[R.O. 2004 § 505.110; Ord. No. 80 § 1.1, 2-14-1989]
The purpose of this Article is to control soil erosion on land that is undergoing development for non-agricultural uses and to preserve the natural terrain and waterways of land within the town. The provisions of this Article are intended to provide a natural community environment and to prevent soil erosion which necessitates costly repairs to gulleys, washed-out fills, roads and embankments. The resulting sediment of soil erosion, clogs, storm sewers and road ditches chokes streams and creates silt lakes, all of which pose a threat to public health and safety. Interpretation and application of the provisions of this Article shall be pursuant to these purposes and should be done in accordance with other ordinances relating to zoning and construction.
[R.O. 2004 § 505.120; Ord. No. 80 § 1.2, 2-14-1989]
For the purposes of this Article, the following words and phrases shall have the meanings ascribed to them by this Section.
CITY
The City of Weldon Spring.
DEBRIS OR SILTING BASIN
A barrier or dam built across a waterway or at other suitable locations to retain rock, sand, gravel, silt or other material.
DIVERSION
A channel with or without a supporting ridge on the lower side constructed across or at the bottom of a slope.
ENGINEER
A properly licensed individual or firm appointed or retained by the Board of Aldermen to review plans, proposals, work in progress or completed work which falls under the purview of this Article.
EROSION
The wearing away of the land surface by the action of wind, water or gravity.
EXCAVATION OR CUT
The removal, stripping or disturbance of soil, earth, sand, rock, gravel or other similar substances from the ground.
EXISTING GRADE
The vertical location of the existing ground surface prior to excavation or filling.
FILL OR FILLING
The placing of any soil, earth, sand, rock, gravel or other substance on the ground.
FINISHED GRADE
The final grade or elevation of the ground surface conforming to the proposed design.
GRADING
Any excavation or filling or combination thereof.
GRASSED WATERWAY
A natural or constructed waterway, usually broad and shallow, covered with erosion-resistant grasses, used to conduct surface water from a field, diversion or other site features.
GROUND
Including, but not limited to, the banks and beds of any river or waterway.
LAND SURVEYOR
A land surveyor registered in the State of Missouri.
ZONING COMMISSION
The Planning and Zoning Commission of the City of Weldon Spring.
[R.O. 2004 § 505.130; Ord. No. 80 § 1.3, 2-14-1989]
The provisions of this Article shall not be construed as permitting the applicant for a permit under Section 505.150 of this Article to carry on any commercial operation or business or use any premises for buildings or structures thereon for any purpose not otherwise permitted by other City ordinances. For the purpose of this Article, grading shall not be considered a commercial operation or business if the grading is incidental to and necessary for the establishment or operation of a use permitted in the applicable zoning district.
[R.O. 2004 § 505.140; Ord. No. 80 § 1.4, 2-14-1989]
The provisions of this Article shall apply to all excavation, grading or filling operations of exposed ground which were being worked as of the date of enactment of this Article; except, that any then existing operation shall have been completed within one (1) year from the date of enactment of this Article; provided that the written notice of intention to continue such operation for such time was filed with the Zoning Commission within thirty (30) days after the enactment of this Article. No then-existing operation shall be extended in area or any new operation commenced after such date without first securing a permit therefor as herein provided, and such operation shall be subject to all of the provisions of this Article.
[R.O. 2004 § 505.150; Ord. No. 80 § 2(2.1 — 2.5), 2-14-1989; Ord. No. 100 § 1, 12-4-1989; Ord. No. 02-25 § 3, 8-13-2002]
A. 
Required. No grading shall be commenced in the City, except as hereinafter provided, without first obtaining a grading permit from the City Engineer. A grading permit will always be required in the following instances, and the exceptions noted in Subsection (B) do not apply:
1. 
Any grading necessary for the construction of multifamily or non-residential facilities.
2. 
Any grading necessary for the construction of three (3) or more single-family dwellings in a subdivision.
3. 
Any excavation utilizing explosives.
B. 
Not Required In Certain Cases. No grading permit shall be required for the following classes of grading operations:
1. 
Building Permit. Under provisions of a duly issued building permit where no grading is involved, except excavation for the basement or footings and the backfilling thereof, and there is not filling in excess of five hundred (500) cubic yards.
2. 
Incidental Excavations, Grading Or Filling. Excavation and removal of excavated material and filling, provided such operation is clearly incidental to the improvement of the property, consists of not more than five hundred (500) cubic yards of material and the area is graded and covered by revegetation or other suitable means immediately thereafter.
3. 
Excavation For Streets And Drains. Necessary grading or removal or excavation of soil or other material within the limits of the right-of-way or slope rights of any existing street or for the purpose of constructing streets and other related improvements within the area of new subdivisions when made in accordance with approved subdivision plans and for which the appropriate permits have been issued for street and drain construction.
4. 
Other Construction Work. Construction work relating to drains, utilities or sanitary sewer systems for which a street opening or other necessary permit has been issued by the City.
5. 
Farming. The lawful use of land for farming, nurseries or gardening or similar agricultural or horticultural use whenever there is substantial compliance with recommendations or standards of the local soil conservation authority.
C. 
Application Procedure. Application for a grading permit shall be made by the property owner or his/her authorized agent and shall be made to the City Engineer on forms provided or in a form prescribed by the City Engineer. Applications shall be accompanied by a detailed statement of proposed work, the purpose thereof and why excavation, grading or filling is clearly incidental to the improvement of the property. An application shall be accompanied by the following:
1. 
Two (2) sets of maps and plans with the specifications showing proposed excavation, grading or filling. Such plans shall be prepared by and shall bear the seal of a licensed engineer, except when the engineering design for excavation or construction is unnecessary to assure compliance with the standards established by this regulation, in which event, such plans may be prepared by a licensed surveyor. All such plans shall be drawn to a scale of not less than one (1) inch equals one hundred (100) feet and shall show the following:
a. 
Full name and address of owner of property;
b. 
Designation of the property by street address;
c. 
The location of the premises and its geographic relation to neighboring properties showing all buildings and roads within one hundred (100) feet of the boundaries of the plot on which the excavation, grading or filling is proposed;
d. 
The portion of the property that is to be excavated, graded or filled with excavated materials;
e. 
The estimated maximum quantity of material to be excavated, graded or filled and the estimated part thereof that will be used for grading or filling;
f. 
The location of any sewerage disposal system, water well, gas transmission pipeline, aboveground utility line or any other utility line within one hundred (100) feet of the proposed excavation, grading or filling area;
g. 
Existing topography and grade of the premises at a contour interval of not more than two (2) feet and the proposed final contour and finished grade elevation at intervals of not more than two (2) feet; except that whenever the existing grade is extremely steep and hilly, the contour intervals may be not more than five (5) feet if approval is first secured from the City Engineer;
h. 
The location and present status of any previous permitted grading operations on the property;
i. 
The details of any drainage system proposed to be installed and maintained by the applicant, designed to provide for proper surface drainage for land, both during performance of the work applied for and after the completion thereof;
j. 
If the proposed excavation or filling is for the purpose of constructing a lake or pond, the details of the proposed dam or other structures and the embankments intended to impound the water, together with the details and location of proposed discharge to a valved outlet for drainage purposes and the proposed level of impounded water;
k. 
Details of soil preparation and of revegetation of the finished grade or of other methods of soil erosion control;
l. 
The proposed truck and equipment access ways to the work site;
m. 
The flow lines of surface water drainage, streams and any existing farm drains, inlets and outlets, springs or other flowing wells and the width of stream beds or flowage lines;
n. 
A comprehensive drainage plan designed to handle safely the surface water, streams or other natural drains following heavy rain storms during grading operations;
o. 
Proposed debris basins, grass waterways and diversions;
p. 
A statement from the property owner or his/her agent assuming full responsibility for the performance of the operation as stated in the application. This statement shall also contain an assurance that all City property and roads will be protected adequately.
2. 
For excavations, grading or filling of more than three thousand (3,000) cubic yards of material, a performance bond in form and with surety approved by the City Engineer in such amount as deemed sufficient to insure completion of all work following excavation, grading or filling pursuant to the conditions of approval; provided the town may accept a letter of credit, a certified bank officer's check or other surety from a bank or financial institution in lieu of a bond. The City Engineer shall annually submit to the Board of Aldermen for approval a schedule of bond requirements and rates.
3. 
An application fee to cover the costs of permit and inspection shall be submitted prior to the issuance of any grading permit. The fee shall be as stated in Chapter 412, Fee Schedule, of this Code. The Zoning Commissioner shall estimate the total fee prior to issuance of the permit, and that amount shall be received prior to issuance of the permit. Any overcharge or undercharge shall be corrected following the completion of grading but prior to occupancy.
4. 
The applicant shall be responsible for providing all information required to evaluate the application. The City Engineer has the authority to determine what information is required to evaluate each application for purposes of establishing the permit fee.
5. 
The costs incurred by the City to retain legal, engineering and surveying assistance to perform all reviews and related work resulting from the application, including the costs of any ongoing reviews during and after excavation, grading or filling plus the twenty dollars ($20.00) per one thousand (1,000) cubic yards of material or fraction thereof to be excavated, graded or filled. The Engineer shall estimate the total fee prior to issuance of the permit and that amount shall be received prior to issuance of the permit. Any overcharge or undercharge shall be corrected following completion of grading but prior to occupancy.
D. 
Issuance.
1. 
The City Engineer shall establish the amount of the performance bond, if any, and if the application and plan comply with the standards contained in this Article and shall issue a permit in accordance therewith. In acting upon such an application and plan, the City Engineer shall be guided by and shall take into consideration the public health, safety and general welfare and particular consideration shall be given as to whether the plan will create any of the following conditions:
a. 
Interference with surface water flow and drainage;
b. 
Interference with lateral supports and slopes;
c. 
Excessive erosion, alteration of the natural topography and grade of land, depletion of natural deposits of topsoil and other natural materials, disturbance of the plant and wildlife, creation of nuisance and dangerous pits and the creation of stagnant water pools.
2. 
The City Engineer may impose such conditions or requirements upon the issuance of a permit as deemed necessary or proper to assure faithful compliance with this Article.
E. 
Expiration.
1. 
A permit issued under this Article shall expire one (1) year from the date of issuance; except that the City Engineer may, for due cause shown, renew any permit for one-year periods after complete review of all plans and examination of the work accomplished and proposed; provided application is made at least thirty (30) days prior to the expiration date of such permit. In no case shall a permit be renewed if the provisions of this regulation have not been complied with; provided that, in connection with continuing operations, the City Engineer may waive for a one-year period, those requirements which would make continuing operations impractical.
2. 
This renewal fee shall be one-half (1/2) the fee charges for an original application except that actual legal and engineering costs for the renewal period shall be charged at full cost. If the application is not renewed as prescribed above, subsequent reapplication will be treated as an initial application.
[R.O. 2004 § 505.160; Ord. No. 80 § 3(3.1 — 3.2), 2-14-1989]
A. 
Approval Of Plans. Approval of plans and specifications for excavation shall be based upon the following standards:
1. 
All excavations, grading or filling shall have a finished grade not to exceed three (3) to one (1); except that embankments less than three (3) feet in height shall be exempt therefrom if properly mulched and seeded. Steeper grades are allowed if the excavation is through rock or the excavation or fill is protected by a properly designed head wall or toe wall approved by the City Engineer. If such walls exceed a height of six (6) feet, a protective fence or barrier shall be required.
2. 
Grading plans for more than one (1) acre of soil shall provide for sediment basins, diversions, grass waterways, mulching and seeding whenever necessary to avoid damage to adjoining properties, roads, ditches and storm sewers.
3. 
Time schedules for grading operations shall be categorized as six (6) months or less, twelve (12) months or less and twelve (12) months or more, depending upon the amount of time that the soil shall be exposed or subjected to erosion under normal weather conditions for the season.
4. 
Truck and equipment accessways to the site of the operation shall be located so as to minimize danger to traffic and nuisance to surrounding properties. Such access shall be deterrent or paved to the extent necessary to prevent any dust nuisance to surrounding properties. All such accessways shall be clearly marked with signs and shall be posted approximately two hundred (200) feet distant from such accessways or other traveled areas. Such signs shall read "Caution Trucks Entering" and be of size, type, coloring, lettering and format used by the County Highway Department. Debris, soil and other materials shall be removed daily from public streets and sidewalks.
5. 
The finished grade shall provide that surface water from drainage areas in excess of two (2) acres that cross grades steeper than eight (8) to one (1) shall be intercepted with diversions and lowered to a stable outlet constructed with concrete flumes or pipe.
6. 
The adjoining ground to the concerned plot shall be provided with protections from accelerated and increased surface water, silt from erosion and any other consequences of erosion during and after excavation. Where it is necessary for the protection of such property to enter upon private property for the purpose of taking appropriate protective measures, the applicant shall obtain consent from the owner of such private property for such purpose and if he/she cannot obtain such consent, the town shall take appropriate legal steps, including eminent domain, to allow entry upon the private premises solely for the purpose of making the property safe or controlling a watercourse. The applicant shall, at its own expense, shore up and protect all buildings, walls, fences or other property likely to be damaged during the progress of the grading and shall be responsible for all damage to public or private property or highways resulting from its failure to properly protect and carry out such grading.
7. 
All lots shall be seeded and mulched or sodded before occupancy except in cases of undue hardship because of unfavorable ground conditions.
B. 
Grading Operations. All grading operations shall be restricted as follows:
1. 
Processing of any kind on the excavation site or the erection or use of any structure thereon such as, but not limited to, hoppers, washers, crushers or sheds shall be deemed a commercial use and are hereby prohibited unless written consent is given by the City Engineer.
2. 
Except as otherwise provided in Section 505.130, no storage area may be created or maintained in connection with an excavation, grading or filling operation; except that under a duly issued permit, an owner or his/her contractor shall be allowed temporarily to store such material incidental to the operation. Such storage shall not be for a term longer than the term of the permit issued or a term ending ten (10) days following completion of the operation, whichever occurs first.
3. 
It shall be unlawful to keep or store any trucks, machinery or equipment on any property or street after completion of the grading operation. All such trucks, machinery or equipment shall be removed from such property within ten (10) days after completion of the work or expiration of the permit, whichever occurs first.
4. 
The applicant shall notify the City Engineer when each of the following is begun and each is completed:
a. 
Rough grading.
b. 
Finished grading before seeding.
c. 
All reestablishment and construction work.
The City Engineer or authorized representative, upon such notification, shall make field inspections on the site to determine if the work in progress and the completed operation have been performed in accordance with this Article.
5. 
All pits, quarries, holes or other excavated areas shall be refilled with and no new filling operation shall be conducted with any material except clean non-burnable fill containing no trash, refuse or harmful matter and such excavated areas, and new filling operations shall be graded to the level of adjoining property or to an elevation from which all surface and other waters collected therein may find natural drainage therefrom. Stumps and logs may be used for fill material but only in accordance with the standards and requirements established by the City Engineer. Excess material shall either be removed from the premises or leveled and covered with topsoil and seeded as provided in Section 505.160.
6. 
It shall be unlawful to change, modify, abolish or alter any of the debris basins, grass waterways, diversions and other soil erosion control structures as permitted in a grading permit except with the prior consent and written approval of the City Engineer.
[R.O. 2004 § 505.170; Ord. No. 80 § 4(4.1 — 4.5), 2-14-1989]
A. 
Consent To Inspect. By applying for a grading permit, the applicant consents to inspection by the City of the proposed graded plot and all work in progress.
B. 
Correction Of Violations — Failure To Comply With Notice. All violations shall be corrected within the time limit set forth by the City Engineer as specified in the issuance of a written notice to correct. All persons failing to comply with such notice shall be deemed in violation of this Article.
C. 
Penalties. Any person violating any provision of this Article and found guilty of such violation shall be punished as provided for all violations adjudicated in Circuit Court.
D. 
Appeals. Any person denied a grading permit as herein provided shall have the right to appeal such denial to the Board of Adjustment. Such appeal must be made within forty-five (45) days of date of such denial.
E. 
Severability. The provisions of this Article are separable, and if any provision or part of this Article should be held invalid, such invalidity shall not affect the validity of the remainder of this Article.