[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.
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.
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:
[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:
