[CC 1976 §435.010; Ord. No. 773 §1, 8-1-1961]
For the purposes of this Chapter the following terms and words
are herewith defined as follows:
A line on a plat between which line and street no building
or structure may be erected.
Paving, grading, storm sewers and appurtenance, sanitary
sewers and appurtenances, installation of water mains and hydrants,
and any other facilities deemed necessary by the Board of Aldermen.
Permanent markers such as car axles, iron pipes, pins or
iron pipe encased in concrete, concrete monuments, and stones, a minimum
of twenty-four (24) inches in depth, crosses or arrows on walks, curbs
or pavements that will not be removed or destroyed during the construction
of the necessary improvements shall be classed as permanent, provided
however, that exact distance and course to said crosses and arrows
are shown on the subdivision plat.
A map, drawing, or chart on which the subdivider's plan of
the subdivision is presented and which he/she submits for approval
and intends when approved in its final form to record in the office
of the St. Louis County Recorder.
A place, avenue, court, drive, lane, or thoroughfare over
which pedestrians, private or public vehicles may pass inclusive of
any parking or walk areas.
A subdivision of land is either:
The division of land into two (2) or more lots, sites, or parcels,
any lot, site, or parcel of which is five (5) acres or less in area;
Establishment or dedication of a road, highway, street, or alley
through a tract of land regardless of area of tract of land; or
Resubdivision of land heretofore divided or platted into lots,
sites, or parcels; provided, however, that the sale or exchange of
parcels of land to or between adjoining property owners, where such
sale or exchange does not create additional lots, shall not be considered
as a subdivision of land.
[CC 1976 §435.020; Ord. No. 773 §2, 8-1-1961]
A.
Preliminary Approval. All parties owning a tract or parcel
of land within the corporate limits of the City of Shrewsbury desiring
to make a subdivision of same shall cause to be prepared a preliminary
plat and other information containing such data as is outlined in
this Chapter and shall submit same to the City Plan Commission for
its preliminary approval or rejection. The owner of a tract of land
having one (1) or more acres to be subdivided or more than one (1)
parcel of land having a combined area of one (1) or more acres to
be subdivided or re-subdivided shall pay a fee of twenty-five dollars
($25.00) to the City Clerk at the time preliminary plat is filed,
said twenty-five dollars ($25.00) is to be the land subdivision permit
fee required by the provisions of this Chapter. Said fee shall not
be returned, but shall be used for the purpose of providing funds
for administrative costs incidental to the processing of the plat
by the City Plan Commission and their officers or employees and/or
Board of Aldermen, including review of improvement plans, meetings,
and any other costs incurred in the processing of the plat. The preliminary
plat shall be submitted to the City Plan Commission by submitting
three (3) prints of said preliminary plat to the City Clerk one (1)
week before the meeting of the Plan Commission, and upon the submission
of a preliminary plat the City Clerk shall notify the Chairman of
the Plan Commission of it submission. The three (3) prints submitted
shall be retained by the City Clerk for the use of the City Plan Commission.
The City Plan Commission shall hold a meeting within thirty
(30) days of the submission of said preliminary plat to see if it
conforms with preliminary standards and requirements and shall approve
or reject said preliminary plat within forty-five (45) days after
date of submission by notification to the subdivider stating its approval
or reason for its rejection.
After action by the City Plan Commission on the preliminary
plat it shall be submitted to the Board of Aldermen for their approval
or rejection. If the City Plan Commission and the Board of Aldermen
do not approve or reject said plat within ninety (90) days of the
date of submission of said plat to the City Clerk, the preliminary
plat shall be deemed to be approved. However, the approval of the
preliminary plat does not constitute approval of the subdivision,
but is merely an authorization to proceed with the preparation of
the final plat.
B.
Final Approval. Following approval of the preliminary plat
the subdivider shall submit to the City Plan Commission, for its approval
or rejection, four (4) prints of the final plat, the final plat, and
two (2) prints of the improvement plans of the subdivision containing
the data and information outlined in this Chapter. One (1) copy of
any restrictions, if too lengthy to be placed on the plat, shall be
submitted also, all prints, final plat, and restrictions being submitted
by filing with the City Clerk one (1) week before the meeting of said
City Plan Commission. The plan relating to construction data shall
bear the signature and seal of an Engineer licensed to practice Professional
Engineering in the State of Missouri and at least one (1) copy of
said plans shall carry the stamp of approval of the Metropolitan St.
Louis Sewer District, acceptable to the City of Shrewsbury. The City
Plan Commission shall approve or reject said plat, plans, or both
and so notify the subdivider and Board of Aldermen of said action.
After action of the City Plan Commission the subdivision plat,
plans, and restrictions, if any, shall be submitted to the Board of
Aldermen for final approval or rejection, and for acceptance or rejection
of streets, alleys, ways, easements, parks or other areas for or dedicated
to the public. However, if the City Plan Commission has not or does
not approve both the final plat and plans of the subdivision, the
Board of Aldermen may approve said plat and accept the public areas
and easements thereon only by a three-fourth (¾) vote of the
entire membership of the Board of Aldermen.
[CC 1976 §435.030; Ord. No. 773 §2, 8-1-1961]
A.
Within
thirty (30) days following the approval of the final subdivision plat,
the subdivider shall file said plat in the office the St. Louis County
Recorder of Deeds or notify the Board of Aldermen in writing of the
abandonment of the subdivision. All approvals of final subdivision
plats not recorded within thirty (30) days as herein specified shall
be void; provided however, that the period for recording the plat
may be extended by resolution of the Board of Aldermen so long as
the request for such extension is presented to the Board of Aldermen
in writing prior to the expiration of the thirty (30) day period after
the final approval of the plat.
B.
After
all signatures have been affixed to the final subdivision plat, four
(4) blue or black line prints shall be sent to the City Clerk.
[CC 1976 §435.035; Ord. No. 1939 §1, 5-10-1994]
If utilities are to be placed underground, subdividers or other
real estate developers shall notify the then franchised cable company
and all other utility companies operating within the City when open
trenching will be available for installation (at the utility's expense)
of conduit, pedestals and/or vaults, laterals, wiring, pipes, tubes
and all other modes and methods of conveying service.
[CC 1976 §435.040; Ord. No. 773 §3, 8-1-1961]
A.
Each
subdivider of land should confer with the City Plan Commission or
City Officials before preparing the preliminary plat in order to become
thoroughly familiar with Zoning Regulations or with any municipal
regulations affecting the territory in which the proposed subdivision
lies. Copies of this Title shall at all times be available in the
office of the City Clerk.
1.
Preliminary plat. In seeking to subdivide land, the owner
shall submit three (3) blue or black line prints of a preliminary
plat to the City Plan Commission, in the aforementioned manner, for
their approval or rejection before submission of the final plat and
plans. The preliminary plat shall be drawn to a scale of not less
than one (1) inch to sixty (60) feet and shall show:
a.
Name
and address of developer and firm or engineer making plat.
b.
North
point, scale, and date.
c.
Location
of property being subdivided by Section, U.S. Survey, Congressional
Township Lines, with names and boundaries of adjoining subdivisions
or owners of unsubdivided properties inclusive of boundary lines of
any incorporated areas within or adjoining the subdivision.
d.
Streets
and alleys in abutting properties or connections to other streets
bordering the property with the type and width of existing paving
together with the location of existing structures, rights-of-way and
easements with their widths.
e.
Contours
at five (5) feet or less intervals on subdivision containing more
than two (2) acres.
f.
Water
courses, sink holes, tree masses and other similar and existing features
together with existing storm and sanitary sewers within the tract
and similar facts regarding existing conditions on property immediately
adjacent thereto.
g.
Proposed
location and width of streets or alleys with type and width of proposed
paving together with proposed easements for utilities. Storm and sanitary
sewers and approximate location of catch basins and manholes.
h.
Proposed
location of lots giving scaled dimensions of all sides and approximate
area of all irregularly shaped lots with proposed building lines.
Corner lots shall have extra width to provide for building lines on
both front and side streets with special consideration given to lots
that abut major thoroughfares.
i.
Proposed
dedications inclusive of corner roundings, widening strips, and any
proposed parks.
2.
Final plat. Four (4) blue or black line prints of the final
plat, the original plat (on tracing cloth) to a scale of not less
than one (1) inch to sixty (60) feet and two (2) blue or black line
prints of the improvement plans shall be submitted to the City Plan
Commission before submission to the Board of Aldermen for their approval
or rejection. The final plat shall show:
a.
Boundaries
of the property subdivided showing the location and extent with relation
of such land to adjacent subdivision, sections, U.S. Survey, and Congressional
Township lines. Boundary lines of any incorporated areas within or
adjoining the subdivision together with points of compass, scale,
name of subdivider and certificate of registered land surveyor.
b.
Name
of the subdivision and all streets within and adjoining the subdivision.
c.
The
lines of all proposed streets and alleys with their width and distances
to adjoining streets and alleys.
d.
All
lot lines, building lines and easement dimensions, both linear and
angular, necessary for the location of boundaries of the subdivided
area or of the lots, streets, alleys, easements, and building lines,
and any other areas reserved for public or private use. The linear
dimensions shall be expressed in feet and decimals of a foot and the
angular dimensions in degrees, minutes, and seconds.
e.
Radii,
arcs, chords, points of tangency, central angles for all curvilinear
streets or any combination of the above enabling any and all of the
above dimensions to be calculated. Radii for all rounded corners.
f.
All
monuments together with their description.
g.
Any
private restrictions shall be shown on the plat or references made
to them thereon. Plats shall contain proper acknowledgements of owners
and mortgagees accepting said restrictions. Restrictions shall be
filed with the plat for review and a final copy filed with the City
Clerk after approval has been given by the Board of Aldermen.
h.
When
any street or other property is to be dedicated to public use, the
party or parties submitting the plat must furnish a certified copy
of an abstract of certificate of title by a responsible title examiner
showing the title to the land is fully vested in the party or parties
making the decision. Mortgagees shall join in said dedications.
i.
A
certificate shall accompany the final plat showing that all taxes
due and payable shall have been paid.
j.
The
designing engineer shall certify as to the area in square feet of
all irregular lots.
k.
Improvement
plans approved by the Metropolitan St. Louis Sewer District shall
also be submitted with final plat showing the profiles of all streets,
storm and sanitary sewers, and drainage structures together with the
cross sections of streets and all proposed construction of any and
all improvements. (U.S.G.S. datum plane or equation enabling conversion
of given elevations to U.S.G.S. datum, must be used.)
[CC 1976 §435.050; Ord. No. 773 §4, 8-1-1961; Ord.
No. 851 §2, 11-10-1964; Ord. No. 1406 §1, 12-9-1980]
A.
No subdivision
plat shall be approved by either the City Plan Commission or the Board
of Aldermen unless it meets at least the following minimum standards
and requirements:
1.
Grade ordinance. The plan and profile of any proposed street
shall contain sufficient information for the writing of a grade ordinance.
2.
Easements. Easements of not less than five (5) feet in
width shall be provided on each side of all rear lot lines and on
side lot lines where necessary for poles, wires, conduits, storm and
sanitary sewers, gas, and water mains. Easements of greater widths
may be required where necessary for the extension of main sewers and
similar utilities. Whenever any stream or important surface water
course is located in an area that is being subdivided, the subdivider
shall, at his/her own expense, make adequate provisions for straightening
or widening the channel so that it will properly carry the surface
water and shall also provide and dedicate to the Metropolitan St.
Louis Sewer District additional easements along each side of the stream,
which easements shall be for the purpose of future widening, improving
or protecting the stream. The width of such easement shall be not
less than ten (10) feet from each bank of the stream and the total
width of such easement shall be adequate to provide for any necessary
channel relocation and straightenings. For the purpose of this Subsection,
the approval of the Metropolitan St. Louis Sewer District shall be
secured acceptable to the City of Shrewsbury.
3.
Street and alley widths. The minimum width for streets
shall be fifty (50) feet; except, however, topography, length, or
special conditions may make a street of less or greater width more
suitable. Alleys shall not be provided in Residential Districts, but
may be required in the rear of all business lots and shall be at least
twenty (20) feet in width. At street and alley intersections the property
line corners shall be rounded by an arc having a minimum radius of
twenty (20) feet and street curb intersections shall be rounded by
an arc having a minimum radius of twenty-five (25) feet.
Where it is desirable to subdivide a tract of land, which because
of its size, location, topography, or shape does not permit a normal
street arrangement, there may be established one or more dead end
streets; provided, however, all such dead end streets shall have adequate
provision for the turning of vehicles at their terminal points by
providing a circular drive having an over all diameter of not less
than one hundred (100) feet. Except in extremely unusual instances
no dead end streets shall exceed six hundred (600) feet in length.
4.
Relation to adjoining street system. The arrangements of
streets in new subdivisions shall conform to the streets of the City
of Shrewsbury so that new streets shall as near as may be practicable
run parallel with or be continuations of the existing streets in said
City. The subdivider may be required to continue certain streets through
the area that is being subdivided, whenever same is necessary to provide
for local movement of vehicles or to enable adjoining property to
be subdivided.
Whenever there is an adjoining street (a street that runs to
the subdivision at an angle and not parallel or along the subdivision
boundary) which has been platted as a public street but not improved
and one hundred fifty (150) feet or less in length, the subdivider
shall stand one-half (½) of the cost of improving said street;
provided however, the Board of Aldermen shall deem said improvement
necessary for the betterment of the City's Street system.
Whenever a subdivision line is parallel and along a publicly dedicated or used street, the subdivider shall, at his/her own expense, dedicate a strip of land lying within his/her subdivision so that the total street width meets the City requirements (Subsection (3) of this Section) and stand not to exceed one-half (½) the cost of improving the entire street adjacent the proposed subdivision inclusive of paving, grading, and storm sewers.
5.
Private streets. If private streets are laid out lots shall
run to the center line of the private streets making each lot subject
to a minimum of fifteen (15) feet of road easement and ten (10) feet
of utility easement and all lot owners shall be given right of ingress
and egress over said easement, however, no combination of road and
utility easements shall be less than fifty (50) feet in total width.
The trustees shall be given the right to levy assessments against
all lot owners for the maintenance of said private streets. Areas
of these lots shall not include the area reserved as road and utility
easements given in lieu of a publicly dedicated street and building
lines shall be determined as though the utility easement is a part
of the street. The grading, paving, and otherwise improving of such
private streets shall conform to the requirements for publicly dedicated
streets as set forth in this Chapter. The City of Shrewsbury will
not assume liability or responsibility for maintenance on any street
laid out as private until adjacent property owners repair and otherwise
improve that portion of the street to City specifications and to a
greater width if deemed necessary by the Board of Aldermen and said
road and utility easements are dedicated to public use, said improvements
shall have been made and accepted by the City of Shrewsbury not more
than thirty (30) days prior to said dedication. Ingress to and egress
from any private street shall not be denied to fire, police, or other
public apparatus.
6.
Lots. The minimum lot area of any lot in a subdivision
shall not be less than the minimum lot area requirements of the Zoning
Code covering that area in which the subdivision is located. Extra
width shall be provided in all corner lots to provide at least the
same building area as are provided on interior lots because of the
side building line requirements of lots siding on streets. All side
lines of lots shall be at right angles to straight street lines, or
radial to curve street lines, unless variation to this rule will give
a better street and lot plan. Double frontage lots shall be avoided.
7.
Building lines. Building lines shall be shown on all lots
intended for residential use of any character, and on commercial lots
immediately adjoining residential areas. Such buildings lines shall
not be less than required by the Zoning Code.
8.
Block. No block shall be longer than one thousand (1,000)
feet between street lines.
9.
Monuments. All subdivided boundary corners, all corners of street intersections, points of curves and angle points of streets shall be marked by monuments. The subdivision boundary corners shall be marked by use of pins or pipes encased in concrete, stones, or concrete monuments. All other points may be marked by monuments as defined under Section 435.010 of this Chapter.
10.
Street names. Streets that are obviously in alignment with
others already existing and named, shall bear the name of the existing
street. Before the final plat of the subdivision shall be approved,
the subdivider shall submit to the City Planning Commission a statement
from the local postmaster approving the names of the proposed streets.
11.
Subdivision name. Before the final plat of the subdivision
shall approved, the subdivider shall present a signed statement that
he/she has checked the existing subdivision names of record in the
St. Louis County Recorder's Office and that there will be no duplication
of names.
12.
Grades. The maximum street grade shall be ten percent (10%)
and all changes in street grade shall be connected by vertical curves
of a minimum length equivalent to eight (8) times the algebraic difference
in the rates of grade.
13.
Improvements. Before approval of the final plat of any
subdivided area minimum improvements as herein below specified shall
be completed to the satisfaction of the City of Shrewsbury, however,
in lieu of final completion of minimum improvements, the subdivider
may post a surety bond or escrow agreement, approved by the Board
of Aldermen, which bond or escrow agreement will insure to the City
of Shrewsbury that the improvements will be completed by the subdivider
within two (2) years after final approval of the plat. The amount
of the bond or agreement shall not be less than the estimated cost
of the improvements, and the amount of the estimate must be approved
by the Board of Aldermen. If the improvements are not completed within
the specified time, the Board of Aldermen may use the bond or draw
upon the escrow or any necessary portion thereof the complete said
improvements.
The minimum improvements installed in any subdivision before
the plat can finally be approved shall be in accordance with the following
Subdivisions: (a), (b), (c), and (d).
a.
The
subdivider shall install storm and sanitary sewers and provide a sanitary
sewer connection for each lot in accordance with the standards and
specifications of the Metropolitan St. Louis Sewer District. Before
the improvements are started the plans thereof shall be approved by
the Metropolitan St. Louis Sewer District and at least one (1) copy
of said plans as submitted shall carry their stamp of approval. Whenever
feasible, the sewers shall not be constructed within the anticipated
paving area and house connections to each lot from the sanitary sewers
shall be carried beyond the anticipated curb lines.
b.
The
subdivider shall install water mains and fire hydrants in the subdivided
area. Such installations shall be approved by the Board of Aldermen
and the Missouri Inspection Bureau. If the subdivider desires he/she
may make the proper payment to the St. Louis County Water Company
for the installation of the necessary water mains and fire hydrants
and the receipt may be presented to the Board of Aldermen. The estimated
cost of this improvement shall then be deducted from the estimated
cost of improvements used to determine the amount of the bond or escrow
agreement. The subdivider shall also deposit with the City of Shrewsbury
one hundred eight dollars ($108.00) per fire hydrant, which amount
is the required rental for a period of three (3) years.
c.
The
subdivider shall grade to the full width the right-of-way (inclusive
of utility easements where same are considered a part of the right-of-way)
and alleys (if any) within the subdivided area. The paving of such
new streets shall be a minimum of twenty-six (26) feet back to back
of curbs, with concrete pavement six (6) inches thick with integral
curbs or a seven (7) inch water bound base with separate concrete
curb and gutter and a bituminous wearing surface two (2) inches thick.
The bituminous surface may be asphaltic concrete or penetration macadam.
All construction shall be in accordance with the specifications of
the City of Shrewsbury.
d.
Walks
shall be placed within the street along the side of all corner lots
and in front of all lots within subdivisions containing three (3)
or more lots, which said sidewalks shall conform to the City of Shrewsbury "Specifications and Conditions for the Construction of Sidewalks
in Public and Private Thoroughfares" as set forth in Section 525.010 or any additions or revisions thereof."
14.
Inspection and engineering fees. The subdivider shall deposit
with the City Treasurer a sum of money as determined by the Board
of Aldermen with the advice and consultation of the City Engineer
and /or Building Inspector, such sum of money to be in any case not
less than two hundred dollars ($200.00) per three hundred (300) lineal
feet, or fraction thereof, of any proposed public improvements to
be constructed in any right-of-way within the subdivision to be constructed
and such sum shall be deposited before approval of any final plat.
The sum of money required to be deposited by this Subsection may be
used to cover the cost of engineering and inspection during construction
which may become necessary and may be used to cover any and all costs
or expenses the City may incur resulting from the construction of
such public improvements or caused by any violation of any conditions
or regulations in connection with said public improvements. In the
event the City Engineer shall determine during any phase of construction
of said public improvements, that additional funds may be required
to meet the aforesaid cost, engineering or inspection fees then and
in that event the Board of Aldermen may require the subdivider to
deposit an additional amount of money with the City to cover such
additional cost or fees. If there is a balance remaining in the account
after such public improvements have been completed, and all expenses,
costs and fees incurred by the City have been fully paid, such balance
shall be returned to the person by whom the deposit was made.
[CC 1976 §435.060; Ord. No. 773 §5, 8-1-1961]
Whenever the strict enforcement of these regulations would entail
unusual difficulties or hardships, the City Plan Commission and the
Board of Aldermen may vary or modify them in such a way that the subdivider
be allowed to plan and develop his/her property and record a plat
of same, provided, however, that the public welfare and interest of
the municipality be fully protected and the general intent and spirit
of the regulations preserved.
[CC 1976 §435.070; Ord. No. 773 §6, 8-1-1961]
A.
No plat
of any subdivision shall be entitled to be recorded in the County
Recorder's Office or have any validity until it shall have been approved
in the manner prescribed herein and by Ordinance passed and approved
by the Board of Aldermen of the City of Shrewsbury.
B.
The Board
of Aldermen shall not permit any public improvements over which it
has any control to be made or any money expended for improvements
in any area that has been subdivided or upon any street that has been
platted after the date of the adoption of this Chapter, August 1,
1961, unless such subdivision or street has been approved in accordance
with the provisions contained herein.
C.
No building
or repair permits shall be issued for any structure located on a lot
in any subdivision the plat of which has been prepared after the date
of the adoption of this Chapter, August 1, 1961, but which has not
been approved in accordance with the provisions contained herein.
D.
Any person,
firm, or corporation who sells or attempts to sell a lot in violation
of this Chapter or who violates or fails to comply with, or who permits
or causes any person in his or her or its employ to violate or fail
to comply with any provision of this Chapter, shall, upon conviction
thereof, be subject to a fine of not more than one hundred dollars
($100.00), nor less than ten dollars ($10.00) for each and every offense.
Each day's violation shall be considered a separate offense and separately
fined.
[CC 1976 §435.080; Ord. No. 773 §7, 8-1-1961]
Any regulation or provision of this Chapter may be changed and
amended from time to time by the Board of Aldermen, provided however,
that such changes or amendments shall not become effective until after
study and report by the City Plan Commission.
