Editor's Note — Ordinance no. 3001 §1, adopted December
23, 2008, repealed title IV in its entirety. See editor's note at
beginning of title IV.
[Ord. No. 3001 §1, 12-23-2008]
A.
General. This intent of the subdivision provisions is to
provide regulations and standards to guide the subdivision of land
within corporate limits of the City of Fenton. The purpose for the
regulations is to:
B.
Exceptions. These regulations shall apply to any subdivision
of land as defined herein located within the City corporate limits.
Although considered subdivisions, the following are exempt from the
provisions of this Section and may be approved by the City:
C.
Civil Liability Of City. Nothing contained in or omitted
from these regulations shall be construed as a basis for imposing
civil liability upon the City, its officers or employees. In addition,
the City, its officers and employees shall not be liable for any injury,
damage, loss or death arising from or related to any act performed
pursuant to these regulations, including, but not limited to, inspections,
certifications, approvals and acceptances; the omission to perform
any such act; or the adherence to or failure to adhere to any standard
or requirement set forth in these regulations.
D.
No
building or other structure shall be erected, constructed or reconstructed,
enlarged, altered or repaired in such manner as to prolong the life
of the building, nor shall the uses of any land be changed without
first obtaining a permit issued by such officer or official, except
that no permit shall be required for ordinary repairs on conforming
use structures. Such permits shall be issued only when the request
thereof is in conformity with the subdivision regulations; after the
applicant has secured a subdivision permit from the Fenton Board of
Aldermen.
[Ord. No. 3001 §1, 12-23-2008]
A.
General.
1.
Application. The Commission must take action on
a plat within sixty (60) days after submission of a complete application.
No action shall be taken on any subdivision preliminary plat by the
Commission without an informational hearing. If the Commission does
not act within the sixty (60) days after submission of a complete
application, the plat is deemed approved by the Commission.
2.
Conditions for approval. The Commission or the Board
of Aldermen may impose any reasonable conditions on approval of the
subdivision that it deems necessary as long as such conditions are
consistent with this Code. All conditions must be listed on the final
plat and meet prior to the signing of the final plat by the Chairman
of the Commission.
3.
Variances.
a.
General. The Commission may grant a variance from
these regulations when it finds that strict compliance would impose
excessive hardship and practical difficulty. Such a variance shall
not have the effect of nullifying the intent and purpose of these
regulations and shall be based upon evidence that:
(1)
Granting of the variance will not be detrimental to the public
health, safety or welfare;
(2)
The request for the variance is based on particular conditions
of size, shape or topography of the property which are not generally
applicable to other property;
(3)
Strict compliance would impose a particular hardship and not
a mere inconvenience;
(4)
The variance will not violate the provisions of any other ordinance;
(5)
The request is not solely to alleviate a financial hardship;
(6)
The compliance hardship must be presented clearly by the petitioner;
and the responsibility to prove the hardship shall be that of the
petitioner to the complete understanding of the Commission.
b.
Conditions. In granting a variance, the Commission
may impose any conditions it deems appropriate in compliance with
this Code.
B.
Appeals. Any party who is adversely affected by a decision
of the Commission may appeal to the Board by submitting a letter to
the City within ten (10) days from the date of the decision. The letter
must clearly request such an appeal, state the relief sought by the
appeal and list the grounds on which the appeal is based. The Board
may affirm, modify or reverse the decision of the Commission.
C.
Enforcement.
1.
General. No lot which is to be created by a proposed
subdivision may be conveyed until such subdivision plat has been approved
in accordance with these regulations, signed by appropriate City Officials
and recorded with the St. Louis County Department of Revenue, Recorder
of Deeds.
2.
Subdivision by deed. The subdivision of land by
deed shall not be permitted; such proposed subdivision must conform
to the provisions of these regulations.
3.
Building permits. No building permit shall be issued
for any structure to be built on a lot subdivided or sold in violation
of these regulations.
4.
Enforcement officer. The Director or his designee
shall be responsible for the enforcement of the regulations.
D.
Violations And Penalties. The owner or agent of the owner of any land who transfers, sells or conveys such land by reference to, exhibition of or other use of a plat of such proposed subdivision before such plat has been approved in accordance with these regulations and recorded with the St. Louis County Department of Revenue, Recorder of Deeds shall be guilty of a misdemeanor and, upon conviction, punished as set out in Section 100.060 of this Code. Each day that any violation of any provision of these regulations shall continue and shall constitute a separate offense. The inclusion of a metes and bounds description in the instrument of transfer or sale shall not exempt the transaction from these penalties. The City may enjoin or invalidate any transaction or agreement involving the conveyance of any lot not approved in conformance with these regulations.
[Ord. No. 3001 §1, 12-23-2008]
A.
Inspections. Periodical inspections by the Community Development
Department shall be made of the subdivision areas during the progress
of construction. In the case of private streets in a subdivision,
the Director or his designee shall make his inspections as aforesaid
as the official representative of the City and shall promptly report
all defects and substandard work or materials to the Commission. A
registered professional engineer shall prepare specifications on behalf
of the owner/developer for each subdivision and the improvements therein
in accordance with the requirements of the City of Fenton.
B.
The
explicit purpose for review and inspection fees are to reimburse the
City of Fenton for costs incurred during the review and inspection
process. Deposits exceeding costs incurred by the inspection process
may be refunded to the developer with an itemized list of those incurred
expenses for which funds have been withheld.
C.
Permits.
1.
No construction shall commence without first obtaining a subdivision
construction permit from the Commission and without first giving forty-eight
(48) hours' notice of the work proposed to be done. The cost of such
permit shall be one percent (1%) of the estimated cost of such improvements,
including paving, storm sewers and sanitary sewers and sewage disposal
plants, and such other improvements as may be provided or required;
and if the persons applying for such construction permits have paid
the subdivision permit fees as above required, the amount thereof
shall be credited on the cost of the construction permit.
2.
In addition to all fees provided for herein, the owner/developer
of the subdivision shall pay for and arrange for additional inspections
as may be required by the Director and other regulations of the City
of Fenton.
[Ord. No. 3001 §1, 12-23-2008]
A.
Criteria. The criteria for a minor residential subdivision
shall be any residential subdivision containing not more than four
(4) lots fronting on an existing road and not:
1.
Involving the creation of a new street or access easements;
2.
The extension of municipal facilities;
3.
The creation of any public improvements;
4.
Adversely affecting the remainder of the parcel or adjoining property;
5.
In conflict with the Comprehensive Plan, Official Map, Zoning Ordinance
or these regulations;
6.
Requiring any variance.
B.
The Director may waive without a variance request the requirements of submission of all other plans except the final plat to be approved and recorded. However, the pertinent data required by the Director shall be submitted for their review. Should the Director choose to not waive the requirement or plans, Section 480.050 should be followed.
[Ord. No. 3001 §1, 12-23-2008]
A.
Criteria. A major subdivision of any land, which is not
classified as a "minor" subdivision, shall meet any one (1) of the
following criteria:
1.
Having more than four (4) lots;
2.
Involving the creation of a new street or road;
3.
Involving the extension of municipal facilities;
4.
Adversely affecting the remainder of the parcel or adjoining property;
and
5.
Conflicting with the Comprehensive Plan, Official Zoning Map, Zoning
Ordinance or this Code.
[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3104 §1, 2-25-2010; Ord.
No. 3181 §1, 4-28-2011]
A.
General Requirements.
1.
Each plat must be prepared, signed and sealed by a registered professional
engineer or registered land surveyor licensed in the State of Missouri
whose name, address and telephone number shall appear on the plat.
Sheets must not be larger than twenty-four by thirty-six (24 x 36)
inches and must be numbered sequentially.
2.
The Fenton Board of Aldermen shall approve all subdivisions of land.
Such proposed subdivisions shall be first submitted to the Planning
and Zoning Commission of the City of Fenton for its recommendations.
The Director and Zoning Code Enforcement Officer shall enforce the
provisions of the Zoning Code through issuance of building and occupancy
permits and field inspections to assure conformance with the provisions
of the Zoning Code.
B.
Sketch Plan.
1.
The name, address and telephone number of the applicant and the property
owner if different.
2.
Names of owners of all property adjoining the subject tract.
3.
The locator number, zoning, acreage, graphic scale (no less than
one (1) inch equals two hundred (200) feet), north arrow, location
map (of adequate size) and date.
4.
The name, address, seal and signature of the preparer of the plat.
5.
Location and length of existing and proposed lot lines and the number
of proposed lots.
6.
Existing and proposed streets, roads and easements within and adjacent
to the subject property including right-of-way widths.
7.
Contours at five (5) foot intervals.
8.
The location of all watercourses including lakes and ponds within
two hundred (200) feet, including the 100-year floodplain and the
floodway where applicable.
9.
The location of existing and proposed water lines, sanitary sewer
lines and storm drainage lines and structures.
C.
Application Procedures.
2.
The Director shall review the sketch plan and provide written comments
to the applicant within twenty (20) working days of submission of
an acceptable application and supporting information. If the applicant
submits a revised plat in response to the comments, the review process
shall be repeated.
3.
After the Director approves the sketch plan, he/she shall send the
applicant a letter verifying such approval. The letter must be issued
prior to submission of a preliminary plat.
D.
Preliminary Plat Requirements.
1.
2.
Public hearing.
a.
The Planning and Zoning Commission shall hold an informational hearing
on the plats. The applicant shall be notified of the time and place
of the hearing by a letter sent no fewer than five (5) days before
the scheduled date.
b.
Fifteen (15) days' notice of the time and place of the hearing shall
be published in at least one (1) newspaper having general circulation
within the municipality. In addition, the City will be responsible
for notifying all owners of property within three hundred (300) feet
of the subject property by mail of the application and hearing date.
Said notice shall be postmarked at least five (5) days prior to the
scheduled public hearing. In the event the petitioner seeks more than
one (1) continuance of any published or notified hearing, the petitioner
shall be responsible for reimbursement of any re-publication and/or
mailing notification costs prior to any action by the Planning and
Zoning Commission.
c.
In addition to the above, the Director shall cause a sign or signs,
not less than two (2) feet high by three (3) feet wide, to be placed
on all parcels of land on which an application for a subdivision has
been filed with the Planning and Zoning Commission.
(1)
Sign or signs shall be placed on such parcels of land at a point
nearest to the right-of-way of any street or roadway abutting such
parcel and so as to be clearly visible to the traveled portion of
such street or roadway. The Director shall determine the number of
additional signs to be placed that may be necessary to carry out the
intent of this Code.
(2)
All signs shall have letters not less than two
and one-half (2 1/2) inches in height and not less than three-eighths
(3/8) inch in width with the following: "PUBLIC HEARING."
[Ord. No. 3410 §4, 4-24-2014]
(3)
The Director may provide for such additional information to
be placed on any such sign which would serve to fully inform the public
as to the nature of subdivision pending before the Planning and Zoning
Commission.
(4)
Any person or persons, firm, association or corporation who shall remove, mar, scratch, obliterate or in any manner deface, hide from view or tamper with any such sign or signs shall be deemed guilty of a misdemeanor and, upon conviction, shall be punished as set out in Section 100.060 of this Code.
d.
The Director shall write a recommendation to the Planning and Zoning
Commission based upon the review of the preliminary plans. The Planning
and Zoning Commission shall report to the Board of Aldermen its decision
including any conditions of approval or reasons for denial. The Board
of Aldermen may uphold or reverse the decision of the Planning and
Zoning Commission. The applicant shall provide copies of approved
preliminary plats as requested by the Director incorporating any required
changes so that they may be signed by the Chairman; one (1) copy shall
be returned to the petitioner. Such plats shall state that the approval
is not final and that the plat is not to be recorded. The Chairman
shall include the expiration date on the plat.
3.
Effect of approval.
a.
Preliminary approval shall be effective for one (1) year during which
time the plat shall not be affected by any changes in these regulations
or the zoning ordinance. If final approval has not been obtained during
this period, preliminary approval shall again be required, subject
to any new ordinance or physical change in the development area.
b.
Preliminary approval does not constitute acceptance of roads or other
land or facilities to be dedicated.
c.
Construction of improvements may begin in accordance with the preliminary
plat subject to the following:
(1)
If the owner/developer desires to build any display homes prior
to approval of the final plat, the location and the number of units
must be shown on the preliminary plat.
(2)
No site improvement other than construction of display homes
may occur prior to the final approval of the improvement plans.
(3)
Any minor changes required during the course of construction
shall be reviewed by the Director. All substantial changes that effect
lot configuration must be submitted and approved by the Commission.
(4)
All improvements shall be subject to the inspection and final
approval of the Director.
(5)
The City shall be notified in writing five (5) days before any
construction begins.
(6)
The Director shall be notified forty-eight (48) hours prior
to any type of blasting, provided all permits for handling of an explosive
agent is reviewed and/or approved by the City and the State Fire Marshal.
4.
Revocation of approval. The approval of a preliminary
plat or extension thereof may be revoked after a public hearing by
the Planning and Zoning Commission if there has been a major change
in conditions involving the subdivision which would adversely affect
the public health, safety or welfare or if the improvements approved
are not built in accordance with plans. The applicant shall be notified
of the time and place of the hearing by registered or certified mail
sent not fewer than five (5) days before the scheduled date.
E.
Preliminary Plat. A plat at a scale of one (1) inch equals
fifty (50) feet submitted for preliminary approval shall include the
same details required for sketch plans in addition to the following:
1.
The name of the subdivision if within an existing subdivision.
2.
The proposed name of the subdivision if not within a previously platted
subdivision. The proposed name of any new subdivision shall not duplicate
or closely approximate phonetically the name of any other subdivision
within the City of Fenton.
3.
The tract name if no subdivision name has been chosen.
4.
A key map on the first (1st) sheet if the entire subdivision will
not fit on one (1) sheet and match lines to facilitate the matching
of separate sheets.
5.
Municipal, County and school district boundaries within two hundred
(200) feet.
6.
If the applicant is not the owner, a statement consenting to the
subdivision signed by the owner.
7.
The location, size and purpose of any existing or proposed easement,
right-of-way or land reserved or dedicated to public use.
8.
The names, locations and widths of all existing or platted streets
or other public ways within and immediately adjacent to the tract.
9.
Existing covenants or restrictions.
10.
The names of owners of adjoining property.
11.
Tract boundary lines and lot lines with accurate dimensions, bearing
or deflection angles, radii arcs and central angles of all curves.
12.
The number of proposed lots shown on each sheet and the dwelling
unit density and all applicable setback lines.
13.
The use of any lot to be used for other than residential purposes.
14.
Location and name of proposed streets. The maximum grade of all streets
shall be shown on the drawings or verified on a written form.
15.
Existing and proposed location of all storm and sanitary sewers within
and immediately adjacent to the site.
16.
Proposals for connection to an adequate public water supply and sanitary
sewer systems or other means of providing water and sewage disposal.
17.
Proposals for collecting and discharging surface water drainage including
location of all detention facilities.
18.
The number, size and type of trees to be planted in the subdivision.
19.
All existing buildings within one hundred (100) feet of the property.
F.
Improvement Plans. Construction plans at a scale of one
(1) inch equals fifty (50) feet on sheets the same size as the plat
with the following information:
1.
Profiles of centerline elevations of existing and proposed roads;
approximate radii of all curves, lengths of tangents and central angles
of all streets;
2.
Plans and profiles showing the locations and typical cross sections
of street pavements including curbs and gutters, sidewalks, drainage
easements, rights-of-way, fire hydrants, manholes and catch basins;
the location, size and invert elevations of existing and proposed
stormwater drains and sanitary sewers including connections to existing
or proposed systems; and the location and size of water lines, gas
lines or other underground utilities, detention basin location, size
and hydraulic calculations and site distance calculations for all
entrance and exit roads; and
3.
A site grading, explosive removal and erosion control plan.
4.
The above improvement plan shall be accompanied by appropriate hydraulic
cut and fill calculations, soil report including depth of rock.
5.
A soil report will be issued addressing soil conditions at the site
and corrective measures to be implemented for development and roadway
construction.
G.
Final Plat.
1.
Purpose. The final plat is to provide a final record
of the subdivision and related improvements including all of the information
on the approved preliminary plat such as streets, water lines and
sanitary and storm sewers and incorporation of any subsequent changes
approved by the City. Final plat approval may only be requested after
either:
2.
Application procedures.
a.
An application shall be submitted on the forms provided by the City
by the deadline established by the Planning and Zoning Commission.
b.
Any fee established in this Code must be paid.
c.
Copies of the final plat conforming to the requirements of the preliminary
plat shall be submitted in the quantities previously required. All
minor changes, approved in writing by the Director, must be reported
to the Planning and Zoning Commission. If the Director determines
that the changes are substantive, the revised preliminary plans must
be returned to the Planning and Zoning Commission for review and approval.
d.
Final detailed plans and specifications shall be provided.
e.
The following certifications shall be required:
(1)
Statement from the City stating that all roads and other improvements
have been properly installed and constructed in accordance to the
approved plan;
(2)
Statement from the St. Louis Metropolitan Sewer District stating
that sewage disposal and stormwater systems have been properly installed;
and
(3)
Statement from the Secretary of the Planning and Zoning Commission
stating that an adequate performance escrow according to this Code
has been provided to ensure the completion of all uncompleted roads
and other improvements.
H.
Final Plat Requirements.
1.
The final plat shall conform to the preliminary plat.
2.
The Board of Aldermen shall have approval authority over final plats.
If approved by the Board of Aldermen, the City will issue a letter
to that effect. A notification of denial shall include an explanation
of the reasons therefore or of additional information or changes required.
3.
If no action is taken within sixty (60) days, the Board of Aldermen
shall notify the applicant in writing the reason for the extended
time to review such application.
4.
Once final approval is granted, the applicant shall submit one (1)
copy of the approved plat drawn in permanent black ink on mylar to
the Community Development Department in addition to the three (3)
paper copies requested. The plats shall be signed by the Chairman
of the Planning and Zoning Commission. However, no plats shall be
signed until all conditions of approval have been met. One (1) paper
copy of the signed plat shall be returned to the applicant. The Planning
and Zoning Commission shall maintain one (1) paper copy and associated
documents on file. The mylar copy shall be filed with the City.
5.
The applicant shall be responsible for recording the final plat with
the St. Louis County D.R., R.D., within sixty (60) days after the
signing of the plat and return a mylar along with two (2) paper copies
of the recorded plat to the City. If any recorded plat is not filed
within this period, the approval shall expire.
6.
The recording of the final plat will permit only the conveyance of the approved lots. No building permit or certificate of occupancy shall be issued except in accordance with the provisions of Chapter 430.
7.
The final plat shall be prepared by a registered engineer or land
surveyor at scale of one (1) inch equals fifty (50) 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) by forty-two (42) inches.
In certain unusual instances where the subdivided area is of unusual
size or shape, the Planning Department may permit a variation in the
scale or size of the final 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.
8.
The final plat shall be executed by the owner and lien holder.
9.
The final plat shall show and be accompanied by the following information:
a.
North arrow and graphic scale.
b.
The boundary lines within the outboundary lines of the subdivision
with accurate distances and bearings; also all section, U.S. Survey
and congressional township and range lines; and the boundary lines
of municipalities, sewer and school districts and other legally established
districts within and the name of or description of any of the same
adjacent to or abutting on the subdivision.
c.
The lines of all proposed streets and alleys with their widths and
names.
d.
An accurate delineation of any property offered for dedication to
public use.
e.
The angle of intersection of streets.
f.
The boundary lines of all adjoining lands and the right-of-way lines
of adjacent streets and alleys with their widths and names.
g.
All lot lines and an identification system for all lots and blocks.
h.
Building lines, including minimum side and rear setbacks on a typical
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.
i.
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.
j.
All survey monuments, together with the descriptions.
k.
Area in square feet for each lot or parcel on the plat or a supplemental
sheet showing same.
l.
Name of subdivision and description of property subdivided, showing
its location and area.
m.
Certification by a land surveyor who performs the property survey
to the effect that the plat represents a survey made by him, and that
the locations of all required survey monuments, installed or to be
installed, are correctly shown thereon. The month and year during
which the survey was made shall also be shown.
n.
Private restrictions and trusteeships where required by the City
and their periods of existence. Should such restrictions and trusteeships
be of such length as to make the lettering of same on plat impracticable
and thus necessitate the preparation of a separate instrument, reference
to such instrument shall be made on the plat.
o.
The subdivision name approved on the final plat shall constitute
the 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
concept and section 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.
p.
If the developer places restrictions on any land contained in the
subdivision that is greater than those required by the zoning ordinance
or this Chapter, such restrictions references thereto should be indicated
on the plat.
q.
Zoning district and zoning district boundary line when property is
located in more than one (1) district.
r.
Accurately note elevation referring to mean U.S.G.S. datum for permanent
bench mark.
s.
All remaining common ground is to be platted with the recording of
the final lot, unit or phase of the development.
10.
Prior to forwarding the final plat to the Board, the developer shall
provide the Director with the following documents as they may be applicable:
a.
Guarantee of installation of water mains from Missouri American Water
Company.
b.
Street lighting contract from AmerenUE. Submittal of contract is
optional and is to be accepted in lieu of an increased value for escrow
of actual construction costs.
c.
Verification of street names and addresses from St. Louis County
Department of Revenue, Revenue Technical Services Mapping Division.
d.
Verification of location of fire hydrants and adequacy of water supply
from applicable fire district.
e.
Tax certificate or copy of paid tax bill from the office of the St.
Louis County Collector of Revenue.
f.
Any special study or engineering calculations required.
g.
Letter from M.S.D. certifying connection fees have been paid.
h.
Documentation from Corps of Engineers and/or other local, State or
Federal agencies indicating all applicable permits have been obtained
and notice submitted.
[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3077 §1, 10-22-2009]
A.
General. In the design of each subdivision, or portion
thereof, the subdivider shall conform to the principles and standards
of land subdivision that will encourage good development patterns
as set out in this Code.
1.
Plats overlapping municipal boundaries. If a plat
overlaps municipal boundaries or extends outside the corporate limits,
the Planning and Zoning Commission shall coordinate its review with
that of the other jurisdiction. If access to the subdivision will
be through another jurisdiction, the Planning and Zoning Commission
must obtain confirmation from that jurisdiction that the access road
to be used is public and is adequately improved or that a performance
bond, escrow or other surety has been provided to assure the construction
of the access road. Lot lines shall not overlap municipal boundaries.
2.
Land unsuitable for development. Land not suited
for development due to topographic or geologic features which will
pose a threat to the health, safety or welfare of present or future
residents shall not be subdivided unless adequate methods approved
by the City's Engineer are found to eliminate the threat.
3.
Soil protection. Topsoil should be preserved within
each subdivision where possible.
4.
Debris and waste. No timber, limbs, debris, rocks,
stones, junk, rubbish or other waste materials of any kind shall be
buried. Before a certificate of occupancy can be issued for a lot,
all such materials must be removed from it and all adjacent lots.
No such materials shall be left in any area of the subdivision at
the time of expiration of the performance guarantee or dedication
of the public improvements, whichever is sooner.
5.
Fencing. Fencing is required for all hazardous conditions.
Such fencing must be approved by the Director and/or the Fenton Fire
Department. No certificate of occupancy shall be issued until the
fencing has been installed and approved
6.
Waterbodies, floodplains and watercourses.
a.
If a tract being subdivided contains a lake/reservoir or portion
thereof, the owner/developer shall submit a letter signed and sealed
by a professional registered engineer that the lake/reservoir is safe
and meets all rules and regulations of the Missouri Dam and Reservoir
Safety and any other regulations governed by the Missouri Department
of Natural Resources. If such regulations do not govern dam safety
guidelines as issued by the Corps of Engineers shall be followed.
b.
An association of property owners with the lake frontage must be
created in conformity with State law to be responsible for maintenance
of the lake and dam.
c.
A drainage easement must be provided for any watercourse, stream
channel or other drainageway; the easement must be wide enough to
allow natural drainage, improvements to the channel or the installation
of a storm sewer.
d.
Any change in an existing drainageway must be approved by the Director.
e.
In non-residential subdivisions, no more than ten percent (10%) of
lots between ten thousand (10,000) and twenty thousand (20,000) square
feet and twenty-five percent (25%) of lots greater than or equal to
twenty thousand (20,000) square feet shall be located within the 100-year
floodplain area. No part of any residential lots shall be located
in the 100-year floodplain area. All low sill and base flood elevations
shall be constructed at a minimum of two (2) feet above the 100-year
floodplain.
f.
The internal drainage system for the proposed subdivision shall not
discharge water onto public or private land outside the proposed subdivision,
except via natural or publicly dedicated drainage courses.
7.
Easements.
a.
A recorded easement shall be provided for each utility line and natural
drainageway which does not fall within a dedicated right-of-way. All
existing and proposed easements shall be shown on all plats. A clause
shall be included in the deed of each affected lot reserving the easement.
b.
The width of a utility easement shall be specified by the Director
but in no case shall be less than a total of ten (10) feet. Said easement
may include area on both sides of the adjoining properties.
c.
The width of an easement for a stream or drainageway shall be specified
by the Director.
d.
Where possible, easements shall be centered on or adjacent to rear
or side lot lines.
e.
Where an easement is located on the side, front or interior of a
lot, the Director may require an increase in the depth or width or
such lot to allow for the easement.
f.
All easements must have satisfactory access to an approved street.
g.
Easements for cable TV installation shall be located at the rear
setback of the lot or on the existing utility easements. The Director
may approve other locations because of the grade or any other problem.
h.
Minimum of fifteen (15) feet wide access easement shall be provided
from the public or private road to the common grounds. This access
easement shall not be included as part of any lot.
8.
Survey monumentation.
a.
A permanent bench mark shall be accessibly placed or established,
the evaluation of which shall be referred to mean sea level and accurately
noted on the record subdivision plat.
b.
Prior to recording a new subdivision plat, the surveyor shall establish
semi-permanent or confirm existing monuments at each and every exterior
corner on the boundaries of the tract of land being subdivided.
c.
The surveyor shall establish at least two (2) permanent monuments
for each block granted. This requirement is waived when the survey
does not create more than four (4) lots or parcels and new public
or private streets, roads or access easements.
d.
The permanent monuments required in this Subsection shall be set
prior to the recording of the plat if they will not normally be moved
or destroyed by construction within six (6) monuments will be moved
or destroyed by construction, they must be installed upon completion
of the construction but in any event within twelve (12) months after
the plat has been recorded. The plat shall show all monuments to be
set and note when they will be set.
e.
The surveyor shall within twelve (12) months after recording the
plat monument all lot corners in the subdivision with semi-permanent
monuments. The front lot corners may be monumented by notches or cross
cut in concrete paving on the prolongation of the lot line.
f.
General requirement for permanent and semi-permanent monument. The surveyor shall select a type of monument providing a degree
of permanency consistent with that of the adjacent terrain and physical
features and as required by theses standards. All monuments shall
be solid and free from movement. They shall be set in the ground at
least to the depth of the minimum length given unless they are encased
in concrete. With the exception of drill holes and cut crosses, the
precise position of the corner shall be marked by a pit on a cap and
the cap shall be inscribed with the registration number of the land
surveyor in responsible charge or the corporate registration number
or name of the company.
g.
Permanent monuments shall be selected from the following:
(1)
Concrete monuments consisting of reinforced concrete at least
four (4) inches square or in diameter and no less than twenty-four
(24) inches in length with its precise position marked by a point
on a brass or aluminum cap not less than one and one-half (1½)
inches in diameter;
(2)
Commercial cast-iron or aluminum survey markers no less than
twenty-four (24) inches in length. Non-ferrous markers shall have
ceramic magnets attached to aid in recovery;
(3)
Steel, coated steel or aluminum rod markers not less than five-eighths
(5/8) inch in diameter iron pipe markers not less than three-quarter
(¾) inch inside diameter and not less than twenty-four (24)
inches in length. These monuments shall have a permanently attached
cap of the same metal or of a dissimilar metal if the metals are insulated
with a plastic insert to reduce corrosion. Non-ferrous rod markers
shall have ceramic magnets attached to aid in recovery;
(4)
Brass or aluminum disk not less than two (2) inches in diameter,
countersunk and well cemented in a drill hole in either solid rock
or concrete. Ceramic magnets shall be attached or installed with the
disk to aid in recovery.
h.
Semi-permanent monuments shall be selected from the following:
(1)
Iron pipe markers not less than three-fourths (¾) inch
outside diameter at least eighteen (18) inches in length and having
a plastic or metal cap;
(2)
Steel or aluminum rod markers not less than one-half (½)
inch in diameter and not less than eighteen (18) inches in length
and having a plastic or aluminum cap;
(3)
In urban built-up areas, a cross cut in concrete, brick or stone
paving at the precise position of the corner or on a prolongation
of a boundary line; and
(4)
In asphalt paving, railroad (R.R.) spikes and other metal devices
that are solid and not easily removed or destroyed. P.K. nails and
concrete nails are not to be used as semi-permanent monuments.
i.
Existing survey monuments. Existing monuments shall
be evaluated for permanency by the surveyor. In no instance shall
the surveyor be required by these standards to remove existing monuments
unless the installation of a new monument is necessary to preserve
the position of the corner.
j.
When it is impractical to set a required monument, a witness monument
shall be set. It should be placed five (5) feet or more away from
the point and preferably at an even foot. Witness monuments less than
five (5) feet from the point must be clearly identified and shown
on the plat. The location of the witness monument should be along
a line of the survey or a prolongation of such line.
9.
Non-residential subdivisions. In addition to conforming
with the other applicable provisions of these regulations, a non-residential
subdivision must be adapted to the specific use permitted in that
zoning district. Street layout and construction as well as utilities
must be adequate. A minimum of twenty (20) feet wide buffer yard shall
be provided between non-residential and residential subdivisions.
The property owner shall maintain the buffer yard planting requirements
and replace as necessary to maintain the required plants. Special
attention must be given to protecting adjacent residential uses from
proposed commercial/industrial development through appropriate design.
10.
Restoration of roads disturbed by utility installation. When a roadway is disturbed by the installation of water or sewer
lines or other utilities, the subdivider must restore the roadway
to City standards.
11.
Retaining walls. Retaining walls proposed for any
type of improvements within the City of Fenton that are over four
(4) feet in height from the finish (either existing or proposed) grade
shall be reviewed by the City Administrator or the City Engineer.
B.
Lot Improvements.
1.
Arrangement.
a.
Lots must be arranged so that they will be buildable, satisfy all
requirements of the zoning ordinance and meet all health regulations.
b.
Side lot lines shall be approximately at right angles to straight
street lines or radial to curved lines unless a variation would result
in a more appropriate street layout or lot arrangement.
c.
Double-frontage and reverse-frontage lots shall be avoided except
where required to separate residential development from major highways
or railroads or to overcome problems with topography or orientation.
Where permitted, such lots shall have an extra thirty (30) feet of
lot depth including a buffer at least ten (10) feet wide heavily landscaped
with evergreen plant material at least six (6) feet height.
d.
Blocks shall be deep enough to allow two (2) tiers of lots except
where major streets, railroads or topography prevent such an arrangement.
2.
Dimensions.
a.
The lot size and shape shall be appropriate for the type of use anticipated.
b.
Lot dimensions shall comply with the minimum standards of the zoning
ordinance.
c.
Where lots are large enough for possible resubdivision, or where
a portion of a tract is not subdivided, the layout must allow such
resubdivision and permit the opening of streets where they would be
required.
d.
Flag lots are prohibited, provided flag lots in existence before
November 20, 2017, are permitted but shall not be further subdivided.
[Ord. No. 3753 § 3, 11-20-2017]
3.
Access to a public road. Private streets shall only
be authorized by a special use permit. Otherwise, each lot shall front
on an approved public street. However, wherever possible, no residential
lot shall have its primary frontage on or direct access to an arterial
road.
C.
Water.
1.
General requirements.
a.
Where a public water main is no more than one thousand (1,000) feet
from the boundary of the subdivision, the subdivider shall connect
with such main and provide water for domestic use and fire protection.
b.
The location of all water supply improvements and fire hydrants shall
be shown on the preliminary plat.
2.
Design standards.
a.
The water distribution system shall be designed and constructed in
conformity with the standards and specifications of the Missouri American
Water Company and fire protection district.
b.
Water lines should be looped wherever possible.
c.
The system shall provide an adequate supply of water for domestic
use and fire protection with sufficient pressure at all times to meet
minimum standards for fire protection.
d.
A water connection shall be provided for each lot.
e.
Fire hydrants shall be required for all subdivisions. Locations of
hydrants shall be approved by the Fenton Fire Protection District.
D.
Sanitary Sewer.
1.
General requirements.
a.
All sanitary sewer facilities discussed in this Subsection shall
be approved by and installed in accordance with the rules, regulations
and standards of the Metropolitan St. Louis Sewer District, County
Health Officials and the State Department of Health and Environmental
Control. The owner/developer shall provide conceptual approval from
M.S.D. with submittal of the preliminary plat.
b.
Where a public sanitary sewer is reasonably accessible to the proposed
subdivision, the subdivider shall be responsible for connecting to
the sewer and providing a connection for each lot.
c.
Where public sanitary sewer is not reasonably accessible to the proposed
subdivision, but plans for such a sewer have been prepared, one (1)
of the following must be done:
(1)
A central sewage system may be installed with the maintenance
thereof the responsibility of the applicant or the subdivision trustees
as determined by the Board. Lines, laterals and mains shall be installed
in conformity with the proposed public system to the subdivision boundary
where the connection to such system will be made.
(2)
Individual disposal systems may be installed provided that lines,
laterals and mains shall be installed in conformity with the proposed
public system to the subdivision boundary where the connection to
such system will be made. In addition, lines shall be installed for
each lot and connected to the systems. All such systems shall be capped.
d.
Where no plans have been prepared for public sanitary sewers reasonably
accessible to the proposed subdivision, an individual disposal system
may be used as long as it is approved in accordance with paragraph
(1)(a) of this Subsection but in no case on a lot of less than one
(1) acre.
2.
Design standards.
a.
General.
(1)
Sanitary sewers shall be located within an easement designated
for such a purpose. A sanitary sewer easement shall not be located
within a public street right-of-way except as authorized by the Director.
(2)
All sewers shall be laid with straight alignment between manholes
except as permitted by the City's Engineer.
(3)
Manholes shall be installed as required by M.S.D. and the Director.
b.
Relationship to water supply.
(1)
There shall be no connection between a sanitary sewer system
and a storm sewer system.
(2)
No system shall be permitted which allows the passage of sewage
or polluted water into a potable water supply. Sewers shall be separated
from water supply wells or other water supply sources and structures.
3.
Reimbursement for off-site improvement. Where the
increased flow in the sanitary sewer system generated by the subdivision
would exceed the capacity of the existing system, the developer shall
post a cash escrow to cover the cost of the improvements required
to increase the capacity. Such escrow shall be determined by the Director
and posted prior to final plat approval. Building permits for the
subdivision may be issued once the off-site improvements to the sanitary
sewer system have been completed by the owner/developer.
E.
Drainage And Storm Sewers.
1.
General requirements.
a.
Open drainage ditches shall not be permitted except in undisturbed
common ground. Storm sewers shall be required except for swales collection
system approved by the Director.
b.
Lots shall be laid out so as to provide positive drainage away from
all buildings. Individual lot drainage shall be coordinated with the
drainage pattern for the area and designed so that runoff from one
lot onto another is minimized.
c.
Provision shall be made to handle any spring or surface water that
exists prior to or will result from the development of the subdivision.
d.
The subdivision trustees will be responsible for detention or retention
ponds.
2.
Design standards.
a.
All storm sewers shall be designed and constructed in conformity
with the standards and specification of the Metropolitan St. Louis
Sewer District (M.S.D.).
b.
When required.
(1)
The requirement of stormwater detention shall be evaluated for
all projects by City of Fenton, Missouri, for review and approval
and may be required, if deemed necessary. Detention facilities shall
be provided and designed in accordance with the requirements of this
Section.
(2)
Projects which have a differential runoff of two (2) cfs or
greater shall have detention. If there are known stormwater problems
or special conditions downstream from a project, detention will be
required.
c.
Design considerations.
(1)
The rates (pre-developed and post-developed) of runoff are determined
by the Rational Method for the 2-, 5-, 10- and 25-year frequencies,
with twenty (20) minute rainfall intensity.
(2)
Stormwater shall be detained on site or off site as approved
and released at the rate of an existing pre-developed site for the
2-, 5-, 10- and 25-year events to prevent possible flooding and erosion
downstream. The allowable release rate may be reduced due to downstream
conditions. Note that stormwater pipes, downstream from the control
structure, shall be sized to carry the total tributary upstream watershed.
No reduction in outfall pipe size shall be permitted because of detention.
(3)
The volume of detention may be provided through permanent detention
facilities such as dry basins or ponds, permanent ponds or lakes,
underground storage facilities or in parking lots.
d.
Detention basin volume will be based on routing each pre-developed
runoff hydrography through the detention facility while satisfying
the appropriate allowable release rate. The routing computations shall
be based on application of the continuity principle.
e.
Design of underground basins.
(1)
Adequate access for basin maintenance and inspection shall be
provided. A means of visual inspection from the ground surface of
the low flow device, overflow weir and outlet structure is necessary.
Access shall also be provided to allow for cleaning of the low flow
device from the ground surface.
(2)
The basin should have sufficient volume and spillway capacity
to pass/contain the 100-year event with the low flow outlet blocked.
(3)
The engineer must submit the following for review of a detention
facility:
(a)
Elevation vs. discharge tables or curves for all frequencies.
(b)
Elevation vs. storage tables or curves for all frequencies.
(c)
Inflow calculations and data for all frequencies.
(d)
Hydraulic gradeline computations for pipes entering and leaving
the basin for all frequencies.
(e)
If the embankment contains fill material, a geotechnical report
may be required.
(f)
Site plan showing appropriate design information.
(g)
Structural calculations for the outlet control structures (if
required).
(h)
All ends of pipes discharging into a dry basin or pond shall
be connected with the low flow pipe or control structure by means
of a paved swale. The paved swale shall be non-reinforced concrete,
six (6) inches thick, with a two percent (2%) slope to the center
and a minimum one-half percent (0.5%) longitudinal slope. Paved swales
shall be a minimum of four (4) feet wide or one and three-tenths (1.3)
times the diameter of the pipe entering the basin, whichever is greater,
and be keyed to structure or channel.
(i)
Railroad tie walls cannot be used where water will be in contact
with the railroad tie wall.
(j)
Permanent detention ponds or lakes are to be designed to minimize
fluctuating lake levels. Maximum fluctuation from the permanent pool
elevation to the maximum ponding elevation shall be three (3) feet.
(4)
The maximum side slopes for dry basins or ponds and the fluctuating
area of permanent ponds or lakes shall be 3:1 (three (3) feet horizontal,
one (1) foot vertical).
(5)
Dry basins or ponds and the fluctuating areas of permanent ponds
or lakes are to be sodded and kept mowed.
(6)
Control structures and overflow structures are to be reinforced
concrete.
(7)
The outflow pipe shall be sized for the developed flow rate.
(8)
In basins with concrete walls or rip rap covered slopes, the
bottoms should be paved or provisions made for moving equipment to
reach the bottom (ramps, etc.).
f.
Maximum depths.
(1)
The maximum depth of water in a dry detention basin or pond
shall not exceed four (4) feet except by special permission.
(2)
Parking lots used for automobiles shall have a maximum depth
of eight (8) inches of water.
(3)
Parking lots used for trucks or truck trailers shall have a
maximum depth of water of twelve (12) inches.
g.
Limits of maximum ponding.
(1)
The limits of maximum ponding elevation shall be calculated
based on a routing of the design storm assuming the low flow outlet
is blocked with water ponded to the overflow structures sill.
(2)
The limits of maximum ponding elevation in dry basins or ponds
and permanent lakes or ponds shall not be closer than thirty (30)
feet horizontally to any building and not less than two (2) feet vertically
below the lowest sill elevation of any building.
(3)
The limits of maximum ponding elevation in parking lots shall
not be closer than ten (10) feet horizontally from any building and
not less than two (2) feet vertically below the lowest sill elevation
of any building.
(4)
A minimum of two (2) feet of freeboard shall be provided from
top of basins to the maximum ponding elevation.
h.
Easement required. In subdivisions, the detention
basin, access roads or paths, control structures and outfall pipes
are to be located in easements dedicated to the subdivision trustees.
i.
Maintenance agreement. The owner(s) of the project
shall execute all City of Fenton, Missouri, maintenance agreement
for the detention basin or pond to ensure the detention area will
be kept in working order, prior to plan approval. City of Fenton,
Missouri, will not be responsible for maintenance of detention basins.
j.
Detention basin fencing. A four (4) foot (minimum
height) approved fence shall be provided around the perimeter of a
basin where the design depth of storage water will exceed four (4)
feet.
k.
Detention basin elevation. The low elevation of
the detention basin shall be above the 25-year, 20-minute hydraulic
elevation of the receiving channel or pipe system.
|
CHART 1
| |||
|---|---|---|---|
|
Rainfall Report
| |||
|
Rainfall Type: Eastern/Central Rainfall
| |||
|
Rainfall Filename: Fenton.Rnd
| |||
|
Precipitation
| |||
|
2 yr/5 min
|
=
|
0.45 in
| |
|
2 yr/15 min
|
=
|
0.90 in
| |
|
2 yr/60 min
|
=
|
1.58 in
| |
|
100 yr/5 min
|
=
|
0.83 in
| |
|
100 yr/15 min
|
=
|
1.75 in
| |
|
100 yr/60 min
|
=
|
3.25 in
| |
|
Intermediate Intensities (in/hr)
| |||||||
|---|---|---|---|---|---|---|---|
|
5 min
|
15 min
|
30 min
|
60 min
|
6 hr
|
24 hr
| ||
|
2 yr
|
5.40
|
3.60
|
2.47
|
1.58
|
0.41
|
0.14
| |
|
5 yr
|
6.43
|
4.37
|
3.04
|
1.97
|
0.53
|
0.18
| |
|
10 yr
|
7.18
|
4.93
|
3.45
|
2.24
|
0.62
|
0.21
| |
|
25 yr
|
8.29
|
5.74
|
4.05
|
2.64
|
0.71
|
0.24
| |
|
50 yr
|
9.16
|
6.37
|
4.51
|
2.94
|
0.82
|
0.28
| |
|
100 yr
|
10.02
|
7.00
|
4.97
|
3.25
|
0.87
|
0.30
| |
|
BDE Values: Intensity = B/ (time_conc + D)^E
| ||||
|---|---|---|---|---|
|
B
|
D
|
E
| ||
|
2 yr
|
46.93
|
10.00
|
0.80
| |
|
5 yr
|
56.42
|
10.75
|
0.79
| |
|
10 yr
|
66.60
|
11.50
|
0.79
| |
|
25 yr
|
80.49
|
12.25
|
0.80
| |
|
50 yr
|
87.63
|
12.25
|
0.79
| |
|
100 yr
|
93.96
|
12.25
|
0.79
| |
|
CHART 2
| ||||||
|---|---|---|---|---|---|---|
|
P FACTOR FOR RUNOFF
| ||||||
|
% IMPERVIOUS
|
DURATION OF RAIN IN MINUTES
| |||||
|
15
|
20
|
30
|
60
|
90
|
120
| |
|
0
|
0.3
|
0.35
|
0.41
|
0.51
|
0.56
|
0.6
|
|
5
|
0.32
|
0.37
|
0.43
|
0.53
|
0.58
|
0.62
|
|
10
|
0.34
|
0.39
|
0.46
|
0.56
|
0.60
|
0.64
|
|
15
|
0.36
|
0.41
|
0.48
|
0.58
|
0.62
|
0.66
|
|
20
|
0.38
|
0.44
|
0.50
|
0.60
|
0.64
|
0.67
|
|
25
|
0.4
|
0.46
|
0.52
|
0.62
|
0.66
|
0.69
|
|
30
|
0.42
|
0.48
|
0.54
|
0.64
|
0.68
|
0.71
|
|
35
|
0.44
|
0.50
|
0.57
|
0.66
|
0.70
|
0.73
|
|
40
|
0.46
|
0.52
|
0.59
|
0.68
|
0.72
|
0.74
|
|
45
|
0.48
|
0.54
|
0.61
|
0.71
|
0.74
|
0.76
|
|
50
|
0.5
|
0.56
|
0.63
|
0.73
|
0.75
|
0.78
|
|
55
|
0.52
|
0.58
|
0.65
|
0.75
|
0.77
|
0.80
|
|
60
|
0.54
|
0.60
|
0.68
|
0.77
|
0.79
|
0.81
|
|
65
|
0.56
|
0.63
|
0.70
|
0.79
|
0.81
|
0.83
|
|
70
|
0.58
|
0.65
|
0.72
|
0.81
|
0.83
|
0.85
|
|
75
|
0.6
|
0.67
|
0.74
|
0.84
|
0.85
|
0.87
|
|
80
|
0.62
|
0.69
|
0.76
|
0.86
|
0.87
|
0.88
|
|
85
|
0.64
|
0.71
|
0.79
|
0.88
|
0.89
|
0.90
|
|
90
|
0.66
|
0.73
|
0.81
|
0.90
|
0.91
|
0.92
|
|
95
|
0.68
|
0.75
|
0.83
|
0.92
|
0.93
|
0.94
|
|
100
|
0.7
|
0.77
|
0.85
|
0.94
|
0.95
|
0.95
|
|
P (RUNOFF FACTORS) FOR VARIOUS IMPERVIOUS CONDITIONS
| ||||||
|
Editor's Note – Chart 3 is included as an attachment to
this chapter.
|
|
CHART 4
|
|---|
 |
3.
Effect on downstream drainage areas.
a.
Where it is determined that the runoff from a subdivision will overload
existing downstream drainage facilities, the developer shall be responsible
for the improvement of such facilities to increase their capacity
to required levels.
b.
The required improvements to downstream facilities shall be made
prior to the issuance of a grading permit for the proposed subdivision.
4.
Floodplain areas. Development in the 100-year floodplain
must comply with provisions of the City of Fenton flood ordinances
and the regulations of the Federal Emergency Management Agency (FEMA).
F.
Grading Plan.
1.
Grading/cross section sheets. All grading details
pertaining to the site development shall be shown in plan view by
contours or on cross section sheets. Specific details shall include,
but not be limited to, the following:
a.
Existing and proposed contours shall be plotted at two (2) foot intervals.
Contour intervals for grading plan other than the above shall require
special approval.
b.
Site grading shall be compatible with the ultimate roadway elevations.
c.
Existing ground and finished grade elevations for the cross section
sheets shall be plotted at any scale between one inch equals fifty
feet (1 inch = 50 feet) horizontal and one inch equals ten feet (1
inch = 10 feet) vertical and one inch equals five feet (1 inch = 5
feet) horizontal and vertical.
d.
The grading plan shall show the location of all siltation control
devices to prevent runoff from the site damaging adjoining properties.
e.
Siltation control shall also be shown to minimize silt deposits downstream
from the proposed development. These siltation control devices shall
include silt basins, fences, hay bales, ditch checks, berms, etc.
as approved by the City of Fenton, Missouri, and in accordance with
MDNR guidelines.
f.
If a haul route is required to bring in extra material or dispose
of extra material, it shall be duly noted on the plan sheet. The route
hours of operation and number of trucks shall also be noted. A staging
wash-off area complete with water will be required.
g.
All City, County and State roads shall be kept free of dirt daily.
The City of Fenton, Missouri, reserves the right to cease the grading
operation if the contractor is in violation.
h.
A complete summary of cut and fill calculations with shrinkage will
be shown on the plans. If an off-site borrow area is to be used, the
City of Fenton, Missouri, will require the developer to submit a permit
or letter of authorization for said borrow area.
G.
Geotechnical Reports.
1.
A geotechnical report shall be required where grading and proposed
improvements on the site are located in an area where soil conditions
are susceptible to rapid erosion, landslide, settlement and/or creep.
The report shall verify the adaptability of grading and improvements
with soil and geologic conditions. A statement of compliance with
this study, signed by the geotechnical engineer preparing the report,
shall be included on all site development plans. The development plan
and improvement plans shall be designed to conform to the requirements
and conditions of the geotechnical report. A geotechnical engineer
shall be required to inspect construction in accordance with the grading
and soils requirements and conditions contained in the report.
2.
The Engineering Geologic Map of St. Louis County, Missouri (1971)
by Edwin E. Lutzen and John D. Rockway Jr., contained in the Missouri
Geological Survey and Water Resources Engineering Geology Series No.
4 and available through the Missouri Department of Natural Resources
shall be used to ascertain whether a geotechnical report shall be
required. At this time, a report is required for sites located in
Units IIa, IIIa, IVa, IV and Xa and Units IIb, IIc and IId when specific
site conditions or development type necessitate a report.
3.
In general, all slopes shall be graded to meet a standard 3:1 or
flatter slope for both cut and fill. If the preliminary grading plans
or site plans propose high terraces, the soils report should indicate
measures to intercept and divert surface water from flowing over terraces
and walls.
4.
In all areas of questionable soil stability such as sinkholes, ponds,
marshy areas, etc., the City of Fenton, Missouri, shall be notified
prior to commencement of grading so that these locations can be inspected.
5.
Any areas identified as sinkholes will require a sinkhole report.
This report will require that the sinkhole(s) shall be inspected to
determine if it is functioning with regard to drainage and the sinkhole
shall be treated as follows:
a.
All sinkhole crevices shall be located on the plan. If the sinkhole
is either in the public road right-of-way or within ten (10) feet
of the public road right-of-way, it shall be excavated to the crevice,
treated and brought to grade by the construction of a manhole or inlet.
b.
Functioning sinkholes shall be utilized as a point of drainage discharge
by a standard drainage structure with a properly sized outfall pipe
provided to an adequate natural discharge point, such as a ditch,
creek, river, etc.
c.
Non-functioning sinkholes and sinkholes under a proposed building
may be capped.
d.
Sinkholes may be left in their natural state, however, they will
still require properly sized outfall pipe to an adequate natural discharge
point.
e.
All sinkholes must be inspected by the City of Fenton, Missouri,
prior to treatment. Special siltation measures shall be installed
during the excavation of sinkholes and during the grading operations
to prevent siltation of the sinkhole crevice. In general, the following
procedure shall be followed in treating sinkholes:
(1)
Excavation. Prior to filling operations in
the vicinity of a sinkhole, the earth in the bottom of the depression
will be excavated to expose the fissure(s) in the bedrock. The length
of fissure exposed will vary, but must include all unfilled voids
of fissure widths greater than one-half (½) inch maximum dimensions
which are not filled with plastic clay.
(2)
Closing fissures. The fissure or void will
be exposed until bedrock in its natural attitude is encountered. The
rock will be cleaned of loose material and the fissures will be hand-packed
with quarry-run rock of sufficient size to prevent entry to this rock
into the fissures and all the voids between this rock filled with
smaller rock so as to prevent the overlying material's entry into
the fissures. For a large opening, a structural (concrete) dome will
be constructed with vents to permit the flow of ground water.
(3)
Placing filter. Material of various gradations
as approved will be placed on top of the hand-packed rock with careful
attention paid to the minimum thickness. The filter must permit either
upward or downward flow without loss of the overlying material.
(4)
Supervision. Periodic supervision of the cleaning
of the rock fissures must be furnished by the soils engineer. Closing
of the rock fissures will not begin until the cleaning has been inspected
and approved by the soils engineer.
f.
During the placement and compaction of earth fill over the filter,
supervision by the soils engineer shall be continuous. Earth fill
densities will be determined during the placement and compaction of
the fill in sufficient number to insure compliance with the specification.
The soils engineer is responsible for the quality of the work and
to verify that the specifications are met.
6.
For reports concerning proposed development in Units IIa, IIIa, IVa
or Xa, the consultant should prepare conditions within the report
covering the following, at a minimum:
a.
Erosion of silt-rich loessial soil. What should
be done to minimize surface erosion during and after construction?
Also, what measures should be taken to address erosive velocities
at discharge points?
b.
Developments on slopes greater than 20%. Soil creep
is a potential problem on slopes this steep and developments in these
areas will require engineering analysis and solutions.
7.
Cut and fill. Construction of cut and fill slopes
in these areas should be detailed to assure slope stability.
a.
For reports done on proposed developments in Unit IV, the consultant
should prepare a report covering the following, at a minimum:
8.
Additional considerations that can be covered in these reports include
effect of stream erosion on private property, foundation design, foundation
drainage, road design, excavation, etc.
9.
The reports for the erosion-prone area do not necessarily require
subsurface investigation. The shale areas, however, would almost certainly
require shallow exploration. The reports shall be prepared under the
supervision of and sealed by an engineer.
10.
Developments that require more detailed soils information are those
with very dense housing (greater than three to four (3 — 4)
houses per acre), extensive grading and site preparation (including
cut and fill), steep slopes, etc. Some developments can be less critically
reviewed due to minimal site disturbance and low density housing (two
(2) or less houses per acre).
11.
There are other areas besides Units IIa and VI within the City of
Fenton, Missouri, where dense developments will require sound engineering.
H.
Street Design Criteria.
1.
General provisions.
a.
Streets shall be related appropriately to the topography so as to
produce usable lots and streets of reasonable gradient as required
herein. The street layout shall provide access to all lots and parcels
of land within the subdivision. The proposed street layout should
be appropriate for the type of future development and properly integrated
with the street system in the area adjoining the subdivision. (Exhibit
1)
b.
Proposed streets should provide access to the surrounding properties
which are landlocked or which have inadequate access, unless the Commission
has determined that such access is not necessary or desirable for
the future land use and development of adjacent tracts.
c.
Rights-of-way and paving of streets in all new subdivisions shall
be connected to an approved street. Any street that has been approved
by the City at the date of adoption of this Chapter shall be considered
an approved street.
d.
Alleys should be avoided where possible in residential areas but
may be included in commercial and industrial areas where needed for
loading, unloading or access purposes and, where platted, shall be
at least twenty (20) feet in width. Dead-end alleys shall be avoided
where possible but, if unavoidable, shall be provided with an adequate
turnaround at the dead end as determined by the Commission.
e.
Subdivisions that adjoin or include existing streets that do not
conform to the required right-of-way widths shall dedicate additional
width along either or both sides of such streets. Also, the street
shall be improved to the required standards. When the subdivision
is located on one (1) side of an existing street or road, a minimum
of one-half (½) of the required right-of-way and improvements
shall be provided, measured from the centerline of the right-of-way
as originally established.
f.
Dead-end streets.
(1)
Arrangements shall be made for the continuation of streets to
adjacent properties where such continuation is deemed necessary. If
the adjacent property is undeveloped, the road shall be extended to
the boundary of the subdivision and a cul-de-sac having a minimum
right-of-way diameter of one hundred six (106) feet and a pavement
width of twenty-nine (29) feet. A circular island with a minimum radius
of thirteen (13) feet shall be provided in the cul-de-sac. A note
shall be included on the plat that any excess right-of-way used for
the cul-de-sac shall revert to the adjacent property owners when the
street is continued. (Exhibit 2)
(2)
Where a road is not intended to continue onto adjoining property,
its terminus shall not be closer than one hundred (100) feet to the
boundary and shall have a cul-de-sac.
(3)
The use of minor classified streets when applied to cul-de-sac
streets shall be limited to serving not more than eighteen (18) total
lots for cul-de-sacs.
(4)
A plan for elongated cul-de-sacs shall meet the specifications
on Exhibit 3 or be reviewed by the Commission for determination of
the location and the required right-of-way. Also, any other cul-de-sac
or turnaround configurations shall meet the specifications on Exhibit
4 or be approved by the Commission.
g.
Street intersection and alignments shall be as follows:
(1)
Streets shall be laid out to intersect as nearly as possible
at right angles. Non-perpendicular streets shall have a perpendicular
approach at intersections of at least sixty (60) feet. No more than
two (2) streets shall intersect at any one (1) point.
(2)
Where collector or arterial streets intersect other collector
or arterial streets, the curb radius at the intersection shall not
be less than forty (40) feet.
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EXHIBIT 1. STREET TYPES
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EXHIBIT 2. CUL-DE-SACS
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EXHIBIT 3. ELONGATED CUL-DE-SACS
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(3)
Minor street intersections shall have a curb radius of not less
than thirty-two (32) feet.
(4)
Street jogs with centerline offsets of less than one hundred
fifty (150) feet should be avoided. Proposed new intersections with
an existing street shall, whenever appropriate, coincide with any
existing "T" intersection on the opposite side of the street.
(5)
Intersections shall be designed with grades as level as possible,
consistent with proper provisions for drainage. Approaches to intersections
shall have a grade not exceeding three percent (3%) for a distance
of not less than one hundred (100) feet measured from the centerline
of the intersecting street.
(6)
Additional street paving in the form of turning lanes and/or
right-of-way may be required at intersections of collector/arterials
with other collector/arterials.
(7)
Property line corners at street intersections shall be founded
with a radius of at least twenty (20) feet.
(8)
Where visibility at any proposed street intersection would be
obstructed by existing earth berms or vegetation, the developer shall
cut such ground and/or vegetation in conjunction with the grading
of the street right-of-way sufficient to provide adequate sight distance.
This distance shall be located by measuring thirty (30) feet along
each property line from the intersection point and connecting these
points to create the sight triangle.
h.
All streets or street widening required by these regulations shall
be dedicated to the City or be established as a private road easement
or right-of-way. In no case shall any instruments be recorded which
contain any clause causing reversion to any persons except those having
title to adjacent properties.
i.
The widths may be increased, decreased or varied in certain circumstances
by the Board subsequent to review by the Commission on recommendation
of the Director.
j.
Where special types of streets are proposed, the Commission may apply
special standards to be followed in the design of such streets.
2.
Design criteria. Any dedicated or private streets
shall meet all City design criteria as specified in this Subsection.
All such streets in the City or segments of streets to be constructed
as part of any land development shall be located, platted and built
in such a manner that they may be dedicated to the City in accordance
with the design criteria in this Section in (Table 1). If no criteria
has been established by the City of Fenton, St. Louis County Department
of Highways and Traffic criteria shall apply.
3.
Storm drainage. The subdivider shall provide the
subdivision with an adequate enclosed stormwater system which shall
be connected to an outlet approved by M.S.D.
4.
Curbs and gutters. Curbs and gutters shall be installed
on each side of the street surface. The curb and gutter shall be constructed
with Portland cement concrete in all subdivisions.
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EXHIBIT 4 ATYPICAL CUL-DE-SACS
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TABLE 1 STREET DESIGN CRITERIA
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|---|---|---|---|---|---|---|---|
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Street Classification
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Minimum Right-of-Way
|
Minimum Pavement Width
|
Grade
|
Centerline Horizontal Alignment Minimum
|
Sight Distance
| ||
|
Minimum
|
Maximum
| ||||||
|
Commercial
Collector
|
60
|
38
|
1%
|
6%
6-8
S.U.P.*
|
600
|
300
| |
|
Residential
Collector
|
60
|
38
|
1%
|
8%
> 8
S.U.P.*
|
300
|
200
| |
|
Minor Commercial
Street
|
50
|
30
|
1%
|
8%
|
150
|
150
| |
|
Minor Residential
Street
|
50
|
26
|
1%
|
8%
> 8
S.U.P.*
|
150
|
150
| |
|
Commercial
Alley
|
30
|
20
|
1%
|
6%
|
50
|
150
| |
|
*Special Use Permit
|
5.
Landscaping.
a.
Landscaped medians and cul-de-sacs.
(1)
At each entrance to a subdivision, a landscaped median separating
two (2) one-way streets may be provided as depicted in Exhibit 5.
Sufficient trees and vegetation shall be planted in accordance with
a landscaping plan reviewed and approved by the Director.
(2)
Each cul-de-sac shall have a landscaped center island at least
three hundred (300) square feet in area. If possible, such island
shall be elongated so as to appear as a median rather than a circular
planter.
b.
Right-of-way tree planting. The owner/developer
shall submit a plan for such planting to include the size and type
of the trees proposed for the subdivision. This plan shall meet all
the requirements of this Code.
6.
Lights.
a.
Street lights shall be provided for any type of subdivision. A street
light shall be installed at each intersection of a street and each
cul-de-sac; but in no event shall there be fewer than one (1) street
light for each two hundred fifty (250) linear feet or portion thereof
of street frontage between intersections or between a street intersection
and the terminus of a dead-end street.
b.
In a multi-family dwelling residential subdivision, the minimum distance
between two (2) street lights shall be not less than two hundred (200)
linear feet.
c.
Street lighting shall be provided for roadways within a subdivision
using concrete poles, fiberglass or metal ornate type units. No wood
poles are allowed.
d.
The height and the intensity of each street light for residential
or commercial subdivisions shall be approved by the Director.
7.
Naming. Streets that are obviously in alignment
with others already existing and named shall bear the names of the
existing streets. The proposed street names shall be checked against
duplication of street names and approved by the Post Office and the
Board.
8.
Signs. Street signs and traffic control signs shall be of a type and at locations specified by the City or other appropriate governing jurisdiction. The subdivision sign shall meet the requirements of Chapter 485 of the Fenton Zoning Code. Subdivision trustees shall be responsible for the replacement and/or maintenance of street name signs different than the City of Fenton standards.
9.
Addressing. Addresses shall be assigned by the St.
Louis County Department of Revenue, Mapping Division.
10.
Street maintenance. The owner/developer of the subdivision
shall be responsible for maintaining the streets and other improvements
until such time they are dedicated to and accepted by the City of
Fenton.
11.
Penalties. If the developer/contractor of a project
approved in the City of Fenton does not follow the before listed requirements
or any other applicable requirements of this document or is deemed
to be negligent in their development methods by the Director, the
City of Fenton reserves the right to stop work on the project until
any or all of the deficiencies have been corrected and approved by
the City of Fenton representatives.
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EXHIBIT 5. MEDIANS AT SUBDIVISION ENTRANCES
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12.
Sidewalks.
a.
Sidewalks shall be constructed of Portland cement concrete and shall
have a width of four (4) feet and a thickness of at least four (4)
inches except at driveways where the thickness shall be at least six
(6) inches. The sidewalks shall be placed within the street right-of-way
one (1) foot from and parallel with the edge of the right-of-way,
along both sides of the street.
b.
There shall be a grassed strip at least six (6) feet wide between
the sidewalk and the street pavement.
c.
Each sidewalk shall have a ramp for handicapped access designed in
conformity with State law and the City's Building Code at its intersection
with the street.
13.
Materials. Except as provided herein, all new streets
constructed after October 22, 2009 for the acceptance by the City
of Fenton for public use shall be designed to the following standards.
a.
Residential. All residential streets shall be constructed
of Portland cement concrete pavement at a minimum of seven (7) inches
on four (4) inches of aggregate type 5 base.
b.
Commercial. All commercial streets shall be constructed
of Portland cement concrete pavement at a minimum of nine (9) inches
on four (4) inches of aggregate type 5 base.
14.
Other. All other standards not addressed in this
Section shall be in accordance with St. Louis County Department of
Highway and Traffic Standards. Any exceptions must be submitted to
the City of Fenton for approval. Any conflicts with the City of Fenton
regulations and St. Louis County standards for street and roadway
standards will be resolved by abiding by minimum standards as set
forth by AASHTO guidelines. In all cases, a minimum of AASHTO guidelines
must be maintained.
I.
Utilities.
1.
All utilities, including, but not limited to, natural gas, electrical,
telephone and television cables, shall be buried. However, such utilities
in the right-of-way may not be buried without approval of the Director.
Utilities buried in the right-of-way shall be located toward the lot
line so as not to interfere with the construction of curbing.
2.
The location of utility easements shall be shown on the final plat.
3.
Underground service connections shall be provided to each lot by
the developer unless waived by the Commission.
4.
Utility boxes, transformers and similar devices at ground level shall
be screened by evergreen shrubbery except for those at the rear of
lots.
J.
Schools, Parks, Playgrounds And Pedestrian/Bike Paths.
1.
In subdividing property, consideration shall be given to suitable
sites for schools, parks, playgrounds and other common areas for public
use so as to conform to the recommendations of the Commission in its
adopted master plan or portion thereof of the City. Any provision
for schools, parks and playgrounds should be indicated on the preliminary
plan in order that it may be determined when and in what manner such
areas will be dedicated to or acquired by the appropriate taxing agency.
2.
The City may require a twenty (20) feet wide easement for a pedestrian/bike
path to link the residential subdivisions to the City's public facilities.
The width of the pavement shall be determined by the Director.
K.
Natural Features. Natural features, including, but not limited
to, trees, lakes and streams, shall be considered as irreplaceable
assets and incorporated into the design of the subdivision to the
maximum feasible extent.
L.
Lakes And Streams.
1.
The boundaries or alignment of a lake, pond or stream shall not be
changed and no grading or clearing shall be permitted within twenty
(20) feet of such a water body except approved by the City's Engineer.
2.
No grading or construction shall be permitted below a lake, dam,
pond or stream without submitting an engineering report stating the
lake, dam, pond or stream bank is safe and will not have any impact
on the proposed development.
