attorney's legal opinion as to the legal form and effect of the deeds and trust indenture. The deeds and indenture shall be approved by the City Attorney prior to being filed with the Recorder of Deeds simultaneously with the recording of the record plat.
The term of any indentures recorded pursuant to these regulations shall be for the duration of the subdivision. In the event the subdivision is vacated, fee simple title shall vest in the then lot or unit owners as tenants in common. The rights of the tenants shall only be exercisable appurtenant to and in conjunction with their lot or unit ownership. Any conveyance or change of ownership of any lot or unit shall convey with it ownership in the common land and no interest in the common land shall be conveyed by a lot or unit owner except in conjunction with the sale of a lot or unit. The sale of any lot or unit shall carry with it all the incidents of ownership of the common land whether or not expressly mentioned in the deed; provided however, that no right or power conferred upon the trustees shall be abrogated.
[Ord. No. 552 §5.4, 11-21-2006]
A subdivision may be developed in two (2) or more phases; said phases shall be clearly indicated on the plat. The record plat for each phase shall include all previous phases and a reference to the book and page of their recording and all future phases. Areas designated as future phases need not indicate easements or parking and drive locations to be developed when such future phases are recorded. Improvement plans and installation or guarantee of improvements are not required for area designated as future phases, except that the City may require such improvements as are necessary to serve the phase proposed for present development.
Subdivision record plats or the phase proposed for present development of tracts to be developed in phases shall establish all necessary easements and parking and drive locations. The plat shall contain script restricting parking and drive areas to such purposes.
[Ord. No. 552 §5.5, 11-21-2006]
Following the recording of the record plat, one (1) original copy of the subdivision plat bearing the St. Louis County Recorder's signature, seal and notation as to plat book and page on reproducible mylar as approved by the City Engineer shall be returned to the City, along with similarly recorded copies of any deed restrictions accompanying it before any permits for any manner of construction will be issued.