City of Greendale, MO
St. Louis County
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Table of Contents
Table of Contents
[Ord. No. 552 §24-6.1, 11-21-2006]
A. 
The size, shape and orientation of building lots shall be designed to provide desirable building sites logically related to topography, natural features, streets, parking areas, common land (if any), other structures and adjacent land uses. Due regard shall be given to natural features such as large trees, watercourses and sites which have historical significance, scenic views and similar assets, the preservation of which would add attractiveness and value to the subdivision.
B. 
The petitioner of a single-family residential subdivision that will result in four (4) or fewer single-family residential lots must clearly demonstrate by visual and narrative means that the resulting layout will be compatible with the surrounding area in respect to the character of the development and its conformity with the established alignment of adjoining residences. For the purposes of this requirement "surrounding area" and "adjoining residences" represents an area inscribed by a line that is three hundred (300) feet distance from every boundary line of the proposed subdivision.
[Ord. No. 552 §24-6.2, 11-21-2006]
A. 
The design standards set forth in this Section are the minimum design standards applicable to single-family residential subdivisions. Unless otherwise set forth below, the standards and procedures established elsewhere in this Chapter as applicable to all subdivisions shall apply to residential subdivisions as well.
1. 
Double frontage. Lots with double frontage are prohibited.
2. 
Lot frontage.
a. 
Every lot shall abut an approved public or private street.
b. 
All lots shall meet the frontage requirements of the Zoning Code but in no case shall a lot have less than fifty (50) feet width at the street right-of-way line.
3. 
Lot area. Lot area shall meet the requirements of the Zoning Code for the residential district in which the subdivision is located.
4. 
Lot width. Lot width shall meet the requirements of the Zoning Code for the residential district in which the subdivision is located.
5. 
Minimum width of lots at required building line.
a. 
Lots shall meet the requirements of the Zoning Code for the residential district in which the subdivision is located.
b. 
Minimum frontage widths shall be determined at the required minimum building line as stated in the Zoning Code.
6. 
Circular turnaround.
a. 
The minimum width required for a lot fronting on a circular turnaround shall be in accordance with the Zoning Code.
b. 
Building line. The minimum building line will, in no event, be less than required by the Zoning Code.
c. 
The minimum width at the right-of-way line for lots fronting a circular turnaround shall be in accordance with the Zoning Code.
7. 
Side lot lines. Side lot lines should be at right angles to straight streets and radial to curved streets.
8. 
Corner lots.
a. 
Corner lots for residential use shall have adequate width to permit appropriate building lines from both streets.
b. 
Corner lots located at the intersection of major and minor roadways shall have driveway access from the minor roadway if possible. Driveways shall be located as far from a street intersection as practicable and will not be permitted, under any circumstances, within the sight distance triangle serving the intersection as described in the Zoning Code.
9. 
Exceptional development conditions. Where there is a question as to the suitability of lot(s) for their intended use due to factors such as rock formation, soil conditions, steepness of terrain, flood conditions or other adverse natural physical conditions, the City Engineer may, after adequate investigation, withhold approval of such lots until engineering studies are presented to the City Engineer which establish that the method proposed to meet any such conditions is adequate to avoid any danger to health, life or lot improvement.
10. 
Blocks.
a. 
Blocks shall not exceed one thousand (1,000) feet nor be less than two hundred (200) feet in length except as otherwise approved by the Planning Commission.
b. 
Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth unless in the judgment of the Planning Commission a different arrangement is required to accommodate a specific planned development or use.
[Ord. No. 552 §24-6.4, 11-21-2006]
A. 
The design standards as set forth in this Section are the minimum design standards to be used by the non-residential subdivider. Unless otherwise set forth below, the standards and procedures established elsewhere in this Chapter shall apply to non-residential subdivisions.
1. 
Lots.
a. 
The lot size, width and depth shall be appropriate for the location and type of development contemplated and shall conform to the requirements of the Zoning Code for the district in which the non-residential subdivision is proposed.
b. 
A minimum road frontage of fifty (50) feet or direct access by a fifty (50) foot road easement or right-of-way or recorded cross access easement shall be required for non-residential lots of any size.
c. 
Lots adjacent to residential areas shall be buffered by providing for additional depth of lots.
d. 
Off-street loading shall be arranged to eliminate street maneuvering by vehicles using loading facilities.
[Ord. No. 552 §24-6.5, 11-21-2006]
A. 
Pedestrian Ways. The Planning Commission may require pedestrian ways to provide access to parks, schools, shopping areas, public transportation facilities, common land or similar facilities or where otherwise necessary to promote the public safety.
B. 
Common Land Access For Maintenance. Whenever areas designated and platted as common land contain facilities for stormwater retention lakes, ponds or recreational uses, periodic maintenance of which requires the use of heavy equipment, suitable access to common land shall be provided of sufficient width and grade to facilitate maintenance equipment. Said access shall be constructed of materials appropriate to accommodate such equipment and in such configuration as approved by the City Engineer.
[Ord. No. 552 §24-6.6, 11-21-2006]
A. 
The purpose of this Section is to provide standards and regulations to reduce or prevent flooding and at the same time minimize damage to real property.
1. 
The controlled release and storage of excess stormwater runoff may be required for all land developments and subdivisions as determined by the City Engineer.
2. 
Detention of differential runoff, as approved by the City Engineer, may be required by providing permanent detention facilities such as dry reservoirs, ponds or other acceptable alternative.
3. 
Detention reservoirs or dry bottom stormwater storage areas may be designed to serve secondary purposes such as recreation, open space or other types of uses that will not be adversely affected by occasional flooding as approved by the City Engineer.
4. 
In single-family residential subdivisions, drainage detention facilities and land designated to provide access to such facilities shall be located within common land.
5. 
Drainage detention areas that are not maintained by a public authority shall be conveyed as an undivided interest in common to each lot in the subdivision for maintenance purposes or conveyed to trustees with authority to perform maintenance responsibilities.
6. 
During the construction phase of development, facilities shall be provided and maintained to prevent erosion and siltation. When improvements are guaranteed, the escrow agreement shall include a separate line item in the amount of one percent (1%) of the construction cost for erosion/siltation control.
7. 
Storm drainage improvements consisting of storm sewer systems or open channels shall adequately drain the areas being developed. No change in watersheds shall be permitted. All stormwater shall be discharged at an adequate natural discharge point.
8. 
The design of drainage improvements shall be coordinated to the extent possible with present and probable future improvements so as to form an integrated system.
9. 
Storm drainage facilities located within subdivided lots and common land areas shall be the maintenance responsibility of the abutting property owners or subdivision trustees, unless said facility has been accepted for maintenance by the City, Metropolitan St. Louis Sewer District (MSD) or other entity approved by the Board. Notice of this requirement shall be included in the trust indentures.
10. 
Adequate provisions shall be made for the disposal of stormwater in accordance with the specifications and standards of the MSD.
[Ord. No. 552 §6.7, 11-21-2006]
A. 
Proposed through or collector streets which are continuations of, or in general alignment with, existing named streets shall bear the names of such existing streets within the City.
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 within St. Louis County.
C. 
All names of streets proposed by the subdivider shall be approved by the Planning and Zoning Commission prior to submitting the proposed record plat for review by the St. Louis County Department of Revenue.
[Ord. No. 552 §6.8, 11-21-2006]
A. 
All proposed subdivisions shall have adequate easements, as determined by the City Engineer, for the installation and maintenance of utility facilities, including cable television distribution systems.
B. 
Where 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 or provide a special escrow as determined by the City Engineer.
C. 
Stormwater And Stormwater Control Easements.
1. 
Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City Engineer to be adequate in area to contain facilities to take care of flooding or erosion along the stream or surface drainage course.
2. 
Stormwater easements and drainage rights-of-way may be required, if necessary, for proper drainage within and through a subdivision.
3. 
Stormwater control easements are required along all major creeks and significant tributaries; around and including all new wet lakes functioning as part of a stormwater control system; and for all detention areas, basins and related structures.
4. 
The boundary line of stormwater control easements shall be located a minimum distance of twenty (20) feet back from the bank of improved creek channels as approved on improvement plans or at such width back from unimproved channels as required by MSD or the City. Easement lines shall be located a distance of not less than ten (10) feet back from the estimated high water line of lakes, dry detention areas and basins.
5. 
Final location of stormwater control easements shall be approved by MSD and the City Engineer as part of the improvement plan. Such easements shall subsequently be shown on a record plat or special easement plat.
6. 
Access easements shall be required, as necessary, to provide for maintenance of the area within designated stormwater control easements. Separately designated access easements shall not be less than twenty (20) feet wide.
7. 
Script on the record plat or trust indentures for all developments containing stormwater control easements and access easements to such areas shall specify assessments for and maintenance of such areas apart from other common land.
[Ord. No. 552 §6.9, 11-21-2006]
The City Engineer may require evidence in the form of test borings to determine the subsurface soil, rock and water conditions of the tract to be developed. In instances where unsuitable conditions or other factors that would adversely impact the proposed development have been identified, the developer shall provide a report prepared by a licensed soils engineer containing recommendations for alleviating the same. The City Engineer may designate that these recommendations be implemented by the developer as a condition of the plan and/or construction approval.
[Ord. No. 552 §6.10, 11-21-2006]
A. 
Where the preliminary plat indicates that extensive grading and compaction are probable, the City Engineer may require the submission of additional information and modifications in the proposed plat before the developer may grade any land to be subdivided.
B. 
Grading permits for proposed subdivisions will not be issued until an improvement plan, including a landscaping plan, has been approved.
C. 
An erosion/siltation control plan shall be submitted with all improvement plans. The City Engineer may require additional erosion and siltation devices during construction if necessary. Additional requirements are contained in Section 425.250, Stormwater Standards.
D. 
A grading permit based on approved improvement and landscaping plan is required prior to the commencement of any grading related to the subdivision. Erosion and siltation control devices shall be installed prior to commencement of grading activities.
E. 
Proposed grading which creates a change in watersheds shall not be permitted.
F. 
The maximum slope in a fill shall not exceed three (3) horizontal to one (1) vertical and a cut shall not exceed two (2) horizontal to one (1) vertical.
[Ord. No. 552 §6.11, 11-21-2006]
A. 
Plans for improvements shall be prepared and stamped by a registered professional engineer; and the streets, storm sewers, sidewalks, pedestrian ways and sanitary sewers shall be staked by a registered land surveyor.
B. 
Improvements shall either be installed or guaranteed in the form of a land subdivision bond or an escrow agreement approved by the City Attorney in any portion of the area for which a record plat is approved for recording.
C. 
Utilities, including water mains, streets, storm and sanitary sewers, shall be designed and built or guaranteed by escrow to serve the platted area or be designed and built or guaranteed by escrow to serve the area to be initially developed in such a manner that they can easily be expanded or extended, as the case may be, to serve the entire drainage area or watershed.
D. 
Street trees, buffer plantings or any other plantings required by the Planning Commission shall be installed prior to the issuance of an occupancy permit or said landscaping improvements shall be guaranteed by either performance bond or escrow as approved by the City Attorney to allow the issuance of a temporary occupancy permit.
E. 
The developer shall provide written certification of completion by a licensed engineer. Said engineer shall certify the completion of the required improvements and any deviations or deficiencies from the approved plans shall be noted and corrective action proposed.
F. 
Before the developer°s obligation to the City is terminated, all required improvements shall be constructed under the observation and inspection of the appropriate agency and accepted for maintenance or given final approval by the Board of Alderpersons.
[Ord. No. 552 §6.12, 11-21-2006]
A. 
Where none are existing, at least two (2) permanent survey monuments shall be placed by a registered land surveyor at street intersections. For all other types of intersections, monuments shall be placed as determined by the City Engineer. In addition, monuments shall be so located to find angle points of tangency of curves on one (1) side of the street and at all outboundary corners.
B. 
Should conditions prohibit the placing of any monuments at the above locations, offsetting the permanent marker is permitted provided that the exact offset courses and distances are shown on the letter of certification when monuments are set. If a monument would be in a driveway, a cross would be permitted in concrete and a steel pin, iron pipe or railroad spike in asphalt.
C. 
The internal permanent survey monuments may be placed after all streets and related utilities have been installed but must be installed prior to final acceptance of the streets and related public improvements by the City.
D. 
Monuments shall be of Portland cement concrete, four (4) inches square on the top tapering to six (6) inches square on the bottom; stone, four (4) inches square or larger or iron pipe or steel pins, from one-half (½) inch to one and one-half (1½) inches in diameter. All monuments noted above will have a length of two (2) feet or longer.
E. 
An existing permanent bench mark or a new permanent bench mark shall be established and shall be accurately noted on the record subdivision plat.
F. 
All monuments placed shall be flush with the ground surface.
[Ord. No. 552 §6.13, 11-21-2006]
A. 
All streets shall be graded and the roadway improved by surfacing. Roadway surfacing shall be in accordance with City standards and specifications. All grading and surfacing shall be done under observation and inspection of the City Engineer and shall be subject to his approval.
B. 
The treatment of the intersection of any new street with a State or County maintained pavement and any additional required widening of an adjoining State or County highway shall be subject to approval by the district engineer of the State of Missouri Highway and Transportation Department or St. Louis County Department of Highways and Traffic as applicable.
C. 
At such times as a subdivision is proposed adjacent to an existing street, that street shall be improved to current City specifications. Additional right-of-way and the costs of improvement of half of the right-of-way adjacent to the proposed subdivision shall be included in the overall subdivision improvements. The improvements shall be made to current City standards.
D. 
In certain cases involving the subdivision of a tract or tracts of land, the reservation of right-of-way areas may be required for future road improvements as determined by the Planning Commission and as shown on the preliminary plan.
[Ord. No. 552 §6.14, 11-21-2006]
A. 
Sidewalk Requirements. Sidewalks shall be required on both sides of all streets except the circular portion of a cul-de-sac in residential areas, unless otherwise indicated in the City's sidewalk plan.
B. 
Sidewalk Exception Procedure. A developer may apply to the Planning Commission for modifications to the sidewalk plan. The City Engineer shall provide the Planning Commission with recommendations concerning conditions within road right-of-way involved with a request for exception or alternate sidewalk plans. The Planning Commission may recommend approval of the exception in the following cases:
1. 
Where the subdivision designer has submitted for review a proposed sidewalk plan that provides for more direct and safer movement of pedestrian traffic.
2. 
Where justifiable conditions can be shown that strict application of the requirements contained in this Section would:
a. 
Impose practical difficulties due to topographic conditions; or
b. 
Cause additional walk that would not be in the public interest and public safety could be adequately accommodated without the sidewalks.
[Ord. No. 552 §6.15, 11-21-2006]
Where the City Engineer determines that an approved public water supply is reasonably accessible or procurable, it shall be made available to each lot within the subdivided area. The developer shall install fire hydrants as determined by the appropriate fire protection district in accordance with the insurance office of Missouri.
[Ord. No. 552 §6.16, 11-21-2006]
Where an approved publicly or privately owned sanitary sewer system is located within two hundred (200) feet and reasonably accessible and meets the requirements of the Missouri Department of Natural Resources, the developer shall connect with such sanitary sewer and provide an adequate service connection to each lot. Sewer connections and subdivision sewer systems shall comply with the regulations of the Missouri Department of Natural Resources and Metropolitan St. Louis Sewer District and shall be constructed under the observation and inspection of Metropolitan St. Louis Sewer District.
[Ord. No. 552 §6.17, 11-21-2006]
A. 
Reflectorized street signs bearing the name of the street, as designated on the record plat, shall be placed at all street intersections.
B. 
The City Engineer shall approve the location and inspect the installation of street name signs in all subdivisions.
C. 
The size, height and type of sign shall be in accordance with City specifications.
[Ord. No. 552 §6.18, 11-21-2006]
A. 
Street Lighting Plan Submission And Review. The developer shall submit to the City Engineer, for review and approval, four (4) copies of the approved preliminary plan indicating the location of light standards in compliance with the following:
1. 
Illumination standards. Each lighting source shall have a height of not less than sixteen (16) feet above grade. Fixtures shall be high pressure sodium type, nine thousand five hundred (9,500) lumen in all residential districts; twenty-five thousand five hundred (25,500) lumen in non-residential districts. Where determined necessary by the City Engineer for street illumination, twenty-five thousand five hundred (25,500) lumen lights shall be required in residential districts. The City Engineer may permit nine thousand five hundred (9,500) lumen lights in non-residential districts on minor streets. Fixtures are to be compatible with other City street lights and are to be approved by the City Engineer. Maximum initial illumination level five (5) feet from the base of the light source shall be no greater than three (3.0) foot-candles.
a. 
In a non-residential subdivision, single-family residential subdivision or multiple-family subdivision, street lights shall be provided at each intersection of a street within the subdivision, on street frontage between intersections, at each intersection of a street with a pedestrian way, at each circular turnaround, along private streets or roadway easements which provide access to or through any lot or driveway connecting the subdivision to a public street and within parking lot areas to comply with the provisions and regulations described herein.
b. 
Residential subdivisions. The maximum distance between light standards on singular access, loop streets and multiple-family access streets shall be three hundred (300) feet; two hundred fifty (250) feet for collector streets and two hundred (200) feet for arterial streets.
c. 
Non-residential subdivision. For singular access streets and loop streets, the maximum distance between street lights shall be three hundred (300) feet. The maximum distance between street lights in collector streets shall be two hundred fifty (250) feet and on arterial roadways two hundred (200) feet, except that for subdivisions within any "M" Industrial District, street lights on a collector street may be placed at maximum intervals of three hundred (300) feet.
d. 
Non-residential parking area lighting plan.
(1) 
Parking area lighting shall be designed and installed so as to achieve the illumination levels set forth in (3) below. Lighting shall be maintained so as to achieve not less than eighty percent (80%) of the minimum and average illumination levels set forth by the following table.
(2) 
The City Engineer may permit lighting arrangements exceeding the maximum initial level set forth in (3) below to allow lighting designs which substantially exceed the required minimum and average illumination levels.
(3) 
Illumination standards in foot-candles for structures and their parking areas:
(a) 
Minimum initial level at any point on the parking area:
Residential: 0.07.
Commercial: 0.5.
Other: 0.3.
(b) 
Average initial level:
Residential: 0.35.
Commercial: 1.0.
Other: 0.5.
(c) 
Maximum initial level five (5) feet from the base of a light standard:
Residential: 3.0.
Commercial: 8.0.
Other: 5.0.
2. 
For the purpose of this Subsection, "commercial" refers to parking areas for any land use, regardless of zoning designation, in which goods or services are offered to the general public on premises.
B. 
Unnecessary Illumination. Lighting shall be designed and maintained to avoid unnecessary illumination of residential interiors.
C. 
Energy Source. All energy sources supplying illumination shall be buried a minimum of eighteen (18) inches below grade. All piping and wiring to illumination sources shall be contained within the light standards or pole structure.
D. 
Timing. All electric lighting shall be controlled automatically by programmed time devices, photo electric cells or the like. Street lighting shall be on from dusk to dawn.
E. 
Location. Light standards shall not be located within three (3) feet of the street pavement. Where sidewalks are required, street light standards shall be located between the sidewalk and street pavement. Exceptions to this Section may be approved by the City Engineer.
F. 
Maintenance And Operation. Upon satisfactory installation of lighting devices, the City will assume financial responsibilities for the ensuing monthly electric and lease charges for lights located on public rights-of-way; the developer shall submit a maintenance agreement, a trust indenture or other similar instrument setting forth the person, corporation, trustees or other agency responsible for the assessment as well as the collection of monies necessary for the operation of the remaining lighting system within the subdivision.
G. 
Installation. All lighting shall be installed and maintained in accordance with the approved lighting plan.
[Ord. No. 552 §6.19, 11-21-2006]
A. 
All electric cable television and telephone distribution lines shall be installed underground, except those overhead distribution feeder lines necessary to serve that subdivision and in locations approved by the City Engineer.
B. 
Cable switching enclosures, pad-mounted transformers and service pedestals may also be installed above ground and may be installed as a part of the street lighting standards where approved by the City Engineer.
C. 
The Planning Commission may approve above ground installations in whole or in part for non-residential subdivisions only when a request is submitted by the developer with documentation that supports the impracticability of installing such utility lines underground.
[Ord. No. 552 §6.20, 11-21-2006]
A. 
A subdivision landscape plan shall be submitted by the developer for review and approval by the City Planner as part of the preliminary plat submission.
B. 
Street trees shall be located and installed in accordance with standards established in the Tree City USA program.
C. 
Location of proposed structures or plantings at the subdivision entrance shall be approved by the Planning Commission.
D. 
All signage shall be in accordance with the Zoning Code, shall be approved by the City Engineer and shall have a building permit and sign permit as required.
E. 
All ground surfaces within the public rights-of-way not covered by pavement shall be seeded in accordance with an approved landscaping plan.
F. 
The City Engineer may require the clearing of underbrush, sodding, seeding and other landscaping improvements in common land where land has been altered.
G. 
The developer shall guarantee installation of additional landscaping as shown on the approved landscaping plan by escrow agreement or land subdivision bond approved by the City Attorney.
H. 
Tree Preservation.
1. 
Subdivisions shall incorporate all feasible methods and approaches to preserve all existing trees and wooded areas outside of the minimum building and site development area or within residential tree preservation areas. The following replacement standards shall apply:
a. 
Based on the tree survey, the landscape plan shall indicate where all trees exceeding six (6) inches caliper not within the building and/or site development area and all trees exceeding twenty (20) inches caliper within the property that were removed as a result of the development are to be replaced.
b. 
The removal of trees within an existing underground utility easement as part of either the maintenance or improvement of the utility line shall not be included in the mitigation plan.
c. 
The replacement of caliper removed from outside the building and site development area or from the residential tree preservation area shall be on a two for one basis. Trees within the building and site development area that are twenty (20) inches caliper or greater shall be replaced on a one-for-one basis.
d. 
Replacement trees shall be a minimum of two and one-half (2½) inch caliper and shall be of no less quality species than the tree removed.
e. 
The total caliper inches to be planted, including replacement of trees, shall be calculated as follows:
(1) 
Determine total caliper inches at planting for proposed canopy, understory and evergreen trees.
(2) 
Determine total caliper inches to be replaced at the rate specified herein.
(a) 
Total caliper inches of new canopy, understory and evergreen trees to be planted shall be the greater of either caliper inches proposed Subsection (H)(1)(e)(1) or caliper inches to be replaced Subsection (H)(1)(e)(2); and
(b) 
Total mitigation requirement shall not exceed three hundred (300) caliper inches per acre.
f. 
For purposes of determining caliper replacement inches, a six (6) foot high evergreen is equivalent to two (2) caliper inches and an eight (8) foot high evergreen is equivalent to three (3) caliper inches.
g. 
Tree replacement shall occur on site to the maximum extent feasible. Caliper inches not replaced on site shall be replaced off site as part of the City's Tree City USA program. The replacement of trees shall occur in the closest proximity to the site being developed or at locations mutually agreeable to the developer and Planning and Zoning Commission.
2. 
Site construction shall take into account the life and good health of trees by staking and avoiding compaction of soils within the drip line of the tree.
a. 
All tree-save areas shall be delineated on the landscape and site improvement plan;
b. 
Tree-save areas shall be field delineated in a manner that is clearly visible to any construction equipment operator.
c. 
Cutting or filling, trenching or parking of vehicles or equipment within the drip line is prohibited.
I. 
Landscaping Requirements For Residential Development.
1. 
For all residential development, there shall be a minimum of one (1) street tree per lot. A minimum of two (2) trees per corner lot is required.
2. 
Street trees shall be a minimum of two and one-half (2.5) inches in caliper.
3. 
The location and species of all residential street trees shall be subject to the review and approval of the City Engineer. The following criteria shall be considered by the City Engineer:
a. 
Proximity to sidewalk.
b. 
Proximity to street lights.
c. 
Impact on sight triangles.
d. 
Proximity to street inlets and/or manholes.
e. 
Street trees may be located in either the street right-of-way and/or in front of the building line based on the City Engineer's review.