[CC 1976 §24½-51; Ord. No. 94-12, §1(Art. 6, §24½-6.1), 2-28-1994]
The size, shape, and orientation of structures 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
assets, the preservation of which would add attractiveness and value
to the subdivision.
[CC 1976 §24½-52; Ord. No. 94-12, §1(Art. 6, §24½-6.2), 2-28-1994]
A.
The
design standards set forth in this Section are the minimum design
standards applicable to single-family residential subdivisions. Unless
otherwise set forth below, the standards and procedures established
elsewhere in this Chapter as applicable to all subdivisions, shall
apply to residential subdivisions as well.
1.
Double frontage.
a.
Lots with double frontage shall be avoided, except where necessary
to provide separation of a subdivision from major arterial streets,
or as otherwise required by topography or similar conditions.
b.
Lots with double frontage shall normally have driveway access to
the internal subdivision street or minor street only.
3.
Lot area calculations.
a.
Lot area shall meet the requirements of the Zoning Code.
b.
Where additional widening strips are dedicated on existing streets,
lot area calculations shall not include widening strips to determine
lot gross area. Public or private rights-of-way or roadway easements
shall not be included in the calculation of lot area.
5.
Circular turnaround.
a.
The minimum width required for a lot fronting on a circular turnaround
shall be in accordance with the Zoning Code.
b.
Building line. The minimum building line will, in no event, be less
than required by the Zoning Code.
c.
The minimum width at the right-of-way line for lots fronting a circular
turnaround shall be in accordance with the Zoning Code.
6.
Side lot lines. Side lot lines should be at right
angles to straight streets and radial to curved streets.
7.
Corner lots.
a.
Corner lots for residential use shall have adequate width to permit
appropriate building lines from both streets.
b.
Corner lots located at the intersection of major and minor roadways
shall have driveway access from the minor roadway if possible. Driveways
shall be located as far from a street intersection as practicable
and will not be permitted, under any circumstances, within the sight
distance triangle serving the intersection as described in the Zoning
Code.
8.
Exceptional development conditions. Where there
is a question as to the suitability of lot(s) for their intended use
due to factors such as rock formation, soil conditions, steepness
of terrain, flood conditions, or other adverse natural physical conditions,
the Director of Public Works, may, after adequate investigation, withhold
approval of such lots until engineering studies are presented to the
Director of Public Works which establish that the method proposed
to meet any such conditions is adequate to avoid any danger to health,
life or lot improvements.
9.
Blocks.
a.
Except as approved by the Planning and Zoning Commission, blocks
shall not exceed one thousand five hundred (1,500) feet nor be less
than two hundred (200) feet in length.
b.
Blocks shall have sufficient width to provide for two (2) tiers of
lots of appropriate depth unless in the judgment of the Planning and
Zoning Commission a different arrangement is required to accommodate
a specific planned development or use.
[CC 1976 §24½-53; Ord. No. 94-12, §1(Art. 6, §24½-6.3), 2-28-1994]
A.
The
design standards as set forth in this Section are the minimum standards
for a multiple-family residential subdivision. Unless otherwise set
forth below, the standards and procedures established elsewhere in
this Chapter as applicable to subdivisions shall apply to multiple-family
subdivisions as well.
1.
Lots.
a.
A multiple-family residential subdivision may consist of only one
(1) parcel of land or may include separate lots for one (1) or more
multi-family buildings or may include separate lots for each dwelling
unit.
b.
If divided into lots, such lots shall not be deemed "lots" for the
purpose of determining the minimum lot area providing, however, that
the total number of dwelling units does not exceed the maximum density
requirements of the Zoning District or of any special procedure ordinance
enacted pertaining to the tract.
2.
Street frontage. 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.
Multiple-family access streets.
a.
Notwithstanding any other provision of this Chapter, private roadways
primarily intended to service parking areas shall not be considered
streets except those necessary for primary access as determined by
the Director of Public Works and designated as multiple-family access
streets.
b.
Multiple-family access streets, as determined by the Director of
Public Works, shall have pavement not less than twenty-six (26) feet
in width and shall be constructed in accordance with City standard
specifications.
4.
Circular turnaround.
a.
Building line. The minimum building line will in
no event be less than required by the Zoning Code.
5.
Parking areas.
a.
Parking bays on multiple-family access streets shall not be utilized
to satisfy off-street parking space requirements in multiple-family
subdivisions.
b.
Parking areas should be of sufficient dimension to accommodate a
nine (9) foot by nineteen (19) foot parking bay independent of the
driveway aisles.
c.
All internal private roadways and internal parking lot aisles shall
be not less than twenty-two (22) feet in width.
d.
No head-in parking shall be permitted along multiple-family access
streets. All parking shall be internalized and accessed from private
roadways.
e.
Parking lot lighting shall conform to Section 405.420(1)(d).
6.
Yard limitations. In the event multiple-dwelling
units are to be constructed either with walls joined together or having
a common wall but on separate lots, such group of dwelling units walls
shall be deemed one (1) structure for the purpose of determining the
side, front, and rear yard limitations of the Zoning Code.
7.
Party wall or cross-access easement agreements. If the proposed subdivision necessitates the creation of party wall
agreements, cross-access easements, or other similar agreements of
record for the use and benefit of two (2) or more dwelling units,
the developer shall submit all such agreements or indentures at the
time of submission of the record plat for approval.
[CC 1976 §24½-54; Ord. No. 94-12, §1(Art. 6, §24½-6.4), 2-28-1994]
A.
The
design standards as set forth in this Section are the minimum design
standards to be used by the non-residential subdivider. Unless otherwise
set forth below, the standards and procedures established elsewhere
in this Chapter as applicable to all subdivisions shall apply to non-residential
subdivisions as well.
1.
Lots.
a.
The lot size, width, and depth shall be appropriate for the location
and type of development contemplated and shall conform to the requirements
of the Zoning Code for the district in which the non-residential subdivision
is proposed.
b.
A minimum road frontage of fifty (50) feet or direct access by a
fifty (50) foot road easement or right-of-way or recorded cross-access
easement shall be required for non-residential lots of any size.
c.
Lots adjacent to residential areas shall be buffered by providing
for additional depth of lots.
d.
Off-street loading shall be arranged to eliminate street maneuvering
by vehicles using loading facilities.
[CC 1976 §24½-55; Ord. No. 94-12, §1(Art. 6, §24½-6.5), 2-28-1994]
A.
Pedestrian-Ways.
1.
The Planning and Zoning Commission may require pedestrian-ways to
provide access to parks, schools, shopping areas, public transportation
facilities, common land, or similar facilities, or where otherwise
necessary to promote the public safety.
2.
In the event that a pedestrian-way is required, the pedestrian-way
shall be provided in accordance with the following:
a.
A minimum of ten (10) feet of right-of-way shall be provided for
the required pedestrian-way.
b.
If a pedestrian-way is necessary to provide access to an area intended
for the installation of active recreation facilities, a walkway will
be required within the pedestrian-way. The walkway shall be constructed
with four (4) foot wide and four (4) inch thick Portland cement pavement
or other all-weather surface as approved by the Director of Public
Works on a grade longitudinally not exceeding eight percent (8%) unless
steps are provided as a part of the walkway.
c.
No building permit will be issued on lots abutting the walkway required
within a pedestrian-way until the walkway has been constructed.
B.
Common Land Access For Maintenance. Whenever areas designated
and platted as common land contain facilities for retention lakes,
ponds, or recreational uses, periodic maintenance of which requires
the use of heavy equipment, suitable access to common land shall be
provided of sufficient width and reasonably graded to facilitate maintenance
equipment. Said access shall be constructed of materials appropriate
to accommodate such equipment as approved by the Director of Public
Works.
[CC 1976 §24½-56; Ord. No. 94-12, §1(Art. 6, §24½-6.6), 2-28-1994]
A.
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.
1.
General standards. These standards shall apply to
residential and non-residential subdivisions.
a.
All streets shall be designed to meet the minimum requirements for
pavement and right-of-way width specified in the appropriate zoning
classification pavement tables.
b.
Developer shall make provision for extension or relocation of collector,
and minor streets affecting the property. Developer shall connect
new streets with established streets. Developer shall provide for
future connections to adjoining unsubdivided tracts where deemed appropriate
by the Planning and Zoning Commission. Where applicable, new streets
shall be a reasonable projection of existing streets in the nearest
subdivision tracts.
c.
Where a subdivision abuts or contains an existing or proposed arterial
street or highway, the Planning and Zoning Commission may require
frontage or service streets, double frontage lots with screen planting,
and non-access strips at the rear of such lots.
d.
Street intersection jogs or discontinuities with centerline offsets
of less than one hundred (100) feet are prohibited.
e.
All intersecting 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.
f.
Reserved strips of land which control or limit access at the terminus
of streets are prohibited.
g.
Subdivision streets shall intersect with an interior angle between
seventy degrees (70°) and ninety degrees (90°) and be positioned
to provide adequate site distance along each intersecting roadway
as determined by the Director of Public Works.
h.
A tangent of less than one hundred (100) feet in length shall be
avoided between reverse curves on major and collector streets.
i.
Additional traffic lanes or other widening, pavement thickness, drainage
facilities, granular base, traffic control devices, and other improvements
may be required to accommodate heavy traffic volumes, unsuitable soil
conditions, steep grades, or other conditions.
j.
All streets shall be constructed to City standard specifications.
k.
Any subdivision platted along an existing street may be required
to provide additional right-of-way, not to exceed twenty (20) feet
on either side.
(1)
When a subdivision is located on one (1) side of an existing
street, required right-of-way width shall be provided measured from
the centerline of the right-of-way as originally established or as
traveled. The centerline must meet the requirements of the Director
of Public Works with regard to radius when located on a curved roadway.
(2)
Additional right-of-way beyond twenty (20) feet may be required
by the Planning and Zoning Commission.
l.
Additional right-of-way dedication may be required for future road
construction, as determined by the Planning and Zoning Commission.
m.
The Planning and Zoning Commission may require a street to be dedicated
to public use where it is deemed in the best interest of the traveling
public in order to provide circulation.
n.
No building permit may be issued for any lots abutting a temporary
turnaround as shown on any recorded subdivision plat unless and until
the temporary turnaround is actually constructed and has been approved
by the Director of Public Works. In addition, no building permit will
be issued for display units on proposed lots that would be located
where temporary turnarounds are required unless the following conditions
are met:
(1)
The developer submits to the Director of Public Works statements
from all prospective lot purchasers affected by the temporary turnaround,
excluding the developer himself/herself, declaring that they agree
to the use of their driveways for executing turnaround movements at
terminus of the street and acknowledging that any repairs made necessary
due to damage to the driveway caused by the use of their driveway
for the turnaround movement shall in no way be deemed the responsibility
of the City.
(2)
Provide an easement approved by the City Attorney for the turnaround
movement.
o.
A subdivision plat involving new or existing streets crossing railroad
tracks shall provide adequate right-of-way, including approach rights-of-way
and slope easements for construction of an underpass or overpass,
unless otherwise specified by the Planning and Zoning Commission.
Approval by the Missouri Public Service Commission, the railroad,
and the Director of Public Works must be received in connection with
all railroad crossings.
p.
When streets are proposed to remain private, the developer shall
be required to have either a trust indenture or statement on the record
plat establishing the method of providing continuous maintenance of
streets, as well as storm sewers.
q.
Any public roads proposed within a development and located within
the floodplain shall be protected from flood damage as directed by
the Director of Public Works.
r.
The outside right-of-way line of any cul-de-sac shall not be closer
than twenty-five (25) feet from any outboundary line. Where common
land separates an outboundary line from a cul-de-sac, a minimum distance
of twenty-five (25) feet shall be required between the outside right-of-way
line and the outboundary line. Temporary turnarounds shall be exempt
from this requirement.
s.
Street right-of-way shall not be placed adjacent to a rear or side
property line of an established subdivision. A minimum of a twenty-five
(25) foot landscaped buffer, designated as common ground, shall be
provided between the street right-of-way and the rear or side property
line of the adjoining subdivision.
t.
Driveway approaches. When a subdivision has lots
fronting on a previously dedicated street or a street which has been
accepted for maintenance, a special use permit shall be required for
all driveway approaches from these lots. Such permit shall be obtained
prior to issuing zoning approval for new construction.
2.
Residential standards. In addition to the above
the following shall apply for residential developments:
a.
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
or edge of the pavement shall be required. Greater radii may be required
at the right-of-way intersection and back of curb or edge of pavement
with a collector street as directed by the Director of Public Works.
b.
All stub streets in excess of four hundred fifty (450) feet in length
as measured from the centerline of the street intersection to the
property line on the plat boundary shall be provided with a temporary
turnaround.
c.
All stub streets, which have four (4) or more lots fronting upon
the right-of-way, shall have a temporary turnaround.
d.
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.
e.
The pavement width set forth for multiple-family access streets does
not allow for parking, nor will parking be permitted on 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 by the standards established by the
Planning and Zoning Commission.
f.
When deemed necessary for public safety by the Planning and Zoning
Commission, lots shall have a turnaround maneuvering area which eliminates
having to back out onto streets.
g.
All public and private residential streets shall be designed to meet
the minimum requirements of pavement and right-of-way width set forth
in the following table:
|
|
Pavement Table 1
| |||
|---|---|---|---|---|
|
|
Cul-de-sac
|
Cul-de-sac
|
Collector
| |
|
|
Right-of-way:
|
50 ft.
|
50 ft.
|
60 ft.**
|
|
Pavement width:
|
26 ft.
|
26 ft.
|
36 ft.**
| |
|
|
Pavement Table 1 (cont)
| |||
|---|---|---|---|---|
|
|
Cul-de-sac
|
Loop
| ||
|
|
Maximum length:
|
750 ft.
|
1500 ft.
| |
|
Maximum lots/units served:
|
25 lots
|
75 lots
| ||
|
|
Turnarounds:
|
54 ft. radius R.O.W., 42 ft. pavement radii, 26 ft. pavement
width with island.
| ||
|
|
Optional:
|
67 ft. radius R.O.W., 55 ft. pavement radii, 26 ft. pavement
width with island.
| ||
|
|
Intersection radius:
|
20 ft. R.O.W., 32 ft. pavement
| ||
|
|
** Right-of-way and pavement widths indicated are minimum requirements.
Additional widths may be required based on traffic study as directed
by the Director of Public Works.
| |||
|
|
A petitioner may apply to the Planning and Zoning Commission
for an exception to the maximum length of cul-de-sac streets as stated
in the above table. Said exception shall be limited to no more than
a ten percent (10%) increase in the maximum length established above.
The Planning and Zoning Commission may recommend approval of the exception
to the City Council and the City Council may approve the exception.
| |
h.
Private streets.
(1)
Private streets including multiple-family access streets may
be permitted in residential subdivisions.
(2)
The right-of-way, pavement width and related geometrics shall
be in accordance with Section 405.270(2) and the design criteria.
(3)
All such streets shall be constructed to City standard specifications.
(4)
The maximum street grade shall not exceed ten percent (10%).
(5)
Maintenance of these streets shall be the sole responsibility
of the property owners or trustees of the subdivision.
3.
Alleys.
a.
Alleys are not permitted in a residential district.
b.
Alleys may be provided in a commercial/industrial district; alleys
shall be at least twenty (20) feet wide and shall be constructed according
to City standards, except as they relate to width.
c.
Alleys with one-way traffic and designed as a loop for proper traffic
circulation shall have a pavement width of at least fourteen (14)
feet, be located in a twenty (20) foot easement, and be constructed
according to City standards, except as they relate to width.
d.
All alley intersections and sharp changes in alignment shall be avoided,
but where necessary, corners shall be designed to permit safe vehicular
movement.
e.
A dead-end alley shall have an adequate turnaround facility at its
termination.
4.
Blocks. Blocks shall not exceed one thousand five
hundred (1,500) feet except as the Planning and Zoning Commission
deems necessary to secure the efficient use of land or desired features
of street layout.
[CC 1976 §24½-57; Ord. No. 94-12, §1(Art. 6, §24½-6.7), 2-28-1994]
A.
In
addition to those standards described in the general standards section
stated above, the following shall apply to non-residential developments:
1.
All public or private streets in "M-1" or "PD-M" Manufacturing Zoning
District shall be designed to meet the minimum requirements of pavement
and right-of-way width as set forth in the following table:
|
|
Pavement Table 2
| ||||
|---|---|---|---|---|---|
|
|
Cul-de-sac
|
Thru or Cul-de-sac
|
Loop
|
Collector
| |
|
|
Right-of-way
|
55 ft.
|
60 ft.
|
60 ft.
|
60 ft.**
|
|
Pavement width
|
32 ft.
|
39 ft.
|
39 ft.
|
39 ft.**
| |
|
Maximum length
|
300 ft.
|
1,000 ft.
|
N/A
|
N/A
| |
|
Driveway entrance
|
Type A
|
Type B
|
Type B
|
Type B
| |
|
Maximum acreage served
|
N/A
|
N/A
|
N/A
|
N/A
| |
|
Turnarounds:
|
65 ft. radius R.O.W., 55 ft. pavement radii.
| ||||
|
Intersection radius:
|
39 ft. R.O.W., 50 ft. pavement.
| ||||
|
|
** Right-of-way and pavement widths indicated are minimum requirements.
Additional widths may be required based on traffic study as directed
by the Director of Public Works.
| ||||
|
|
A petitioner may apply to the Planning and Zoning Commission
for an exception to the maximum length of cul-de-sac streets as stated
in the above table. Said exception shall be limited to no more than
a ten percent (10%) increase in the maximum length established above.
The Commission may recommend approval of the exception to the City
Council and the City Council may approve the exception.
|
2.
All curbs shall be six (6) inch minimum vertical curb with appropriate
wheelchair ramps where sidewalks are required.
3.
A minimum radius of fifty (50) feet at the back of curb or edge of
pavement shall be required at all street intersections in tracts developed
in an "M-1" Manufacturing Zoning District.
5.
Alleys or other provisions for service access may be required by
the Planning and Zoning Commission in non-residential subdivisions
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.
6.
There shall be no requirement for a non-residential subdivision to
provide for right-of-way, including approach right-of-way and slope
easement, for construction of underpass or overpass where a street
in a non-residential subdivision crosses railroad tracks, except in
case of major and collector streets as defined elsewhere in this Chapter.
Where at-grade crossings of railroad tracks occur, installation of
electric warning signals or other precautionary measures may be required
if deemed by the Planning and Zoning Commission to be necessary for
the public safety. Approval of Missouri Public Service Commission,
the railroad, and Director of Public Works is required for all railroad
crossings.
7.
8.
Blocks.
a.
There shall be no restrictions on maximum block length in a non-residential
subdivision.
9.
All public or private streets in "C-1", "C-2" or "PD-C" Districts, shall be designed to meet the minimum requirements of pavement width and right-of-way width as set forth under the residential standards except where additional requirements are established in the City's comprehensive plan or are determined necessary by the Director of Public Works. In addition, all applicable provisions of Section 405.270 shall be met.
10.
All driveway approaches shall be of the type indicated in the pavement
table and in accordance with the City standard details and specifications.
|
|
Drawing:
|
|---|---|
|
[CC 1976 §24½-58; Ord. No. 94-12, §1(Art. 6, §24½-6.8), 2-28-1994]
A.
The
purpose of this Section is to provide standards and regulations governing
land development in order to reduce or prevent flooding and at the
same time minimize damage to real property.
1.
The controlled release and storage of excess stormwater runoff may
be required for all land projects, and for subdivisions as determined
by the Director of Public Works.
2.
Detention of differential runoff as approved by the Director of Public
Works, may be required by providing permanent detention facilities
such as dry reservoirs, ponds or other acceptable alternatives.
3.
Detention reservoirs or dry bottom stormwater storage areas may be
designed to serve secondary purposes such as recreation, open space,
or other types of uses that will not be adversely affected by occasional
flooding as approved by the Director of Public Works.
4.
Drainage detention areas that are not maintained by a public authority
shall be conveyed as an undivided interest in common to each lot in
the subdivision for maintenance purposes or conveyed to trustees with
authority to perform maintenance responsibilities.
5.
During the construction phase of development, facilities shall be
provided and maintained to prevent erosion and siltation. When improvements
are guaranteed, the escrow agreement shall include a separate line
item in the amount of one percent (1%) of the construction cost for
erosion/siltation control.
6.
Storm drainage improvements consisting of storm sewer systems or
open channels shall adequately drain the areas being developed. No
change in watersheds shall be permitted. All stormwater shall be discharged
at an adequate natural discharge point.
7.
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.
8.
Storm drainage facilities located within subdivided lots and common
land areas shall be the maintenance responsibility of the abutting
property owners or subdivision trustees, unless said facility has
been accepted for maintenance by the City, M.S.D. or other entity
approved by the City Council. Notice of this requirement shall be
included in the trust indentures.
9.
Adequate provisions shall be made for the disposal of stormwater,
in accordance with the specifications and standards of the Metropolitan
Saint Louis Sewer District.
[CC 1976 §24½-59; Ord. No. 94-12, §1(Art. 6, §24½-6.9), 2-28-1994]
A.
Proposed
through or collector streets which are continuations of, or in general
alignment with, existing named streets, shall bear the names of such
existing streets within the City.
B.
The
name of a proposed street which is not in alignment with an existing
street shall not duplicate the name of any existing or platted street
within St. Louis County.
C.
All
names of streets proposed by the subdivider shall be approved by the
United States Postal Service, Customer Services Department, and the
Director of Public Works prior to submitting the proposed record plat
for review.
[CC 1976 §24½-60; Ord. No. 94-12, §1(Art. 6, §24½-6.10), 2-28-1994]
A.
All
proposed subdivisions shall have easements as determined by the Director
of Public Works to be adequate for the installation and maintenance
of utility facilities, including cable television distribution systems.
B.
Where
cut or fill for a street extends beyond the limits of the right-of-way,
the developer shall provide a slope easement of sufficient area and
limits to permit the construction and maintenance of the slope or
a special escrow as determined by the Director of Public Works.
C.
Stormwater And Stormwater Control Easements.
1.
Whenever a stream or surface drainage course is located in an area
proposed for a subdivision, the developer shall provide an easement
determined by the Director of Public Works to be adequate in area
to contain facilities to take care of flooding or erosion along the
stream or surface drainage course.
2.
Stormwater easements and drainage rights-of-way may be required if
necessary for proper drainage within and through a subdivision.
3.
Stormwater control easements are required along all major creeks
and significant tributaries; around and including all new wet lakes
functioning as part of a stormwater control system; and for all detention
areas, basins, and related structures.
4.
Stormwater control easements shall include a minimum dimension of
twenty (20) feet back from the bank of improved creek channels as
approved on improvement plans, or of such width back from unimproved
channels as required by M.S.D. or the City. Easements shall include
a distance of not less than ten (10) feet back from the estimated
high water line of lakes, dry detention areas, and basins.
5.
Final location of stormwater control easements shall be approved
by M.S.D. and the Director of Public Works as part of the improvement
plan approval. Such easements shall subsequently be shown on a record
plat or special easement plat.
6.
Access easements shall be required as necessary to provide for upkeep
of the area within designated stormwater control easements. Separately
designated access easements shall not be less than twenty (20) feet
wide.
7.
Script on the record plat or trust indentures for all development
containing stormwater control easements and access easements to such
areas shall specify assessments for and maintenance of such particular
areas apart from other common land.
[CC 1976 §24½-61; Ord. No. 94-12, §1(Art. 6, §24½-6.11), 2-28-1994]
The Director of Public Works may require evidence as to the
subsurface soil, rock, and water conditions of the tract to be developed.
[CC 1976 §24½-62; Ord. No. 94-12, §1(Art. 6, §24½-6.12), 2-28-1994]
A.
Where
the preliminary plat indicates that extensive grading and compaction
are probable, the Director of Public Works may require the submission
of additional information and modifications in the proposed plat before
the developer may grade any land to be subdivided.
B.
Grading
permits for proposed subdivisions will not be issued until a preliminary
plan has been approved.
C.
An erosion/siltation control plan shall be submitted with all improvement plans. The Director of Public Works may require additional erosion and siltation devices during construction if necessary. Additional requirements are contained in Section 405.290, stormwater standards.
D.
A grading
permit or approved improvement plans are required prior to any grading
on the site. Erosion and siltation control devices shall be installed
prior to commencement of grading activities.
E.
Proposed
grading which creates a change in watersheds shall not be permitted.
F.
The
maximum slope in a fill condition shall not exceed three (3) horizontal
to one (1) vertical and in cut conditions shall not exceed two (2)
horizontal to one (1) vertical.
[CC 1976 §24½-63; Ord. No. 94-12, §1(Art. 6, §24½-6.13), 2-28-1994]
A.
Plans
for improvements shall be prepared by a registered professional engineer;
and the streets, storm sewers, sidewalks, pedestrian-ways, and sanitary
sewers shall be staked by a registered land surveyor.
B.
Improvements
shall either be installed or guaranteed in the form of a land subdivision
bond or an escrow agreement, in any portion of the area for which
a record plat is approved for recording.
C.
Utilities,
including water mains, streets, storm and sanitary sewers, and sewage
treatment plants shall be designed and built or guaranteed by escrow
to serve the platted area or be designed and built or guaranteed by
escrow to serve the area to be initially developed in such a manner
that they can easily be expanded or extended, as the case may be,
to serve the entire drainage area or watershed.
D.
The
developer shall provide written certification of completion by a licensed
engineer. Said engineer shall certify the completion of the required
improvements, and any deviations or deficiencies from the approved
plans shall be noted and corrective action proposed.
E.
Acceptance
and final approval. Before the developer's obligation to the City
is terminated, all required improvements shall be constructed under
the observation and inspection of the appropriate agency and accepted
for maintenance or given final approval by the City Council.
F.
Maintenance Bond Or Guaranty.
1.
The subdivider shall provide to the satisfaction of the City Attorney
a maintenance bond or escrow, or in lieu thereof deposit with the
City, cash or other security or escrow approved by the City Attorney
to be held in a separate account; said bond, escrow or deposit to
be in an amount equivalent to one hundred percent (100%) of the cost
of the street pavement and sidewalk improvements in said subdivision;
said bond, escrow or deposit to be a guaranty against extraordinary
maintenance cost, for a period of two (2) years from the date of the
final acceptance of said right-of-way improvements.
2.
Upon a determination by the Director of Public Works that either
the street or other improvements constructed in said subdivision are
deteriorating, breaking up, sinking or in some manner exceeding the
normal wear expected, causing unusual maintenance cost within the
two (2) year period, the Director of Public Works shall notify the
subdivider in writing of such fact and mail same to the last known
address of said subdivider; and the Director of Public Works shall
set a reasonable time, but not to exceed thirty (30) days, in which
the subdivider shall make arrangements for such alterations, repairs,
or replacements as shall be required by the Director of Public Works
to bring said improvements substantially to the point to meet the
subdivision improvement requirements, normal wear excepted.
3.
If acceptable arrangements for the repairs, alterations, or replacements
are not made within the time set forth in the notice, the Director
of Public Works shall proceed to make such repairs, alterations or
replacements as may be required and the full direct cost thereof as
defined herein plus a charge of ten percent (10%) of the direct cost
for administrative overhead in the performance of such work shall
be charged therefor, and paid by the surety or escrowee under the
bond or escrow or charged against the deposit by the Director of Finance
and said amount shall be paid into the general revenue funds of the
City.
4.
Unless certification is presented to the City confirming that improvements
other than street pavement are accepted for maintenance by other public
agency, such as the Metropolitan St. Louis Sewer District for sanitary
and/or storm sewers, or other provisions are made for continued maintenance
of all improvements other than street pavement, the City shall not
accept the streets for maintenance.
5.
The costs of any repairs, alterations, or replacements which the
subdivider has been notified to correct in the manner set forth above
and which have not been completed to the satisfaction of the Director
of Public Works shall be recoverable from said bond, escrow, or deposit.
The City shall be entitled to recover said costs so long as any one
(1) of the following requirements have been met:
a.
Notice has been given before the end of the two (2) year period.
b.
Work began during the two (2) year period but has not been completed.
c.
Required work is to be performed within thirty (30) days of the end
of said two (2) year period.
|
|
At the end of two (2) years and, after all such work is completed,
either by subdivider or by the City to the satisfaction of the City
Council, said bond or escrow shall become void. Any amount remaining
on deposit to the credit of said subdivider, if any, shall be returned
to the subdivider upon his/her application to the Director of Public
Works and upon approval of the City Council.
|
[CC 1976 §24½-64; Ord. No. 94-12, §1(Art. 6, §24½-6.14), 2-28-1994]
A.
Where
none are existing, at least two (2) permanent survey monuments shall
be placed by a registered land surveyor at street intersections. For
all other types of intersections, monuments shall be placed as determined
by the Director of Public Works. In addition, monuments shall be so
located to find angle points of tangency of curves on one (1) side
of the street, and at all out boundary corners.
B.
Should
conditions prohibit the placing of any monuments at the above locations,
off-setting the permanent marker is permitted provided that the exact
off-set courses and distances are shown on the letter of certification
when monuments are set. If a monument would be in a driveway, a cross
would be permitted in concrete, and a steel pin, iron pipe, or railroad
spike in asphalt.
C.
The
internal permanent survey monuments may be placed after all streets
and related utilities have been installed but must be installed prior
to final acceptance of the streets and related public improvements
by the City.
D.
Monuments
shall be of Portland cement concrete, four (4) inches square on the
top tapering to six (6) inches square on the bottom; stone, four (4)
inches square or larger; or iron pipe or steel pins, from one-half
(½) inch to one and one-half (1½) inches in diameter.
All monuments noted above will have a length of two (2) feet or longer.
E.
An
existing permanent benchmark, or a new permanent benchmark shall be
established, and shall be accurately noted on the record subdivision
plat.
F.
All
monuments placed shall be flush with the ground surface.
[CC 1976 §24½-65; Ord. No. 94-12, §1(Art. 6, §24½-6.15), 2-28-1994]
A.
All
streets shall be graded and the roadway improved by surfacing. Roadway
surfacing shall be in accordance with City standards and specifications.
All grading and surfacing shall be done under observation and inspection
of the Director of Public Works and shall be subject to his/her approval.
B.
The
treatment of the intersection of any new street with a State or County
maintained pavement and any additional required widening of an adjoining
State or County highway shall be subject to approval by the District
Engineer of the State of Missouri Highway and Transportation Department
or St. Louis County Department of Highways and Traffic, as applicable.
C.
At
such times as a subdivision is proposed adjacent to an existing street,
that street shall be improved to current City specifications. Additional
right-of-way and the costs of improvement of half (½) of the
right-of-way adjacent to the proposed subdivision shall be included
in the overall subdivision improvements. The improvements shall be
made to current City standards and specifications.
D.
In
certain cases involving the subdivision of a tract or tracts of land,
the reservation of right-of-way areas may be required for future road
improvements as determined by the Planning and Zoning Commission and
as shown on the preliminary plan.
[CC 1976 §24½-66; Ord. No. 94-12, §1(Art. 6, §24½-6.16), 2-28-1994]
A.
Generally. So long as there shall be a private street or
a street not accepted by the City for maintenance within any subdivision,
no person shall sell, lease, rent; offer to sell, lease, rent; or
advertise for sale, lease, or rental, any dwelling unit or non-residential
property without disclosing to each prospective purchaser or tenant
his/her responsibility with respect to subdivision streets in the
manner required by this Section. For the purpose of this Section, "prospective purchaser or tenant" includes any person making
inquiry of any responsible party with respect to purchase, rental,
or lease a dwelling unit or non-residential facility.
B.
Required Disclosure.
1.
Disclosure shall be made to each prospective purchaser or tenant
in substantially the following form, where applicable:
The streets in this subdivision are private. The owners, homeowners'
association, or condominium association are responsible for all repairs
and maintenance.
Or
The construction design of these streets has been approved by
the City. Until such time as streets are accepted by the City for
maintenance, the owners, homeowners' association, or condominium association
will be responsible for all repairs and maintenance.
Or
The streets in this subdivision which are constructed below
the flood elevation are private. The owners are responsible for all
repairs and maintenance.
Such modifications of the above language shall be made, and
only such modifications may be made, as are necessary to plainly and
accurately portray the current and future status of subdivision streets.
Any reference in such disclosure to a Board of Trustees or Managers
or similar persons shall further disclose the manner of selection
of existing and future Trustees or Managers, and manner in which any
costs borne by such persons will be defrayed.
C.
Responsible Parties. The requirements of this Section shall
be complied with by any developer, development corporation, lender,
title company, real estate broker, corporation, agent, manager or
management corporation, and each agent or employee of any of the foregoing
to the extent of involvement in marketing of subdivision property.
D.
Specific Requirements.
1.
It is the responsibility of each responsible party to accomplish
the disclosure required by this Section. Without limiting the generality
of this obligation, a copy of the required disclosure, in any event:
a.
Shall be prominently posted in the sales office;
b.
Shall be contained in a contract for the sale, lease, or rental of
a dwelling unit or non-residential facility, and if not printed in
"red letter" or similar contrasting and noticeable color, shall be
specifically pointed out to a prospective purchaser or tenant, prior
to execution of any such contract.
2.
Shall be printed in readily legible type on any map or plat used
for marketing purposes.
F.
Pre-Approval Of Modified Disclosure.
1.
Any proposed modification of the language of the required disclosure
shall be submitted to the City Attorney for approval prior to use.
2.
The City Attorney shall approve any modification which is factually
accurate and serves to inform a prospective purchaser or tenant, at
least as well as the language set forth above.
3.
Any approved modification of the required disclosure may be used
in lieu of the above language so long as the same is factually accurate.
[CC 1976 §24½-67; Ord. No. 94-12, §1(Art. 6, §24½-6.17), 2-28-1994]
A.
Sidewalk Requirements.
1.
Sidewalks shall be required on both sides of all streets except the
circular portion of a cul-de-sac in residential areas unless otherwise
indicated in the City's sidewalk plan.
B.
Sidewalk Exception Procedure. A petitioner may apply to
the Planning and Zoning Commission for modifications to the sidewalk
plan. The Director of Public Works shall be requested to provide the
Planning and Zoning Commission with recommendations concerning conditions
within road right-of-way involved with a request for exception or
alternate sidewalk plans. The Planning and Zoning Commission may recommend
approval of the exception in the following cases:
[CC 1976 §24½-68; Ord. No. 94-12, §1(Art. 6, §24½-6.18), 2-28-1994]
Where the Director of Public Works determines that an approved
public water supply is reasonably accessible or procurable, it shall
be made available to each lot within the subdivided area. The developer
shall install fire hydrants as determined by the appropriate fire
protection district in accordance with the insurance office of Missouri.
[CC 1976 §24½-69; Ord. No. 94-12, §1(Art. 6, §24½-6.19), 2-28-1994]
A.
Sewer
connections and subdivision sewer systems shall comply with the regulations
of the Missouri Department of Natural Resources and Metropolitan Saint
Louis Sewer District (M.S.D.), and shall be constructed under the
observation and inspection of M.S.D.
B.
Where
an approved publicly- or privately-owned sanitary sewer is not reasonably
accessible, but where plans for installation of sanitary sewers in
the vicinity of the subdivision have been prepared and approved by
the Missouri Department of Natural Resources and M.S.D., the developer
shall install sewers in conformity with such plans, although a connection
to an existing main may not be immediately practicable. In such cases,
and until a connection is made with an approved publicly- or privately-owned
sewer system, the use of a sewage treatment facility will be permitted,
provided such disposal facilities are constructed in accordance with
the regulations and requirements of the Missouri Department of Natural
Resources and the Zoning Code and constructed under the observation
and inspection of M.S.D.
C.
Where
no sewers are accessible and no plans for same have been prepared,
the developer shall install sewer lines and a disposal system in accordance
with the requirements of the preceding paragraph. Individual sewage
disposal systems shall not be used in a subdivision containing more
than ten (10) lots. A developer may install an individual sewage disposal
system for each lot, if the following criteria are met:
1.
They must have M.S.D. approval;
2.
Each lot must have a minimum width of one hundred (100) feet, and
contain a minimum area of three (3) acres;
3.
The individual sewage disposal system shall comply with the regulations
and requirements of the Missouri Department of Natural Resources;
4.
Each disposal system shall be constructed under the observation and
inspection and approved by the M.S.D.
[CC 1976 §24½-70; Ord. No. 94-12, §1(Art. 6, §24½-6.20), 2-28-1994]
A.
Reflectorized
street signs bearing the name of the street, as designated on the
record plat, shall be placed at all street intersections.
B.
The
Director of Public Works shall approve the location and inspect the
installation of street name signs in all subdivisions.
C.
The
size, height, and type of sign shall be in accordance with City specifications.
[CC 1976 §24½-71; Ord. No. 94-12, §1(Art. 6, §24½-6.21), 2-28-1994]
A.
Street Lighting Plan Submission And Review. The developer
shall submit to the Director of Public Works, for review and approval,
four (4) copies of the approved preliminary plan indicating the location
of light standards in compliance with the following:
1.
Illumination standards. Each lighting source shall
have a height of not less than sixteen (16) feet above grade. Fixtures
shall be high pressure sodium type, nine thousand five hundred (9,500)
lumen in all residential districts; twenty-five thousand five hundred
(25,500) lumen in non-residential districts. Where determined necessary
by the Director of Public Works for street illumination, twenty-five
thousand five hundred (25,500) lumen lights shall be required in residential
districts. The Director of Public Works may permit nine thousand five
hundred (9,500) lumen lights in non-residential districts on minor
streets. Fixtures are to be compatible with other City street lights
and are to be approved by the Director of Public Works. Maximum initial
illumination level five (5) feet from the base of the light source
shall be no greater than three (3.0) footcandles.
a.
In a non-residential subdivision, single-family residential subdivision
or multiple-family subdivision, street lights shall be provided at
each intersection of a street within the subdivision, on street frontage
between intersections, at each intersection of a street with a pedestrian-way,
at each circular turnaround, along private streets or roadway easements
which provide access to or through any lot or driveway connecting
the subdivision to a public street, and within parking lot areas to
comply with the provisions and regulations described herein.
b.
Residential subdivisions. The maximum distance
between light standards on singular access, loop streets and multiple-family
access streets shall be three hundred (300) feet; two hundred fifty
(250) feet for collector streets and two hundred (200) feet for arterial
streets.
c.
Non-residential subdivision. For singular access
streets and loop streets, the maximum distance between street lights
shall be three hundred (300) feet. The maximum distance between street
lights in collector streets shall be two hundred fifty (250) feet,
and on arterial roadways, two hundred (200) feet, except that for
subdivisions within any "M" Manufacturing District street lights,
on a collector street may be placed at maximum intervals of three
hundred (300) feet.
d.
Non-residential parking area lighting plan.
(1)
Parking area lighting shall be designed and installed so as
to achieve the illumination levels set forth in (3) below. Lighting
shall be maintained so as to achieve not less than eighty percent
(80%) of the minimum and average illumination levels set forth by
the following table.
(2)
The Director of Public Works may permit lighting arrangements
exceeding the maximum initial level set forth in (3) below to allow
lighting designs which substantially exceed the required minimum and
average illumination levels.
(3)
Illumination standards in footcandles for structures and their
parking areas:
Minimum initial level at any point on the parking area:
Residential — seven one-hundredths (0.07); commercial
— five-tenths (0.5); other — three-tenths (0.3).
Average initial level:
Residential — thirty-five one-hundredths (0.35); commercial
— one (1.0); other — five-tenths (0.5).
Maximum initial level five (5) feet from the base of a light
standard:
Residential — three (3.0); commercial — eight (8.0);
other — five (5.0).
For the purpose of this Subsection, "commercial" refers to parking areas for any land use, regardless of zoning designation,
in which goods or services are offered to the general public on premises.
2.
Unnecessary illumination. Lighting shall be designed
and maintained to avoid unnecessary illumination of residential interiors.
3.
Energy source. All energy sources supplying illumination
shall be buried a minimum of eighteen (18) inches below grade. All
piping and wiring to illumination sources shall be contained within
the light standards or pole structure.
4.
All electric lighting shall be controlled automatically by programmed
time devices, photo electric cells, or the like. Street lighting shall
be on from dusk to dawn.
5.
Location. Light standards shall not be located within
three (3) feet of the street pavement where sidewalks are required,
street light standards shall be located between the sidewalk and street
pavement. Variation to this Section may be approved by the Director
of Public Works.
6.
Maintenance and operation. Upon satisfactory installation
of lighting devices, the City will assume financial responsibilities
for the ensuing monthly electric and lease charges for lights located
on public rights-of-way; the developer shall submit a maintenance
agreement, a trust indenture, or other similar instrument setting
forth the person, corporation, trustees, or other agency responsible
for the assessment as well as the collection of monies necessary for
the operation of the remaining lighting system within the subdivision.
7.
Installation. All lighting shall be installed and
maintained in accordance with the approved lighting plan.
[CC 1976 §24½-72; Ord. No. 94-12, §1(Art. 6, §24½-6.22), 2-28-1994]
All electric and telephone distribution lines shall be installed
underground, except those overhead distribution feeder lines necessary
to serve that subdivision and in locations as approved by the Director
of Public Works. 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 Director of Public Works. The Planning and Zoning Commission
may approve above ground installations in whole or part for non-residential
subdivisions only when a request is submitted by the developer with
documentation that supports the impracticability of installing such
utility lines underground.
[CC 1976 §24½-73; Ord. No. 94-12, §1(Art. 6, §24½-6.23), 2-28-1994]
A.
A subdivision
landscape plan shall be submitted for review by the Director of Public
Works and approval by the Planning and Zoning Commission prior to
submitting the proposed record plat. This plan shall contain types,
sizes, and locations of all proposed and existing plantings. The developer
shall guarantee installation of additional landscaping as shown on
the approved landscaping plan by escrow agreement or land subdivision
bond.
B.
Required Street Trees. For all single-family residential
subdivisions there shall be a minimum of one (1) tree for every lot;
in cases of lots having frontage on more than one (1) street (e.g.,
corner lots) there shall be a minimum of one (1) tree for each street
on which the lot has frontage. For common land, multiple-family residential
subdivisions, and non-residential subdivisions, there shall be a minimum
ratio of one (1) tree for every fifty (50) feet of street frontage.
Trees may be of the hardwood or softwood varieties. Each tree shall
be at least one and one-half (1½) inches in caliper. A maximum
of forty percent (40%) of one (1) species may be utilized to meet
planting requirements within each plat of a subdivision.
1.
Location. Trees, as required to meet this Section,
shall be located in front of the building line, but shall not be within
street right-of-way.
Location of new street trees shall not be allowed within the
following areas:
a.
Street trees shall not be planted closer than five (5) feet to any
sidewalk.
b.
Street trees shall not be placed within twenty-five (25) feet of
street lights.
c.
At street intersections, no street tree shall be placed within the
triangular area bounded by pavement lines and a line connecting the
two, points of edge of street pavement fifty-four (54) feet from point
of intersection of the projected lines of street pavements.
d.
Street trees shall not be planted within ten (10) feet of street
inlets or manholes.
2.
All trees must be of an acceptable species. A list containing acceptable
species shall be maintained by the Director of Public Works.
3.
In lieu of the planting of street trees, as required by this Section,
developer may submit an alternate landscape plan for review and approval
by the Director of Public Works. The plan shall provide for trees
appropriate in number and species for area in front of the building
line.
C.
Location
of structures or planting proposed at the subdivision entrance shall
be approved by the Director of Public Works. All signage shall be
in accordance with the Zoning Code and shall be approved by the Director
of Public Works and shall have a building permit and sign permit,
as required.
D.
All
ground surfaces within the public right-of-way not covered by pavement
shall be seeded in accordance with City specifications. The Director
of Public Works may require sodding or other means of ground cover
appropriate to insure erosion control.
E.
The
Director of Public Works may require the clearing of underbrush, sodding,
seeding and other landscaping improvements in common land where land
has been altered.
[CC 1976 §24½-74; Ord. No. 94-12, §1(Art. 6, §24½-6.24), 2-28-1994]
The minimum area of any land designated as common land or any
land not included in a lot or right-of-way in a subdivision plat shall
not contain less than ten thousand (10,000) square feet within any
single contiguous unit of common land. There may be more than one
(1) unit of common land within a subdivision; however, each unit of
common ground shall be no less than the foregoing minimum. The Planning
and Zoning Commission may recommend to the City Council and the City
Council may approve an exception to the required minimum size area
when used as a landscaped buffer zone at least twenty-five (25) feet
wide adjacent to a public right-of-way. Common land within a cul-de-sac
or entrance parkway which is surrounded by public right-of-way is
not eligible for exception.
