[CC Ch. 22 §1; Ord. No. 11-1974 Ch. 22 §1, 7-1-1974]
This Chapter, which shall be known as the "Subdivision Regulations of the City of St. John, Missouri," may be cited as "Subdivision Regulations."
[CC Ch. 22 §2; Ord. No. 11-1974 Ch. 22 §2, 7-1-1974]
The purpose of this Chapter is to control the subdivision of land within the jurisdiction of the City of St. John; to present regulations relative to the preparation of plats of such subdivisions; and to establish filing procedures, improvement requirements, and standards of design for said plats.
[CC Ch. 22 §3; Ord. No. 11-1974, Ch. 22 §3, 7-1-1974]
A. 
For the purposes of this Chapter, certain words and phrases defined herein shall be given their defined meanings. Words and phrases which are not defined shall be given their usual meanings except where the context clearly indicates a different or specific meaning.
B. 
Words used in the present tense shall include the future; the singular number includes the plural and the plural includes the singular; the word "dwelling" includes the word "residence," and the word "shall" is mandatory and not permissive.
C. 
The following words and phrases are defined:
ALLEY
A public right-of-way which affords only a secondary means of access to abutting property.
BENCH MARK
A definite point of known elevation and location and of more or less permanent character.
BLOCK
An area of land surrounded by public highways, streets, streams, railroad rights-of-way, parks, or other similar areas or facilities.
BUILDING LINE
A line drawn parallel to a lot line at a distance therefrom equal to the depth of the corresponding required yard.
CITY
The City of St. John, Missouri.
COMMON LAND
That land set aside for open space or recreational use for the owners of the residential lots in a subdivision, which land is conveyed by the developer in fee simple title by a warranty deed to trustees whose trust indenture shall provide that said common land be used primarily for the benefit, use and enjoyment of the lot owners present and future. No lot owner shall have the right to convey his interest in the common land, except as an incident of the ownership of a regularly platted lot.
COMPREHENSIVE PLAN
The Comprehensive Plan of the City of St. John as defined in Article VI, Section 6.03 of the City Charter.
CUL-DE-SAC
A short street having one end open to traffic and being terminated at the other end by a circular vehicular turnaround.
DEAD-END STREET
A street having only one end open for vehicular traffic and the other permanently terminated by a turn around for vehicles.
DEVELOPER
That person, firm or corporation by whom a tract will be subdivided and improved pursuant to the requirements of these Regulations.
DIRECTOR
The Director of Public Works of the City of St. John.
DWELLING
Any building, or portion thereof, used exclusively for human habitation; except hotels, motels, dormitories, or house-trailers.
DWELLING UNIT (RESIDENTIAL UNIT)
A room or group of rooms located within a dwelling and forming a habitable residence for one (1) family.
DWELLING, SINGLE-FAMILY
A detached building designed for or occupied exclusively by one (1) family and shall include any home in which eight (8) or fewer unrelated mentally or physically handicapped persons reside, and may include two (2) additional persons acting as houseparents or guardians who need not be related to each other or to any of the mentally or physically handicapped persons residing in the home.
DWELLING, TWO-FAMILY (DUPLEX)
A detached building designed for, or occupied exclusively by, two (2) families living independently of each other.
DWELLING, THREE-FAMILY (TRIPLEX)
A detached building designed for, or occupied exclusively by, three (3) families living independently of each other.
DWELLING, MULTIPLE-FAMILY
A building, or portion thereof, used or designed as a residence for four (4) or more families living independently of each other.
EASEMENT
A grant by a property owner to the public, a corporation, utility or a person of the use of land for a specific purpose.
EASEMENT, ROAD MAINTENANCE AND IMPROVEMENT
A grant by a property owner to the City, County or State for the purpose of road maintenance, improvement and widening.
EASEMENT, UTILITY
A grant by a property owner to a public utility company for the purpose of installation, improvement and maintenance of public utilities.
ENGINEER
A professional engineer registered in the State of Missouri.
ESCROW AGENT
A title company, bank, savings and loan association, trust company, attorney or any other person or agency approved by the City Attorney to act as escrow agent under the provisions of Section 400.120 of these Regulations.
FLOOD PLAIN
A geographic area susceptible to periodic inundation from overflow of natural waterways and determined as to extent in St. Louis County by the 1964 Flood Elevation Study made by the St. Louis County Planning Commission.
FRONTAGE
That edge of a lot or series of contiguous lots bordering a street right-of-way.
HIGHWAY
See "Street."
IMPROVEMENTS
Street pavement, sidewalk pavement, pedestrian way pavement, water mains, storm sewers, sanitary sewers, signs, monuments, landscaping, street lights and other similar signs.
IMPROVEMENT PLANS
The engineering and architectural drawings showing types of materials and construction details for the physical structures and facilities, excluding dwelling units to be installed in conjunction with the development of the subdivision.
LAND SURVEYOR
A land surveyor registered in the State of Missouri.
LOT
A platted parcel of land intended to be separately owned, developed or otherwise used as a unit.
LOT AREA
The total horizontal area within the boundaries of a lot.
LOT, CORNER
A lot abutting upon two (2) or more streets at their intersection.
LOT, DOUBLE FRONTAGE (THROUGH LOT)
A lot having frontage on two (2) non-intersecting streets, as distinguished from a corner lot.
MSD
The Metropolitan St. Louis Sewer District.
PARKING STALL
A paved space assigned for the temporary storage of a motor vehicle. Such stall shall have a minimum dimension of ten feet by twenty feet (10 x 20).
PEDESTRIAN WAY
An easement or right-of-way dedicated to public use to facilitate pedestrian access to adjacent streets and properties.
PUBLIC WORKS, DIRECTOR
An individual person or a firm, appointed by the City Manager, whose function is to review all zoning petitions and development plans prior to their review by the Planning and Zoning Board, in order to ensure that they are complete; to inspect developments to ensure that they are constructed according to the approved plans; to issue building permits; and generally to perform all functions assigned to him by reference in the Zoning Code and Subdivision Regulations.
RECORD PLAT
That drawing containing the signature of the Mayor which designates final approval and is recorded in the Recorder of Deeds' Office of St. Louis County.
REGULATIONS
The Subdivision Regulations of the City of St. John, Missouri.
ROAD
See "Street."
SLOPE
The rate of deviation of the ground surface from the horizontal surface, as expressed in percentages.
STREET
A general term denoting a public or private way which affords the principal means of access to abutting property. The term includes all facilities which normally occur within the right-of-way. It shall also include such other designations as highway, thoroughfare, parkway, throughway, road, pike, avenue, boulevard, lane, place, and court, but shall not include an alley or a pedestrian way.
STREET, ARTERIAL
A multi-lane facility designed for movement of a relatively large volume of traffic. Arterials provide connections between local and collector streets and the freeways.
STREET, COLLECTOR
A street located within a neighborhood or other integrated-use area which collects from and distributes traffic to local streets, and connects arterial streets.
STREET, FRONTAGE OR SERVICE
A minor street generally parallel to and adjacent to arterial streets and highways, which provides access to abutting properties and protection from through traffic.
STREET, LOCAL
A street, used primarily to provide direct access to abutting properties.
STREET, MULTI-FAMILY ACCESS
A private thoroughfare which affords a means of access to parking areas and bays and to abutting buildings which are developed solely or principally as duplex, triplex, and multi-family dwellings.
SUBDIVISION
Either or both of
1. 
A division or re-division of a tract into lots, plats, or sites for development purposes, and
2. 
The dedication or establishment of a street, alley, pedestrian or public way in conjunction with or used in any such tract.
SUBDIVISION, MINOR (LOT SPLIT)
The division of land into not more than two (2) lots shall be classified as a minor subdivision.
SUBDIVISION, MULTIPLE-DWELLING UNITS
A tract of land, whether divided into separate lots or not, which is intended entirely for the construction of duplexes, triplexes, multiple-family dwellings, row houses, and other arrangements of attached or connected building units.
SUBDIVISION, NON-RESIDENTIAL
Either or both of
1. 
A division or re-division of a tract into more than one lot, plat or site for commercial or industrial purposes, and
2. 
The dedication or establishment of a street, alley, pedestrian or public way in conjunction with or use in any such tract.
SUBDIVISION, SINGLE-FAMILY RESIDENTIAL
A subdivision of land, intended for construction of detached single-family dwelling units.
SURETY COMPANY
An insurance company qualified and acting under the provisions of Chapter 379, Revised Statutes of Missouri, which is approved by the City Attorney to act as surety under Section 405.110 of these Regulations.
SURVEY MONUMENT
An object set in the ground to mark the boundaries of real property that has been surveyed.
TITLE COMPANY
A corporation qualified and acting under the Missouri Title Insurance Law or a corporation which is an issuing agency for an insurance company insuring land titles.
TRACT
An area or parcel of land which the developers intend to subdivide and improve, or to cause to be subdivided and improved, pursuant to the requirements of these Regulations.
[CC Ch. 22 §4; Ord. No. 11-1974, Ch. 22 §4, 7-1-1974]
Every subdivision of land within the City of St. John shall be submitted to the City for its review and approval or disapproval according to the Regulations herein. No plat shall be recorded in the office of St. Louis County Recorder of Deeds and no lots shall be sold from such plat unless and until approved as provided for in these Regulations.
[CC Ch. 22 §5; Ord. No. 11-1974, Ch. 22 §5, 7-1-1974]
A. 
The owner of a lot or parcel of land created prior to July 1, 1974, in violation of the foregoing Section may apply to the Director of Public Works for a variance from the Subdivision Regulations for the construction of one single-family detached residence. The Director shall investigate the situation, and if he finds that:
1. 
The lot was created by record plat or recorded deed prior to July 1, 1974; and
2. 
Had it not been for the failure to comply with these Regulations, the lot or parcel of land could be developed; and
3. 
The lot or parcel of land was acquired by the present owner for a valuable consideration and in ignorance of the requirements of the Subdivision Regulations; and
4. 
Had proper application been made at the time of the creation of the illegal lot, approval as to lot size and frontage would have been given,
he shall forward his findings to the City Council which may by order grant the variance for the construction of one single-family detached residence upon such terms and conditions as will most equitably preserve the purpose and intent of these Regulations.
[CC Ch. 22 §6; Ord. No. 11-1974, Ch. 22 §6, 7-1-1974]
The Public Works Director may waive the requirement of submission of all other plans except the record plat, when the proposed subdivision includes only two (2) lots.
[CC Ch. 22 §7; Ord. No. 11-1974, Ch. 22 §7, 7-1-1974]
Recording of a subdivision plat shall not be required in case of the sale or exchange of parcels of land between owners of adjoining properties for the purpose of adjustments in boundaries, provided that additional lots are not thereby created, that the original lots are not reduced below the minimum sizes required by these Regulations or the Zoning Code, and that a survey of the adjustments of boundaries is recorded with the Recorder of Deeds of St. Louis County.
[CC Ch. 22 §8; Ord. No. 11-1974 Ch. 22 §8, 7-1-1974]
A. 
Prior to submitting a Final Development Plan for the subdivision of land within the City of St. John, a developer may submit to the Director of Public Works a Preliminary Development Plan for the tract which shall include, but not be limited to, the following information:
1. 
A site plan showing proposed uses and structures.
2. 
Existing and proposed contours at intervals of two (2) feet or less referred to sea level datum.
3. 
Location of all isolated trees, having a diameter of six (6) inches or more, and all tree masses.
4. 
Proposed ingress and egress to the site, including on-site parking areas, parking stalls, and adjacent streets.
5. 
Proposed landscaping, including type and size of planting and fencing.
6. 
Two (2) section profiles through the site showing the preliminary building form and mass.
B. 
The Director of Public Works shall review and evaluate the Preliminary Development Plan as soon as practicable and shall report to the developer his opinion as to the merits and feasibility of the improvements contemplated by the plan.
C. 
In the event a developer elects not to submit a Preliminary Development Plan, all information contained thereon shall be submitted on or with the Final Development Plan.
D. 
However, in the case of any subdivision developed in a planned or special zoning district, the processing procedures of Section 400.320 of Chapter 400 shall apply. The Preliminary Development Plan of the Subdivision Regulations shall be the same as that required by the Zoning Code and may be used therefore. In such case, the Preliminary Development Plan must be reviewed by the Planning and Zoning Board and reviewed and approved by the City Council.
[CC Ch. 22 §9; Ord. No. 11-1974, Ch. 22 §9, 7-1-1974]
A. 
The developer shall prepare and submit to the Director of Public Works such number of copies of a Final Development Plan of the tract as shall be required. Such Final Development Plan shall contain the following information:
1. 
Identification and description.
a. 
A north arrow and graphic scale. Final Development Plans shall be drawn to a scale of not less than one (1) inch to fifty (50) feet (1 inch = 50 feet).
b. 
The name proposed for the tract or such part thereof as is proposed to be subdivided, and the following names and addresses:
1. 
The record owner or owners of the tract.
2. 
The party who prepared the plan.
3. 
The party for whom the plan was prepared.
4. 
The engineer and land surveyor who will design improvements for and survey the tract or such part thereof as is proposed to be subdivided.
c. 
Date of Submission.
2. 
Existing conditions.
a. 
The approximate area of the tract stated in tenths (0.1) of an acre.
b. 
Sufficient contour data to indicate the slope and drainage of the tract and the high and low points thereof. Contour data shall extend one hundred and fifty (150) feet beyond the limits of the subdivision boundaries. U.S.G.S. data is acceptable.
c. 
The location of existing property lines, streets, sidewalks, watercourses, sink holes, areas within the tract subject to inundation by storm water, railroads, bridges, culverts, storm sewers, sanitary sewers, easements of record, existing buildings or other improvements that are to remain, and significant natural features such as wooded areas and rock formations.
d. 
The results of any tests made to ascertain subsurface rock and soil conditions and the water table.
e. 
The Zoning District, including delineation of Flood Plain Zoning District.
3. 
Design features.
a. 
Any proposed alteration, adjustment or change in the elevation or topography of any area in a Flood Plain Zoning District.
b. 
Approximate area in square feet of minimum and maximum size of lots, if less than one (1) acre in area, and in acres and tenths of acres if one (1) acre or more in area, into which the tract is proposed to be subdivided.
c. 
Layout of proposed streets, sidewalks, major watercourses, bridges and other prominent man-made features.
4. 
If the developer intends to subdivide any portion of the parcel under a planned development or special district procedure of Section 400.320 of Chapter 400, then the Final Development Plan shall, in addition, include the following data:
a. 
Gross area of tract, ((2)(a)).
b. 
Area in streets' rights-of-way.
c. 
Net area of tract (gross area minus area in streets' rights-of-way).
d. 
Maximum number of dwelling units allowed under the density restriction of the Zoning Code.
e. 
Maximum number of dwelling units proposed.
f. 
Parking ratio (number of parking stalls per proposed dwelling unit).
g. 
Distance between buildings.
5. 
A certification by the party who prepared the plan that the plan is a correct representation of all existing and proposed land divisions.
B. 
The Director of Public Works shall review the Final Development Plan as soon as practicable, and:
1. 
If the plan is satisfactory, the Director or his authorized representative shall thereupon affix a notation of approval, date of approval and his signature on the plan, denoting satisfactory compliance with the requirement of these Regulations. The plan shall be returned to the developer who may then proceed in compliance with Section 405.100 (when applicable) and Section 405.110 of these Regulations.
2. 
If the Final Development Plan is unsatisfactory, the Director shall give notice to the submitting party in writing, setting forth the conditions causing the disapproval, and the unsatisfactory conditions shall be remedied prior to further consideration by the City.
C. 
If the developer intends to subdivide any portion of the parcel into a subdivision being developed in a planned or special zoning district, the processing procedures of Section 400.320 of Chapter 400 shall apply. The Final Development Plan of the Zoning Code shall be the same as that required by the Subdivision Regulations and may be used therefore. In such case the Final Development Plan must be reviewed by the Planning and Zoning Board for compliance with the specific development ordinance approved by the City Council.
D. 
Whenever a Final Development Plan includes a proposed establishment of common land, and the City finds that such land is not suitable for common land due to terrain, benefit to a small portion of the lot owners, difficulty of maintenance or any similar reason, the City may either refuse to approve such an establishment, or it may require the rearrangement of the lots in the proposed subdivision to include such land. In any case where the establishment of common land is permitted to be included in the subdivision of a tract, a trust indenture shall be recorded simultaneously with the record plat which shall provide for the proper and continuous maintenance and supervision of said common land by Trustees to be selected and to act in accordance with the terms of such indenture and the common land shall be deeded to the Trustees under said indenture by general warranty deed. Any alterations of the common land or improvement will require the submission of detailed improvement plans and will be considered a required improvement.
E. 
The approval of the Final Development Plan by the Director or, in the instance of subdivisions being developed under the planned development or special district procedures, by the Planning and Zoning Board, shall be valid for a period of two (2) years from the date of approval or such longer period as the Director may determine to be advisable, if after review by the Director such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If no record plat of a subdivision of any part of the tract for which a Final Development Plan has been approved is recorded within said two (2) year period, or such longer period as the Director shall permit, a resubmission and review thereof by the City may be required.
[CC Ch. 22 §10; Ord. No. 11-1974, Ch. 22 §10, 7-1-1974]
A. 
The purpose of this Section is to provide a procedure whereby the construction of a display unit can begin prior to the recording of the record subdivision plat.
B. 
The developer may, after receiving approval of a Final Development Plan of a proposed subdivision from the City, submit a Display Unit Plat to the City for review and approval. There may be one (1) display unit for every twenty (20) units proposed, not to exceed ten (10) display units. The Display Unit Plat shall include a complete outbound survey of the proposed subdivision, and the location of each display unit or building in relation to proposed lots, if any. The script of said Display Unit Plat, shall contain terms and conditions as required by the City including, but not limited to, the following:
1. 
The Display Unit Plat shall be recorded in the office of the St. Louis County Recorder of Deeds prior to issuance of a building permit for any display unit;
2. 
The Display Unit Plat shall become null and void upon the recording of a record plat which establishes that each display unit is on an approved lot;
3. 
No part of the proposed subdivision may be conveyed, nor an occupancy permit issued for any structure therein until the display unit or units have been located at an approved location;
4. 
If initial construction of a display unit has not commenced within sixty (60) days, the City's approval shall lapse and the Display Unit Plat shall be null and void.
[CC Ch. 22 §11; Ord. No. 11-1974, Ch. 22 §11, 7-1-1974]
A. 
After the Final Development Plan is approved, improvement plans prepared by an engineer for the subdivision of all or any part of the tract shall be submitted for review to the Director of Public Works. Improvement plans shall be prepared on an exhibit twenty-four (24) inches by thirty-six (36) inches and shall contain the following information:
1. 
Title page, which shall include key map showing the relationship of the area to be subdivided to the tract, and which shall reflect areas of the tract previously subdivided plus adjacent streets.
2. 
North arrow and graphic scale.
3. 
Title block showing name and address of developer and engineering firm, as well as the engineer's seal.
4. 
One (1) or more bench marks, in or near the subdivision, to which the subdivision is referenced. The identity and elevation shall be based on the sea level datum.
5. 
List of the standards and specifications followed, citing volume, section, page or other references.
6. 
Paving details conforming to City of St. John standard specifications.
7. 
Details of streets, existing and proposed sanitary sewers, drainage channels, including drainage maps and run-off sheets for storm water, swales and storm sewers.
8. 
Plans and profiles of streets and sewers, scale not less than one (1) inch equals one hundred (100) feet (1 inch = 100 feet) horizontal; and one (1) inch equals ten (10) feet (1 inch = 10 feet) vertical.
9. 
Existing and proposed survey monuments on street plans or on submitted copy of plans to be on proposed record plat.
10. 
A landscape plan prepared by a landscape architect for all or any part of the tract, except individual single-family residential lots, which shall contain the following minimum information:
a. 
Existing and proposed contours at intervals of two (2) feet or less referred to sea level datum.
b. 
Types, sizes, and locations of all existing and proposed plantings. Existing tree masses to be retained may be delineated as such as long as a note accompanies them saying existing trees to be retained and maintained.
c. 
General cover: Planting, gravel, crushed bark, etc.
d. 
Walkways, fences, recreational facilities, buildings and other structures.
e. 
If common ground, the following note: Any common ground disturbed by grading or void of grass or other ground cover shall be seeded by the developer with a perennial grass except in those areas where there is a chance for erosion, i.e., in areas of excessive slopes (slopes of 15% or greater). These slopes shall be sodded with a perennial grass or riprapped.
f. 
An itemized estimate for landscaping improvements that will be used for escrowing such improvements.
B. 
The Director of Public Works shall review the improvement plans as soon as practicable, and:
1. 
Corrections or additions shall be made, if necessary, and, when satisfactory to the Director, he shall approve same.
2. 
After approval of the improvement plans, the sewer plans (sanitary and storm water) shall be submitted to MSD for review and approval.
3. 
After MSD has approved sanitary and storm sewer plans, the approved plans shall again be submitted to the City for review and final approval. Nothing in these Regulations shall prevent the developer from submitting improvement plans to MSD prior to the improvement plans being submitted to the City. Complete approval of the plans by all reviewing agencies and payment of inspection fees constitute authority to start construction or to post bond or escrow to cover the cost of improvements.
C. 
Approval by the City of the improvement plans shall be valid for a period of two (2) years from the date of approval, or for such longer period as the Director may determine to be advisable if after review by the City such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If the construction of the improvements shall not have been completed within said two (2) year period or such longer period as the Director may permit, a resubmission and review of the improved plans by the City may be required.
[CC Ch. 22 §12; Ord. No. 11-1974 Ch. 22 §12, 7-1-1974]
A. 
After the improvement plans have been approved and all inspection fees paid, but before approval of the record subdivision plat, the developer shall either:
1. 
Complete the improvements in accordance with the approved improvement plans under the observation and inspection of the appropriate inspecting agency, or
2. 
Post a land subdivision bond or enter into an escrow agreement in accordance with the provisions hereafter set forth. The land subdivision bond or escrow agreement shall be prepared and executed on forms furnished by the City and shall be submitted to the City Council for approval or disapproval. Said forms shall be approved by the Director and City Attorney prior to being sent to the City Council.
B. 
A land subdivision bond shall be issued by a surety company or a title insurance company and shall insure or guarantee, to the extent of the amount specified by the City in its estimate of the cost thereof, the construction and completion of the improvements shown by the approved improvements plans.
C. 
An escrow agreement shall provide that there shall be deposited with the escrow agent to be held in a special escrow account by the escrow agent, subject to audit by the City of St. John:
1. 
A cash amount which shall be not less than; or
2. 
An irrevocable letter of credit or commitment from a lending institution to the escrow agent guaranteeing to such escrow agent the availability, from time to time upon demand, of a sum which shall be not less than; or
3. 
Certificates of deposit, treasury bills or other readily negotiable instruments, the type of which has been approved by the City, endorsed to the escrow agent and the cash value of which shall be in an amount not less than the amount specified by the City in its estimate of the cost of the improvements as reflected by the approved improvement plans.
D. 
The bond shall remain in effect or the escrowed sum shall be held in the escrow account by the escrow agent, as the case may be, until such time as the Director shall, by written authorization to the surety or escrow agent, release the surety from the obligation of the bond or the escrow agent from his obligation to retain the escrowed sum in the escrow account, which release may be partial and may occur from time to time, as improvements are completed and approved; provided however:
1. 
The Director shall release the surety or escrow agent from all or any part of its obligation only upon receipt of the requisite written notification from the inspecting agency; and
2. 
In no case shall the Director authorize the release of more than ninety percent (90%) of the amount held as the bond or escrow sum until said improvements have been completed in a satisfactory manner, approved by the City and accepted or approved by the appropriate authority.
E. 
The term of the Land Subdivision Bond or the Escrow Agreement shall not exceed two (2) years in duration subject to the following:
1. 
If, at the end of the two (2) year period, all the improvements reflected by the approved improvement plan have not been completed, the City may extend the term of the Land Subdivision Bond or the Escrow Agreement for a period not to exceed one (1) additional year at each extension if after review by the City such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds, or other public requirements. If said improvements have not been completed at the end of the two (2) year period or as extended by the City, the City may:
a. 
Require the surety to perform on the bond and pay to the City such amount as shall be equal to the lesser of the amount required to complete the improvements or the amount of the bond not theretofore released; or
b. 
Require the escrow agent to remit to the City in cash or negotiable instruments constituting the escrow sum, as the case may be, the balance in the Escrow Account required to complete the improvements and the balance, if any, in the Escrow Account which exceeds such amount shall be returned to the developer; or
c. 
Require the developer to submit a new Land Subdivision Bond or Escrow Agreement which has been recalculated in order to allow for any inflation in the case of constructing improvements.
2. 
If the surety fails to perform on the bond or the escrow agent fails to remit the amount required within thirty (30) days after written request, the Director may recommend that the City Attorney take immediate action to require performance by the surety under the bond or to secure the payment by the escrow agent of the amount required.
F. 
To be eligible, all escrow agents and sureties shall be approved by the City Attorney. All escrow agents and sureties shall be subject to spot audits by the City of St. John under the supervision of the Director. If the escrow agent or surety fails to comply with any of the provisions of the Escrow Agreement or the Land Subdivision Bond, the escrow agent or surety shall not thereafter be allowed to act as escrow agent or surety for any subdivision improvement in the City of St. John for a period of two (2) years.
[CC Ch. 22 §13; Ord. No. 11-1974, Ch. 22 §13, 7-1-1974]
A. 
The record plat which shall be on tracing cloth, drafting film, or the equivalent, together with copies of any deed restrictions which are required by ordinance, where such are too lengthy to be shown on the plat, shall be submitted to the City for its approval. Upon approval of this final plat by the City Council the Mayor shall place his signature on the plat with the date of such approval.
B. 
The record plat shall be filed with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Council. If any record plat is not filed within this period, the approval shall expire.
C. 
The record plat shall be prepared by a land surveyor, at any scale from one (1) inch equals twenty (20) feet (1 inch = 20 feet) to one (1) inch equals two hundred (200) feet (1 inch = 200 feet) in any increment of ten (10) feet from an accurate survey on one or more sheets whose maximum dimensions are thirty-six (36) inches by thirty-six (36) inches. In certain unusual instances where the subdivided area is of unusual size or shape, the City may permit a variation in the scale or size of the record plat. If more than one sheet is required, a key map on Sheet No. 1 showing the entire subdivision at reduced scale shall be provided.
D. 
The record plat shall show and be accompanied by the following information:
1. 
North arrow, graphic scale, and name of owner or owners.
2. 
The lot boundary lines within and the boundary lines of the subdivision with accurate distances and bearings.
3. 
The lines of all proposed streets and alleys with their widths and names.
4. 
An accurate delineation of any property offered for dedication to public use.
5. 
The line of departure of one street from another.
6. 
The boundary lines of all adjoining lands and the right-of-way lines of adjacent streets and alleys with their widths and names.
7. 
All lot lines and an identification system for all lots and blocks.
8. 
Building lines and easements for right-of-ways provided for public use, services or utilities, with figures showing their dimensions, and listing uses that are being provided.
9. 
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.
10. 
All survey monuments, together with their descriptions.
11. 
Area in square feet for each lot or parcel on the plat or a supplemental sheet showing same.
12. 
An accurate drawing of the proposed subdivision prepared at the scale of one (1) inch equals two hundred (200) feet (1 inch = 200 feet).
13. 
Name of subdivision and description of property subdivided, showing its location and area. If the subdivision is developed under the Planned Development or Special District Procedures of the Zoning Code the plat shall specify the appropriate development procedure.
14. 
Certification by a land surveyor 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 months and year during which the survey was made shall also be shown.
15. 
Private restrictions and trusteeships, where required by ordinance, and their periods of existence. Should such restrictions and trusteeships be of such length as to make 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.
16. 
All existing buildings to be removed or retained.
17. 
A certificate shall be submitted to the City showing that there are no delinquent taxes outstanding.
[CC Ch. 22 §14; Ord. No. 11-1974 Ch. 22 §14, 7-1-1974]
A. 
Any trust indenture required to be recorded, or recorded for the purpose of complying with the provisions of these Regulations, shall provide for not less than the following representation of purchasers of developed lots among the trustees: one-third (⅓) of the trustees shall be chosen by purchasers of developed lots after fifty percent (50%) of the lots have been sold; two-thirds (⅔) of the trustees shall be chosen by purchasers of developed lots after ninety-five percent (95%) of the lots have been sold; all of the trustees shall be chosen by purchasers of developed lots after all of the lots have been sold.
B. 
Where the provisions of such a trust indenture cannot be fulfilled by reason of unfilled vacancies among the trustees, the City Council may upon the petition of any concerned resident or property owner of the subdivision, appoint one (1) or more trustees to fill vacancies until such time as trustees are selected in accordance with the trust indenture. Any person so appointed who is not a resident or property owner within the subdivision shall be allowed a reasonable fee for his services by the order of appointment, which fee shall be levied as a special assessment against the property in the subdivision, and which shall not be subject to any limitations on special assessments contained in the trust indenture or elsewhere.
[CC Ch. 22 §15; Ord. No. 11-1974 Ch. 22 §15, 7-1-1974]
After the sanitary sewers and storm sewers have been constructed and installed, but before the inspecting agencies recommend final approval or acceptance, the developer shall submit the required number of as-built drawings of said sewers and storm sewers.
[CC Ch. 22 §16; Ord. No. 11-1974, Ch. 22 §16, 7-1-1974]
Before the developer's obligations to the City of St. John is terminated, all required improvements shall be constructed under the observation and inspection of the inspecting parties and accepted for maintenance or given final approval by the City of St. John.
[CC Ch. 22 §17; Ord. No. 11-1974, Ch. 22 §17, 7-1-1974]
In the case of any subdivision developed under any of the special procedures in the Zoning Code, which requires submission of site or development plans to the City Council for review or approval, a Preliminary Development Plan shall be the same as required by the Zoning Code, and may be used therefore. A Final Development Plan required by the Zoning Code shall comply with all requirements of these Regulations for a Final Development Plan and may be used therefore.
[CC Ch. 22 §18; Ord. No. 11-1974 Ch. 22 §18, 7-1-1974]
A. 
The size, shape, and orientation of lots shall be designed to provide desirable building sites logically related to topography, natural features, streets, and adjacent land uses. Due regard shall be given to natural features such as large trees; unusual rock formations; watercourses; and sites which have historical significance, scenic views, and similar assets, the preservation of which would add attractiveness and value to the subdivision.
B. 
The following minimum standards are set forth as guides to the above goals:
1. 
Each proposed lot containing an area of less than three (3) acres shall front upon a street accepted by the City of St. John or improved to the standards and specifications of the City of St. John.
2. 
Lots with double frontage should be avoided, except where necessary to provide separation of the subdivision from traffic arteries, or as otherwise required by topography or similar conditions.
3. 
Where additional widening strips are dedicated on existing streets, calculations of the area of a lot shall not include widening strips in determining the gross area of the lot.
4. 
The lot area shall meet the requirements of the Zoning Code.
5. 
Minimum frontage widths shall be determined at the normal building line as stated in the Zoning Code.
6. 
The minimum width required for a lot fronting on a circular turnaround may be measured along a line parallel to the street right-of-way line, at a distance from the street right-of-way line equal to the depth of the required front yard plus ten (10) feet.
7. 
The minimum width at the right-of-way line for lots fronting on a circular turnaround shall be not less than thirty-six (36) feet.
8. 
Side lot lines shall be at right angles to straight streets and radial to curved streets, except when said radial lot lines detract from the desirability of the lot.
9. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, soil conditions, steepness of terrain, flood conditions, or other adverse natural physical conditions, the City may, after adequate investigation, withhold approval of such lots until engineering studies are presented to the City which established that the method proposed to meet any such conditions is adequate to avoid any danger to health, life or lot improvements.
[CC Ch. 22 §19; Ord. No. 11-1974, Ch. 22 §19, 7-1-1974]
A. 
A duplex, triplex, or multiple dwelling unit subdivision may consist of only one (1) parcel of land, or may include separate lots for one or more multi-family buildings or may include separate lots for each dwelling unit. The orientation of structures and lots shall be designed to provide desirable building sites logically related to topography, natural features, streets, parking areas, common land (if any), other structures, and adjacent land uses. Due regard shall be given to natural features such as large trees, unusual rock formations, watercourses, and sites which have historical significance, scenic views, and similar features, the preservation of which would add attractiveness and value to the subdivision.
B. 
The following guide lines are set forth:
1. 
If divided into lots, such lots shall not be deemed "lots" for the purpose of determining minimum lot area as provided in the Zoning Code providing however, that the total number of dwelling units does not exceed the maximum density requirements of the zoning district pertaining to the tract encompassed within the subdivision.
2. 
Any such lots need not front or abut directly on a street providing that suitable access and easements are provided for both vehicular and pedestrian traffic.
3. 
In the event the plan proposes the construction of dwelling units or free standing walls either joined together or having a common wall but on separate lots, such group of dwelling units or walls or both shall be deemed one (1) structure for the purpose of determining the side, front, and rear yard limitations of the Zoning Code.
4. 
If the proposed subdivision necessitates the creation of party wall agreements, cross-easements, or other similar agreements to be of record for the use and benefit of two (2) or more dwelling units, the developer shall submit to the City all such agreements or indentures at the time of submission of the record plat for approval.
5. 
Notwithstanding any other provision of these Regulations, roadways primarily intended to service parking areas as determined by the Director shall not be considered streets for the purpose of Section 405.210.
6. 
In the event the developer submits an alternative landscaping plan under Section 405.320 (landscaping), trees need not be located between the edge of the pavement and the building line providing that the City finds that the proposed alternative plan enhances the value and attractiveness of the subdivision.
[CC Ch. 22 §20; Ord. No. 11-1974 Ch. 22 §20, 7-1-1974]
A. 
In addition to the standards of these Regulations which are appropriate to the planning of all subdivisions, the non-residential developer shall demonstrate to the satisfaction of the City that the proposed non-residential subdivision is specifically adapted to the uses anticipated. Unless otherwise set forth below, the standards and procedures established elsewhere in these Regulations as applicable to all subdivisions, shall apply to non-residential subdivisions as well.
B. 
Anything to the contrary appearing in these Regulations notwithstanding, the following standards and procedures shall apply to non-residential subdivisions:
1. 
The City may require pedestrian ways, sidewalks, and fencing in a non-residential subdivision to provide access to parks, schools, shopping areas, or similar facilities, or as otherwise necessary to insure the public safety.
2. 
The minimum radius of thirty-two (32) feet at the back of the curb shall be required at all street intersections in a non-residential subdivision.
3. 
Sidewalks shall not be required in a non-residential subdivision developed in a "PLI" Planned Light Industrial Zoning District, unless required in Subsection B (1) above.
4. 
All streets in a non-residential subdivision shall be designed to meet at least the minimum requirements of pavement width and right-of-way width as set forth in Section 405.210 of these Regulations.
5. 
A road maintenance and improvement and utility easement at least ten (10) feet in width must be provided on each side of all road rights-of-way. Minimum pavement widths shown above are to be measured from back to back of curbs. Collector streets in a non-residential subdivision may be built in two (2) stages of two (2) lanes each stage.
6. 
The City may approve dead-end streets of more than six hundred (600) feet in a non-residential subdivision, but all such dead-end streets shall have a turnaround with a minimum diameter at the back of the curb of at least eighty-four (84) feet. Islands shall not be required in turnarounds in a non-residential subdivision.
7. 
Alleys may be required by the City in non-residential subdivisions only where other provisions have not been made for service access, such as off-street loading, unloading, and parking, which provisions are adequate for the uses proposed within the subdivision.
8. 
Survey monuments shall not be required in a non-residential subdivision except as set forth below:
a. 
A permanent survey marker, as defined elsewhere in Section 405.030, shall be placed on at least two (2) corners of each intersecting street in a non-residential subdivision and at each corner of the subdivision out-boundary, and said survey markers shall be placed by a land surveyor. Additional survey monuments shall not be required in the re-subdivision of a lot of a recorded non-residential subdivision.
b. 
Said permanent survey monuments may be placed after all street and related utilities have been installed in the portion of the non-residential subdivision being improved.
9. 
Street lights shall be required in a non-residential subdivision in accordance with the requirements set forth in Section 405.220 of these Regulations, unless deed restrictions and/or covenants of said non-residential subdivision require outside illumination of all structures to the level required in Section 405.220 of these Regulations, subject, however, to approval of the City.
10. 
In a non-residential subdivision in lieu of planting street trees as required in Section 405.320 of these Regulations, a non-residential developer may submit to the Department, for review and approval, an overall tree and shrub landscaping design plan for the subdivision which, if approved, shall be in lieu of the street trees. Such a plan may be submitted for implementation on a lot by lot basis.
11. 
Every effort shall be made to protect adjacent residential areas from non-residential subdivisions, including the provision of a permanently landscaped buffer strip ten (10) feet in depth.
C. 
All procedures set forth in Sections 405.080 through 405.170 of these Regulations shall be adhered to except the following. The surface conditions of the property, results of any tests made to ascertain subsurface rock, soil, and water table, and spot elevations and slope ratios sufficient to prepare a grading plan, may be required by the City where such conditions affect rights-of-way, easements, or other public areas within the non-residential subdivision.
[CC Ch. 22 §21; Ord. No. 11-1974, Ch. 22 §21, 7-1-1974]
A. 
The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to existing and proposed streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
The following standards shall apply:
1. 
Arrangement of streets shall reasonably conform as nearly as possible to the Circulation Plan, and the developer shall make provision for the extension of major, collector and local streets. Except for dead-end streets, streets normally shall connect with streets already established, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts.
2. 
Where a subdivision abuts or contains an existing or proposed arterial street, the City may require double frontage lots with screen planting, and non-access strips at the rear of such lots on the side of the arterial street.
3. 
Local street intersection jogs or discontinuities with centerline offsets of less than one hundred (100) feet shall be avoided.
4. 
Reserved strips of land which control or limit access at the terminus of streets are prohibited.
5. 
A subdivision entrance street shall intersect the major or collector street with an interior angle between seventy (70) degrees and ninety (90) degrees.
6. 
A minimum radius of twenty (20) feet at street right-of-way intersection and a minimum radius of thirty-two (32) feet at the back of the curb shall be required. Greater radii may be required at the intersection and at the back of curb of a street with a major street. The City may permit comparable cut-offs or chords in lieu of rounded corners.
7. 
All streets intersecting on arterial or collector streets shall be directly opposite existing or other proposed streets or shall be a minimum of three hundred (300) feet distant, as measured between street center lines.
8. 
Streets shall be constructed to the City of St. John standard specifications.
9. 
All stub streets in excess of two hundred fifty (250) feet in length shall be provided with a temporary turnaround.
10. 
Concrete curbs and gutters shall be installed on all streets and shall conform to the minimum standards and requirements of the City.
11. 
Any subdivision platted along an existing street shall provide additional right-of-way, as necessary, not to exceed twenty (20) feet on either side, to meet the width requirements herein set forth. When the subdivision is located on only one (1) side of an existing street, one-half (½) of the required right-of-way width shall be provided, measured from the center line of the right-of-way as originally established.
12. 
A street on which residential lots front and which parallels but is not adjacent to a railroad right-of-way shall be at a distance from the railroad right-of-way sufficient to provide lots with a minimum depth of one hundred sixty (160) feet.
13. 
The City may require a street to be dedicated to public use in order to provide circulation.
14. 
The pavement width for multiple-family access streets does not allow for, nor will parking be permitted on the streets. For each parallel parking space adjacent to these streets an additional width of ten (10) feet shall be provided. Additional parking requirements shall be as provided herein and/or to the standards established by the Planning and Zoning Board.
15. 
All streets shall be designed to meet the following minimum requirements:
SUBDIVISION STREET DESIGN CRITERIA
Classification
Minimum Right-of-way in Feet
MinimumPavement Width in Feet
Local Streets
40
26
Collector Streets
50
38
Arterial Streets
76
64
C. 
Street Names.
1. 
Signs bearing the name of the street, as designated on the record plat, shall be placed at all street intersections. The City shall approve the location and inspect the installation of street name signs in all subdivisions. The size, height, and type of sign shall be in accordance with City specifications.
2. 
Proposed streets which are continuations of, or in general alignment with, existing named streets, shall bear the names of such existing streets.
3. 
The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing or platted street.
4. 
All the names of streets proposed by the subdivider shall be approved by the St. Louis Post Office and the City prior to submitting the proposed record plat for review.
[CC Ch. 22 §22; Ord. No. 11-1974, Ch. 22 §22, 7-1-1974]
A. 
In a non-residential subdivision or a single-family dwelling residential subdivision a street light shall be provided at each intersection of a street within a subdivision, at each intersection of a street with a pedestrian way, and at each circular turnaround, but in no event shall there be fewer than one (1) street light for each four hundred (400) linear feet, or portion thereof, of street frontage between intersections, or between a street intersection and that terminus of a dead-end street.
B. 
In a duplex, triplex or multi-family dwelling residential subdivision, a street light shall be provided at each intersection of streets within a subdivision, at each intersection of a street with a pedestrian way, and at each circular turn-around, but in no event shall there be fewer than one (1) street light for each two hundred (200) linear feet, or portion thereof, of street frontage between intersections, or between a street intersection and the terminus of a dead-end street. Lighting shall be provided within parking lot areas at a minimum of one light per each twenty-five (25) parking spaces or any fraction thereof (parking space being three hundred (300) square feet in size).
C. 
Lighting intensity of each street light shall be equivalent to a 6800 Mercury Luminaire Lampe or a 175 Watt Lamp and the street light posts shall be at least sixteen (16) feet in height. Equivalents to these standards may be proposed and used when approved by the City. Unless the City Council hereafter provides by either ordinance or resolution for other procedures, the developer shall submit to the City a maintenance agreement, a trust indenture, or other similar instrument setting forth the person, corporation, trustees, or other agency responsible for the assessment as well as the collection of the movies necessary for the operation of the street lighting system within the subdivision, and methods of collection of said monies.
[CC Ch. 22 §23; Ord. No. 11-1974 Ch. 22 §23, 7-1-1974]
All electric and telephone distribution lines shall be installed underground, except those overhead distribution feeder lines necessary to serve the subdivision and in locations as approved by the City. Cable switching enclosures, pad mounted transformers, and service pedestals may also be installed above ground and may be installed as a part of the street lighting standards where approved by the City.
[CC Ch. 22 §24; Ord. No. 11-1974 Ch. 22 §24, 7-1-1974]
A. 
Alleys may be provided in a residential district and shall be at least sixteen (16) feet wide and shall be constructed according to City standards.
B. 
Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be designated to permit safe vehicular movement.
C. 
A dead-end alley shall have an adequate turnaround facility at its termination.
[CC Ch. 22 §25; Ord. No. 11-1974 Ch. 22 §25, 7-1-1974]
A. 
All proposed subdivisions shall have easements as determined by the City to be adequate for the installation and maintenance of utility facilities. Basically, where alleys are not provided, easements of not less than five (5) feet in width shall be provided on each side of all rear lot lines, and side lines where necessary, for poles, wires, conduits, storm and sanitary sewers, gas, water, and heat mains. Easements of greater width may be required along lines or across lots where necessary for the extension of main sewers and similar utilities.
B. 
Storm water easements and drainage rights-of-way may be required if necessary for proper drainage within and through a subdivision.
C. 
Where a cut or fill for a street extends beyond the limits of the right-of-way, the developer shall provide a slope easement as determined by the City to be of sufficient area and limits to permit the construction and maintenance of the slope.
D. 
Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City to be adequate in area to contain facilities to take care of flooding or erosion along said stream or surface drainage course.
[CC Ch. 22 §26; Ord. No. 11-1974 Ch. 22 §26, 7-1-1974]
A. 
The City may, at its discretion, require evidence as to the subsurface soil, rock, and water conditions of the tract to be developed.
B. 
Where the Final Development Plan indicates that extensive grading and compaction is probable, the City may require the submission of additional information and modifications in the proposed plat before the developer may grade any land to be subdivided.
[CC Ch. 22 §27; Ord. No. 11-1974 Ch. 22 §27, 7-1-1974]
Plans for improvements shall be prepared by an engineer; and the streets, storm sewers, and sanitary sewers shall be staked by a land surveyor. The owner of the tract may prepare and secure tentative approval of a final subdivision plat of the entire tract, but the improvements shall be installed or guaranteed in the form of a Land Subdivision Bond or an Escrow Agreement, in any portion of the area for which a record plat is approved for recording. The owners may convey title to lots in the improved portion only of said property; provided, that streets, storm and sanitary sewers, and sewage treatment plants be designed and built to serve the entire area, or be designed and built to serve the area to be initially developed in such a manner that they can easily be expanded or extended, as the case may be, to serve the entire drainage area or watershed.
[CC Ch. 22 §28; Ord. No. 11-1974 Ch. 22 §28, 7-1-1974]
A. 
Survey monuments shall be placed by a land surveyor at all street corners, and so located to find angle points, points of tangency of curves on one side of the street, and at all boundary corners. Monuments shall be of Portland cement concrete, four (4) inches square on the top and six (6) inches square on the bottom with a length of two (2) feet. A permanent marker shall be set in a cylinder of Portland cement concrete six (6) inches in diameter. Steel pipe encased in Portland cement concrete extending below the frost line may be substituted for a concrete monument. Should conditions prohibit the placing of any monuments at the above locations, offsetting of the permanent marker is permitted; provided however, that exact off-street courses and distances are shown on the record subdivision plat. A permanent bench mark shall be accessibly placed or established, the elevation of which shall be referred to mean sea level and accurately noted on the record subdivision plat.
B. 
All streets shall be graded and the roadway improved by surfacing. Roadway surfacing shall be in accordance with City standards and specifications. All grading and surfacing shall be done under observation and inspection of the appropriate City Official and shall be subject to his approval. The treatment of the intersection of any new street with a State highway shall be subject to approval by the District Engineer of the State of Missouri Highway Department.
C. 
At such time as a subdivision is proposed adjacent to a street that is accepted and maintained by the City of St. John or St. Louis County, that street shall be improved to handle the increased traffic due to said subdivision, and the additional right-of-way and the cost of improvement of half of the right-of-way adjacent to the proposed subdivision, shall be included in the overall subdivision improvements. The improvements shall be made to current City or County specifications and standards and shall comply with the major street plan of the City of St. John or St. Louis County.
[CC Ch. 22 §29; Ord. No. 11-1974 Ch. 22 §29, 7-1-1974]
A. 
Sidewalks shall be required on both sides of all streets unless otherwise provided for in these Regulations. The Planning and Zoning Board may grant a variance in the following cases:
1. 
Where sidewalks are not deemed necessary for public safety or where topographical or other conditions make their installation and use impractical.
2. 
Where the subdivision designer has submitted for review a proposed sidewalk plan that provides for more direct and safer movement of pedestrian traffic.
B. 
Sidewalks shall be constructed in accordance with City specifications. However, in the absence of applicable specifications, the minimum requirement for sidewalks shall be as follows:
1. 
Residential sidewalks shall be of concrete, four (4) feet wide and four (4) inches thick, except in driveways where a six (6) inch thickness shall be required.
2. 
Non-residential sidewalks shall be of concrete, seven (7) feet wide with tree wells, and four (4) inches thick, except at driveways where a seven (7) inch thickness shall be required.
C. 
The City may require pedestrian ways to provide access to parks, schools, shopping areas, or similar facilities, or where otherwise indicated to insure the public safety. In the event that a pedestrian way is required, not less than a ten (10) foot right-of-way shall be set aside providing for a four (4) foot wide and four (4) inch thick Portland cement pavement, or other hard surface approved by the City, on a grade longitudinally not exceeding eight percent (8%) unless alternate steps are provided as part of the sidewalk. Said right-of-way shall be fenced to provide for the public safety. Unless other procedures are hereafter provided for by the City Council, the developer of the proposed subdivision shall record simultaneously with the record plat a maintenance agreement or a trust indenture providing for maintenance of said pedestrian way by the trustees of the subdivision.
[CC Ch. 22 §30; Ord. No. 11-1974 Ch. 22 §30, 7-1-1974]
The subdivider shall install water mains and fire hydrants in the subdivided area. Such installation shall be in accordance with the standards and specifications of the County Water Company and the location of the file hydrants shall first be approved by the Community Fire Protection District and the Missouri Inspection Bureau.
[CC Ch. 22 §31; Ord. No. 11-1974 Ch. 22 §31, 7-1-1974]
A. 
Storm drainage improvements consisting of storm sewers or open channels shall adequately drain the areas being developed. The design of drainage improvements shall be coordinated to the extent possible with present and probable future improvements so as to form part of an integrated system. Adequate provisions shall be made for the disposal of storm water, in accordance with the specifications and standards of the Metropolitan St. Louis Sewer District and the City of St. John.
B. 
The developer shall connect with MSD sanitary sewers and must provide adequate sewer lines to each lot. Sewer connections shall comply with the regulations of the Water Pollution Board, MSD, and the City of St. John, and shall be constructed under the observation and inspection of the City, and shall be approved by same.
[CC Ch. 22 §32; Ord. No. 11-1974 Ch. 22 §32, 7-1-1974; Ord. No. 848 §1, 1-9-2006; Ord. No. 914 §1, 8-18-2008]
A. 
All trees planted in the City right-of-way must be planted per the terms of the City Tree Policy.
B. 
If structures or plantings are proposed at the subdivision entrance, it shall be done in such a manner as not to obscure the vision of oncoming traffic.
C. 
A subdivision landscape plan, excluding individual residential lots, shall be submitted for review to the City as a part of the improvement plans, Section 405.110. This plan shall contain types, sizes, and locations of all proposed and existing plantings. The developer shall insure by Escrow Agreement or Land Subdivision Bond, the completion of the landscaping as shown on the approved landscaping plan.
D. 
In lieu of the planting of street trees as required by this Section, the developer may submit to the City for review and approval an alternate landscaping plan. This plan shall provide for trees appropriate in number and species for the area between the edge of the pavement and the building line.
E. 
The City may require ground cover appropriate to insure proper run-off.
F. 
The City may require the clearing of underbrush, and may require the sodding, seeding and other landscaping improvements in common land where the common land has been altered.
[CC Ch. 22 §33; Ord. No. 11-1974, Ch. 22 §33, 7-1-1974]
A. 
There shall be a one hundred dollar ($100.00) filing fee accompanying the submission of a Final Development Plan, except where previously reviewed under a Special Procedure or Planned District of the Zoning Code, in which case there shall be no fee. Credit shall be given to the developer for fifty percent (50%) of the filing fee at the time of submission of a proposed record plat. There shall be a fifty dollar ($50.00) filing fee for a minor subdivision plat.
B. 
Subdivision Permit Fees.
1. 
There shall be a fifteen dollar ($15.00) per lot subdivision permit fee accompanying the submission of a proposed record plat.
2. 
There shall be a seven dollar fifty cent ($7.50) per dwelling unit subdivision permit fee accompanying the submission of a proposed record plat for Multiple Dwelling Unit Subdivision.
3. 
There shall be a subdivision permit fee accompanying the submission of a proposed record plat for a non-residential subdivision. Said fee shall be calculated as follows: Seventy-five dollars ($75.00) per acre fee for the first twenty (20) acres and an additional fifty dollars ($50.00) per acre for each acre over twenty (20) acres.
C. 
There shall be a one hundred dollar ($100.00) filing fee plus a fifty dollar ($50.00) per unit fee accompanying the submission of a Display Unit Plat.
[CC Ch. 22 §34(1 — 3); Ord. No. 11-1974, Ch. 22 §34(1 — 3), 7-1-1974]
A. 
It shall be the duty of the Director of Public Works to enforce the provisions of these Regulations. The City Council may authorize the deputizing of one or more additional members of his Department, as well as members of other City Departments who have a particular skill or competence, to act for the Director of Public Works. The term of "Director of Public Works" as used elsewhere in these Regulations shall be deemed to include such deputies.
B. 
The Director of Public Works shall enforce the provisions of these Regulations by authorizing the issuance of construction permits and occupancy permits. By means of field inspections and other activities delineated herein, he shall ensure conformance with these Regulations. The Director of Public Works is authorized to inspect, or cause to be inspected, any building or other structure or any land on which work is in progress and to order the stoppage of work being done in violation of these Regulations. He shall inspect, or cause to be inspected, such premises after work is completed and shall not authorize the issuance of any occupancy permit until final inspection has been made.
C. 
The Director of Public Works shall have the power to adopt such administrative regulations as he deems necessary to the carrying out of his enforcement responsibilities. These regulations shall have general applicability to cases of similar character.
[CC Ch. 22 §34(4); Ord. No. 11-1974 Ch. 22 §34(4), 7-1-1974]
No building, structure, or part thereof shall be erected, constructed, reconstructed or enlarged, nor shall any such work be started without the issuance of a construction permit authorized by the Director of Public Works. This permit shall state that the construction complies with the provisions of these Regulations.
[CC Ch. 22 §34(5); Ord. No. 11-1974, Ch. 22 §34(5), 7-1-1974]
The Director of Public Works or his authorized representatives are hereby empowered, in the performance of their functions, to enter upon any land in the City for the purpose of making inspections, examinations, and surveys, or to place and maintain thereon monuments, markers, notices, signs or placards required to effectuate the purpose and provisions of these Regulations. All authorized representatives shall be required to present proper credentials upon demand when entering upon any land or structure for the purpose of this Section.
[CC Ch. 22 §34(6 — 8); Ord. No. 11-1974 Ch. 22 §34(6 — 8), 7-1-1974]
A. 
The Director of Public Works, his deputies or inspectors may cause the cessation of any erection, construction, reconstruction, alteration, conversion, maintenance or use in violation of the Subdivision Regulations, by posting a "stop work" or "stop use" notice on the premises and by notice in writing to the owner of the property involved, or to his agents, or to the person doing the work in the case of a stop work order, stating the nature of the violation.
B. 
The Director of Public Works may refer any violation of these Regulations to the City Attorney for prosecution or other appropriate action when deemed necessary.
C. 
The Police Department shall aid the Director of Public Works in enforcing these Regulations by posting "stop work" or "stop use" notices when requested by the Director of Public Works.
[CC Ch. 22 §34(9); Ord. No. 11-1974, Ch. 22 §34(9), 7-1-1974; Ord. No. 1014 §1, 7-15-2013]
The owner or agent of a building or premises in or upon which a violation of any provision of these Regulations has been committed or shall exist; or the lessee or tenant of an entire building or entire premises in or upon which any such violation has been committed or shall exist; or the owner, agent, lessee or tenant of any part of the building or premises in or upon which any such violation has been committed or shall exist; or the agent, architect, building contractor or any other person who commits, takes part or assists in any violation or who maintains any building or premises in or upon which such violation shall exist shall, upon conviction, be punishable by a fine of not less than ten dollars ($10.00) and not more than one hundred dollars ($100.00) for each and every day that such violation continues. However, if the offense be willful, on conviction thereof, the punishment shall be a fine of not less than one hundred dollars ($100.00) nor more than one thousand dollars ($1,000.00) for each and every day that such violation shall continue, or by imprisonment for ten (10) days for each and every day such violation shall continue, or by both such fine and imprisonment in the discretion of the Court. Any person who, having been served with an order to remove any such violation, shall fail to comply with such order within ten (10) days after such service, or shall continue to violate any provision of the stipulations made under authority of these Regulations in the respect named in such order, shall also be subject to a civil penalty of two hundred fifty dollars ($250.00).
[CC Ch. 22 §35; Ord. No. 11-1974, Ch. 22 §35, 7-1-1974]
A. 
Whenever the tract to be subdivided is of such unusual size or shape, or is surrounded by such development, or contains such topographic conditions or characteristics, or is intended for the construction of improvements of such unusual design or arrangement, that the strict application of the requirements contained in these Regulations would impose practical difficulties or particular hardship, then the Board of Adjustment may consider and allow such variations of the strict application of the terms of these Regulations, as are in harmony with its general purpose and intent, when the Board is satisfied, under the evidence heard before it, that a granting of such variation will not merely serve as a convenience to the applicant, but will alleviate some demonstrable hardship or difficulty so great as to warrant a variation from these Regulations and the accompanying Comprehensive Plan.
B. 
The appeal procedure is outlined in Section 400.340 for planned and special zoning districts and Article X of Chapter 400.
[CC Ch. 22 §36; Ord. No. 11-1974, Ch. 22 §36, 7-1-1974]
A. 
It is not intended by these Regulations to interfere with, abrogate, or annul any easements, covenants, or other arrangements between parties; provided however, that where these Regulations impose a greater restriction upon the use of buildings or premises or upon height of buildings, or requires larger open spaces than are imposed or required by any other easements, covenants, or agreements, the provisions of these Regulations shall govern.
B. 
In case of conflict between these Regulations or any part thereof, and the whole or part of any other existing or future ordinance, the most restrictive in each case shall apply.