City of Town And Country, MO
St. Louis County
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Table of Contents
Table of Contents

Section 410.190 General Standards.

[Ord. No. 1346 §(21.04-A), 11-13-1989; Ord. No. 2427 §1, 2-16-2000; Ord. No. 3312 §1, 1-30-2008]
A. 
In addition to the submission requirements for subdivision review and approval, the following general standards, and the standards and specifications established in Section 410.200 of this Chapter, shall apply to the City's review of proposed subdivision plats:
1. 
No subdivision plat shall be approved by the Commission or the Board unless it conforms to the minimum land development standards of this Chapter. No subdivision plat shall be approved by the Commission or the Board unless the information required by the Commission or the Board as provided by this Chapter has been made available to the Commission or the Board for its consideration.
2. 
All proposed subdivisions shall be coordinated with and conform to all pertinent City ordinances, including, but not limited to, the City's Zoning Ordinance, and all such ordinances are incorporated by reference herein.
3. 
Land within the 100-year to 500-year floodplain shall not be platted for development with permanent structures unless the subdivider shall incorporate such improvements as are required by the City's ordinance regulating development in the floodplain.
4. 
The subdivider is responsible for ensuring the availability of utilities, sanitary and storm sewers, private streets and emergency services to all platted lots within a subdivision, and all plats shall depict such facilities or appropriate features ensuring access to such facilities.
5. 
The land development standards included in this Section 410.190 have been adopted in accordance with existing and anticipated needs to best promote the health, safety and welfare of the residents of the City and the general public. However, in the event that these standards fail to address platted land features which create a risk of physical injury to present or future inhabitants of the proposed, adjoining or otherwise affected subdivision, or to other inhabitants of the City or the general public, the plat shall not be approved by either the Commission or the Board except by the imposition of conditions or contingencies which would resolve the risk created by the unsuitable land condition, as provided by Sections 410.150(B)(3)(c) and 410.150(B)(7) of this Code.

Section 410.200 Standards and Specifications.

[Ord. No. 779, 4-23-1984; Ord. No. 975, 3-10-1986; Ord. No. 989, 4-14-1986; Ord. No. 1346 §1(21.04-B), 11-13-1989; Ord. No. 1693 §1, 6-14-1993; Ord. No. 1938 §1, 3-25-1996; Ord. No. 3063 §1, 9-28-2005; Ord. No. 3073 §1, 10-24-2005; Ord. No. 3312 §1, 1-30-2008]
A. 
Standards and specifications for land development are as follows:
1. 
Subdivision and street names.
a. 
The proposed subdivision and street names shall not duplicate or too closely approximate the names of a subdivision or streets within the adjacent municipalities or the adjacent unincorporated County.
b. 
Proposed streets which are continuations of, or in general alignment with existing named streets, shall bear the name of such existing streets.
c. 
All names of streets proposed by subdivider shall be approved by the St. Louis County Recorder of Deeds prior to submitting the proposed record plat for review by the City.
2. 
Street specifications.
a. 
General standards for all subdivision streets.
(1) 
Streets shall be established as private rather than dedicated to public use or to the City.
(2) 
Streets shall be constructed in accordance with the most recent edition of the "St. Louis County Standard Specifications for Highway Construction" and referred to hereafter as "St. Louis County Specifications", except as modified herein.
(3) 
The subdivider shall be required to continue certain adjoining streets through the area that is being subdivided, whenever same is necessary, to enable adjoining land to be properly subdivided.
(4) 
Streets shall not be permitted to be constructed that would bisect the City's boundaries.
(5) 
Finished elevations shall be designed to prevent water from standing, accumulating or puddling within the street right-of-way. This shall be accomplished by appropriate contouring, swales, ditches, curbing and stormwater sewers.
(6) 
Street grades shall be limited to eight percent (8%) maximum in order to insure reasonable traffic movement without chains on plowed streets with some packed snow. However, grades up to ten percent (10%) shall be acceptable if the Planning Commission and Board of Aldermen deem topographical conditions are present whereby the application of the eight percent (8%) maximum would create conditions for the ultimate property owners of the subdivision which would be more disadvantageous than the increased movement difficulty during snowy weather.
(7) 
The crown of all street paving shall be uniform and at 0.02 feet per foot.
(8) 
Crests of hills on streets shall provide a minimum distance of visibility between vehicles of two hundred (200) feet. For purposes of this Chapter, a three and one-half (3½) foot sight level for a distance of at least two hundred (200) feet shall be the minimum acceptable.
(9) 
The extent and placement of curb cuts onto major and minor streets shall require the City's approval and the approval of the party or entities having jurisdiction over said street. Due to the increased traffic from the subdivision, the subdivider may be required to make right-of-way dedication for the ultimate improvement of the major or minor street at the intersection of the proposed subdivision street and the major or minor street.
(10) 
Streets shall be constructed with shoulders and a ditch unless curbing is provided.
(11) 
Alleys shall not be provided in residential areas.
(12) 
All disturbed earth within the right-of-way shall be seeded or sodded immediately following completion of street paving and final earth grading.
(13) 
Where the grade is more than three percent (3%), asphaltic or concrete curb shall be installed.
(14) 
A turnaround shall be provided at the closed end of any street or branch thereof such as a court or place and the following requirements shall be applicable to such turnaround:
(a) 
The turnaround right-of-way shall be circular having an outside radius of not less than fifty-four (54) feet.
(b) 
The turnaround shall contain a paved road with an outside radius of not more than forty-two (42) feet in order that the width of the paving for vehicular traffic use at any given point shall not be less than twenty-six (26) feet wide.
(c) 
The turnaround shall contain an area having not less than a twelve and one-half (12½) foot outside radius which area shall be suitable for planting shrubbery and other vegetation in such a manner as to enhance the aesthetic character of the subdivision and the turnaround.
(d) 
The area between the edge of the pavement and the edge of the right-of-way shall not be less than twelve (12) feet wide at any given point within the turnaround.
(e) 
A street within a residential subdivision shall not connect directly or via any other street(s) with more than one (1) major street.
(15) 
Street Classification
Minimum Right-of-Way
Minimum Pavement Width
Minimum Turnaround
Major Street
60 feet
26 feet
54 foot radius
Minor Street
50 feet
26 feet
54 foot radius
Local Street
50 feet
26 feet
54 foot radius
Pavement width is inclusive of pavement drainage curbs and gutters, if used.
(16) 
Streets within a residential subdivision shall be of loop or cul-de-sac design.
(17) 
Any subdivision platted along an existing street shall provide additional right-of-way, if deemed necessary for the safety of the public, to meet the width requirements herein set forth or in the City's zoning law.
(18) 
Reserved strips which control or limit access to streets shall be prohibited.
(19) 
Any new street which intersects a major or collector street shall intersect that major or collector street with an interior angle between eighty degrees (80°) and ninety degrees (90°).
(20) 
Any new street which runs parallel to existing or proposed streets which intersect with a street with which the new street will also intersect shall be located a minimum of three hundred (300) feet distant from the existing or proposed street measured between street centerlines.
b. 
Specifications.
(1) 
Subgrade.
(a) 
Grading for streets including necessary clearing and grubbing, removal of existing structures, excavating, filling, spreading and compaction shall be in accordance with the requirements set forth herein and in conformity with approved lines, grades, slopes and typical cross-sections.
(b) 
Material incorporated in fills shall be free of vegetable matter, frozen material and other deleterious substance and shall contain no large rocks or lumps. All masonry, unsuitable material and other obstructions shall be removed to a depth of at least two (2) feet below the top of finished subgrade.
(c) 
Areas to be graded by cutting or filling shall be rough graded to within two-tenths (0.2) of a foot of the accepted finished elevation after necessary allowance has been made for the thickness of pavement and base courses and other installations.
(d) 
Fill material shall be placed in layers which when compacted shall not exceed six (6) inches. Each layer shall be spread evenly by blading during spreading to insure uniformity. Each layer of a fill shall be compacted by means of tamping or sheeps foot rollers, multiple-wheel pneumatic tired rollers, successive passes of heavy earth moving equipment or the equivalent. Rolling of each layer shall be continuous over its entire area and sufficient passes of the rolling equipment shall be made to insure the desired density has been obtained. In general, when the material being compacted ceases to shove, or push, under the moving compaction equipment or, (in case of tamping foot rollers) the roller has "walked out", sufficient density has been obtained. In no case shall the density of the fill material be less than eighty-five percent (85%) of the American Association of State Highway Officials Standard T 99-49.
(e) 
The top six (6) to eight (8) inches of finished subgrade, whether on a cut section or a fill section, shall be compacted to a density of not less than ninety percent (90%) of the American Association of State Highway Officials Standard T 99-49. The compacted subgrade shall be continuous for at least one (1) foot beyond the pavement edge or beyond the back of curbs.
(2) 
Curbs and entrances.
(a) 
Curbs and entrances shall conform to the most recent edition of St. Louis County Specifications and with Design Criteria for the Preparation of Improvement Plans, St. Louis County Department of Highways and Traffic.
(b) 
Asphaltic concrete may be used provided the mixture composition and construction conforms to St. Louis County Specifications and the proposed cross-section is approved by the City.
(3) 
Portland cement concrete pavement.
(a) 
Portland cement concrete pavement shall be constructed in accordance with St. Louis County Specifications.
(b) 
Thickness of concrete of one-half (½) inch less than specified for the street class shall be unacceptable and shall be removed and replaced at subdivider's expense.
(4) 
Aggregate base course. Aggregate base course shall be constructed in accordance with St. Louis County Specifications.
(5) 
Asphaltic concrete pavement Type X. Asphaltic concrete-pavement, Type X, shall be constructed in accordance with St. Louis County Specifications.
(6) 
Asphaltic concrete pavement Type C. Asphaltic concrete pavement, Type C, shall be constructed in accordance with St. Louis County Specifications.
(7) 
Seal coat. Seal coat shall be constructed in accordance with St. Louis County Specifications.
(8) 
Polypropylane fabric.
(a) 
Polypropylane fabric shall meet the requirements of St. Louis County Specifications. Installation shall be in accordance with the fabric manufacturer's specifications.
(b) 
If a substitute material is used, written approval by the Public Works Director will be required.
(9) 
Minimum paving specifications. The following are the minimum paving specifications required for streets.
(a) 
Residential streets. All streets within residential subdivisions shall meet the following requirements: either seven (7) inches of Portland cement concrete laid on top of four (4) inches of compacted rock fill laid on top of a prepared and compacted clean subgrade; or seven (7) inches of Type X asphaltic concrete (laid and compacted in two (2) three and one-half (3½) inch courses) laid on top of a prepared and compacted clean subgrade and covered with one (1) two (2) inch course (after rolling and compaction) of Type C asphaltic concrete. Asphaltic concrete curbs will not be permitted. All curbs will be of Portland cement concrete.
(b) 
Commercial. All streets within a commercial subdivision shall meet the following requirements: either nine (9) inches of Portland cement concrete laid on top of four (4) inches of compacted rock fill laid on top of a prepared and compacted clean subgrade; or nine (9) inches of Type X asphaltic concrete (laid and compacted in three (3) inch courses) laid on top of a prepared and compacted clean subgrade and covered with one (1) two (2) inch course (after rolling and compaction) of Type C asphaltic concrete. Asphaltic concrete curbs will not be permitted. All curbs will be of Portland cement concrete.
(c) 
Special control of water. Where the finished grade of the street will exceed three percent (3%), special provisions will be installed to provide for control of water which may get through or under the street. Such provisions, which may consist of paving lugs in chevron or diagonal configuration of French drains leading to a street drain catch basin or other stormwater disposal means, or of box-type cross street drains piped to proper stormwater disposal, or other means satisfactory to the Public Works Director, shall be installed at locations and intervals approved by the Public Works Director or his/her representative.
(10) 
Sidewalks.
(a) 
Sidewalks shall conform to St. Louis County Specifications and Design Criteria for the Preparation of Improvement Plans, St. Louis County Department of Highways and Traffic.
(b) 
Inspections.
(i) 
General.
i) 
Inspections shall be made by the Public Works Director.
ii) 
Copies of truck delivery tickets shall be available at the construction site for review if any City Official so requests.
(ii) 
Required.
i) 
Upon completion of subgrade preparation.
ii) 
During installation of base.
iii) 
During and upon completion of street pavement.
iv) 
Additional inspections as designated in writing by the City.
(c) 
Testing.
(i) 
General.
i) 
As deemed necessary by the Public Works Director, field sampling shall be made to determine compliance with governing specifications. At the subdivider's expense a bonded testing laboratory, selected by the City, will perform such testing as directed by the Public Works Director. All tests will be conducted to determine degree of compliance with appropriate sections in the St. Louis County Specifications.
ii) 
The test results shall be reported promptly to the Public Works Director.
iii) 
Concrete testing below four thousand (4,000) psi in twenty-eight (28) days shall be unacceptable except that one-half (½) inch of extra thickness shall compensate for up to two hundred (200) psi below the standard. One (1) core in each three hundred (300) feet with a minimum of two (2) cores shall be required. Substandard concrete shall be removed and replaced at the subdivider's expense.
(ii) 
Specific.
i) 
Test core samples of Portland cement concrete pavement shall be taken at random intervals not to exceed the following table to determine thickness:
Length of Project
Interval
Up to 500 feet
125 feet
500 feet to 1,000 feet
150 feet
Over 1,000 feet
200 feet
At the discretion of the Public Works Director compressive strength tests will be made to ascertain that not less than four thousand (4,000) psi in twenty-eight (28) days has been obtained.
ii) 
Test core samples of asphaltic concrete will be taken at random intervals as designated in (ii)(i) above. Samples will be tested for thickness, compaction and density. At the discretion of the Public Works Director samples of mixture may be taken from delivery trucks for gradation analysis and temperature.
iii) 
At the discretion of the Public Works Director other laboratory tests or manufacturer's certificates of compliance may be required for materials incorporated in construction of the project.
iv) 
Should any tests of rigid or flexible pavement fail to meet minimum requirements then the City may require the removal and replacement of the deficient installation.
3. 
Easements.
a. 
Utility easements. Utility easements for poles, wires, conduits, storm sewers, sanitary sewers, gas lines, water mains and lines, and other similar purposes shall be provided where necessary. Such easements shall not be less than seven and one-half (7½) either side of the rear lot lines and five (5) feet on either side of the side lot lines.
b. 
Drainage easements.
(1) 
Stormwater easements and drainage right-of-way may be required if necessary for proper drainage within and through a subdivision.
(2) 
Easements shall be indicated on the preliminary plat and record plat and shall be a part of an overall drainage plan for the subdivision.
(3) 
The internal drainage system for the proposed subdivision shall not discharge water onto public or private land outside the proposed subdivision, except via natural or publicly dedicated drainage courses.
c. 
Easements for cable TV installation shall be the same as provided under (3)(a) above.
4. 
Lots.
a. 
Each proposed lot shall abut a public or private street. If the proposed lot abuts a private street, the street shall be improved to the standards set forth in Section 410.200(2) of this Chapter.
b. 
Regulations relating to minimum lot area, setbacks and building lines shall be those set forth in the City's Zoning Code.
c. 
In calculating the area of a lot, the following principles shall apply:
(1) 
Where additional widening strips are dedicated on existing streets, calculations of the area of a lot shall not include widening strips.
(2) 
Private street easements for the servicing of the subdivision shall not be included as part of the area of the lot.
(3) 
Easements for providing common land for the benefit and use of lot owners within a subdivision shall not be calculated in the area of the lot.
(4) 
Easements, other than those described in provisions (1) through (3) above, shall be included as part of the gross area of the lot.
d. 
Lots with double frontage shall be avoided.
e. 
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.
f. 
Corner lots shall have front building lines on both streets.
g. 
Lots on arterial street intersections and at all other acute angle intersections which, in the opinion of the Commission, are likely to be dangerous to traffic movement shall have a radius of twenty (20) feet at the street corner. On commercial lots a chord may be substituted for the circular arc. Where grade separation structures are proposed at the intersection of arterial streets, the lots and improvements in the subdivision shall be arranged so as to make adequate provision for such structures.
h. 
Lot lines shall not divide the angle of the intersection of two (2) streets when a corner parcel or lot is subdivided.
5. 
Grading.
a. 
No clearing or grading shall be undertaken prior to Commission approval of the preliminary plat.
b. 
If clearing or grading is necessary to develop improvement plans, the developer shall submit a plan of such proposed work to the Public Works Director, payment of fifty dollars ($50.00) for plan review and obtain the City's approval before any clearing or grading begins.
c. 
Any subsequent clearing or grading shall be made part of the improvement plans and shall not begin prior to the City approving the improvement plans.
d. 
The slope of the ground established between lots, between adjacent properties and between lots and streets, shall not have a slope steeper than a ratio of one (1) vertical to three (3) horizontal. A slope of greater horizontal to vertical ratio may be required if unsafe conditions are present.
e. 
Grading adjacent to a street shall cause water to drain away from the street or alternately storm drains shall be installed to carry surface water away from the roadway.
6. 
Siltation and erosion control.
a. 
Damage to off-site streets and downslope of adjacent properties due to soil erosion or siltation shall be prevented by sodding, erecting silt barriers, constructing of basins, terracing, walls or by a combination of similar methods to achieve soil stabilization.
b. 
Protective methods shall be planned and/or in place prior to clearing or grading operations.
c. 
Stormwater pipes, outlets and channels shall be protected by silt barriers and kept free of waste and silt at all times prior to final surface stabilization and street paving.
d. 
Slopes steeper than five (5) to one (1) shall be protected by sodding or paving upon completion of grading or construction.
7. 
Compaction standards.
a. 
Material incorporated or remaining in fills shall not contain organic, combustible, deleterious or decaying matter. Large rocks, concrete, and brick with a maximum dimension of twenty-four (24) inches may only be used in fills if covered by a layer of two (2) feet of suitable materials and placed twenty-four (24) inches apart at a location approved by the Director.
b. 
Fill around utilities and under the area to be paved for streets shall be compacted crushed stone to the full depth and width of the utility trench. Earth fill around utilities within easements shall be compacted to a density of eighty-five percent (85%).
c. 
For compaction standards relating to the street right-of-way refer to Section 410.200(2) of this Chapter.
8. 
Utilities.
a. 
All utility facilities, including sewers, gas, electricity, water, telephone and cable TV, shall be located underground throughout the subdivision.
b. 
All utility facilities existing and proposed throughout the subdivision shall be shown on the improvement plans.
c. 
Underground utility service connections to each platted lot shall be installed by the subdivider.
9. 
Sanitary sewers.
a. 
The subdivider shall install sanitary sewers within each subdivision.
b. 
The subdivider shall provide each lot within the subdivision with a sanitary sewer lateral.
c. 
All sewer installations shall be in accordance with the standards and specifications of MSD.
10. 
Water facilities.
a. 
The subdivider shall install water facilities within each subdivision.
b. 
The subdivider shall make water available to each lot.
11. 
Fire hydrants.
a. 
Fire hydrants shall be installed in all subdivisions by the subdivider as part of his/her contract with the Missouri American Water Company.
b. 
The hydrants shall be located and installed as directed by the City's Fire Marshal according to standards currently in effect.
12. 
Signs.
a. 
No sign or sign structure, such as an entryway sign or temporary sign, shall be located in such a way that interferes with the vision of motorists entering or leaving the subdivision.
b. 
Street signs.
(1) 
Street and traffic control signs shall be installed by the developer at his/her expense as directed by the Public Works Director and in accordance with the Manual of Uniform Traffic Control Devices ("MUTCD").
(2) 
Town and Country specifications for street signs are:
(a) 
Signs shall consist of heavy gauge aluminum, approximately six (6) inches by twenty-four (24) inches, the length depending upon the number of letters in the name, with a green reflectorized surface, and painted in four (4) inch white lettering.
(b) 
Signs shall be mounted on standard channel posts or a substitute approved by the City.
(3) 
Street signs shall be located as follows:
(a) 
At intersections within the subdivision.
(b) 
At the entrance of the subdivision off of a collector, service or arterial street.
(4) 
Street signs do not require a permit.
c. 
Permanent signs identifying a subdivision are regulated as follows:
(1) 
Signs erected as part of an entranceway to a subdivision shall follow the requirements of the Sign Code.
(2) 
A pole sign, identifying a subdivision but not part of an entranceway structure, shall conform with the City's Sign Code as to number and size and shall require a permit as provided therein.
d. 
Temporary signs relative to new residential subdivisions under construction may be erected as provided in Subsections (1) through (4) below:
(1) 
One (1) subdivision information sign, informing the general public about the subdivision under development, not to exceed thirty (30) square feet in area and not to exceed five (5) feet above the elevation of the adjacent street, may be erected at each entrance to the subdivision. No subdivision information sign shall be erected within the triangular area bounded by the property line connecting at two (2) points on the property lines thirty (30) feet from the intersection of the property lines. The size of the lettering and information contained on the signs is not herein limited other that the information be pertinent to the subdivision. Such signs shall be promptly removed when they are no longer relevant to the site.
(2) 
All subdivision information signs shall be removed from the site on which they are located within one (1) year of the date the permit was issued for said sign. Application for a one (1) year extension may be made at any time prior to the last thirty (30) days of the initial permit.
(3) 
One (1) real estate sign, advertising the sale of the premises, may be erected on each lot as provided in the City's Zoning Code.
(4) 
Lot numbers posted on markers and surveyor markers are allowed as needed for identification purposes.
13. 
Street and parking area lighting. Lighting shall conform to the requirements contained in the City's ordinance regulating exterior lighting.
14. 
Trust indenture requirements.
a. 
Whenever an applicant files an application for a site to be developed, and the site is to be subdivided into two (2) or more individual lots, the applicant shall submit a proposed trust indenture as to all the land within the site. Such trust indenture shall be reviewed and approved by the Board upon advice from the City Attorney. Such trust indenture shall be recorded with the Recorder of Deeds prior to the issuance of any building permit or site improvement permit. Amendments to an existing trust indenture shall also be reviewed and approved by the Board upon advice from the City Attorney. No trust indenture or amendment to a trust indenture shall be effective or valid until the City has approved the same in accordance with this Chapter.
b. 
The trust indenture shall provide for a Board of Trustees to be selected by the owners of the site in an equitable manner. Representation of purchasers of recorded lots in the subdivision among trustees shall be provided as follows:
(1) 
One-third (⅓) of the trustees shall be chosen by purchasers of recorded lots after fifty percent (50%) of the lots have been sold.
(2) 
Two-thirds (⅔) of the trustees shall be chosen by purchasers of recorded lots after seventy-five percent (75%) of the lots have been sold.
(3) 
All of the trustees shall be chosen by the purchasers of recorded lots after all the lots have been sold.
c. 
The Board of Trustees shall be charged with the duty under this Chapter and under the trust indenture to maintain all private streets, common areas, water retention or detention facilities, private street paving, stormwater facilities, turnaround islands, street lights, sidewalks, and any other areas or structures for the common use of the tenants, and to provide restrictions as to lot usage.
d. 
General assessment. The trust indenture shall provide an equitable means of assessment against each lot within such subdivision or tract for the construction, maintenance, and reconstruction of land or common property, with the exception of lands dedicated to public use, to ensure that the above-described areas and structures shall be maintained in compliance with the ordinances of the City and in such a manner that such areas and structures will remain attractive and useful to the owners and tenants of the property within such site, and shall not be injurious to the health, safety and welfare of residents of surrounding areas, or be detrimental to property values of land and improvements within the site or in surrounding areas.
e. 
Special assessment. For each subdivision of a site into two (2) or more individual lots, which subdivision was or is to be approved after enactment of the Zoning Code on January 27, 1987, the trust indenture shall provide for a separate annual assessment in the sum of at least one hundred dollars ($100.00) per lot, per year in the same manner as the general assessment. The special annual assessment shall be used exclusively for the purpose of repairing, operating, maintaining and establishing appropriate reserves for repairing, operating and maintaining the stormwater control facilities and easements, including all underground and above ground facilities, pipes and detention facilities used in connection therewith, and access easements to such stormwater control facilities and easements (all referred to herein as "stormwater control facilities and easements"). Said special assessment shall be levied until the earlier of the collection of the sum of ten thousand dollars ($10,000.00) or the acceptance by the Metropolitan Sewer District of the stormwater control facilities and easements for the maintenance of the stormwater improvements located therein.
f. 
The trust indenture shall indicate the location of permanent open space areas for each lot within the subdivision.
g. 
The trust indenture shall provide that the conveyance or change of ownership or lease of any part of such site shall be subject to the terms of this Chapter and the trust indenture.
h. 
The trust indenture shall provide that annually, by January fifteenth (15th) of each year, the Board of Trustees shall submit to the City a current list of trustees, with each trustee's name, address and telephone number.
i. 
The trust indenture shall provide that the Board of Trustees shall notify the City within thirty (30) days of any change in the membership of the Board of Trustees.
j. 
The trust indenture shall provide that no right or power conferred on the trustees by such trust indenture to comply with the provisions of this Chapter may be abrogated.
k. 
The trust indenture shall contain a provision that no change shall be made in the terms of the provisions of the trust indenture without the review and approval of the Board.
l. 
The trust indenture shall provide that the Board of Trustees is vested with the power to dedicate streets to a public body.
m. 
The trust indenture shall provide that the subdivider is prohibited from assessing lot owners for items or matters that are within the required installation of the subdivision.
15. 
Underground wiring.
a. 
All electrical, telephone and cable TV distribution lines shall be installed underground, except those overhead distribution feeder lines necessary to serve the subdivision.
b. 
Cable switching enclosures, pad-mounted transformers and service pedestals may be installed above ground.
16. 
Landscaping.
a. 
No planting shall be installed at the subdivision entrance which obscures the vision of exiting or oncoming traffic.
b. 
The City may require ground cover appropriate to insure proper runoff if the Public Works Director recommends such.
c. 
The City may require the clearing of underbrush, may require sodding, seeding, and other landscaping improvements in common ground where land has been altered.
17. 
Survey monuments.
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 (1) side of the street, and at all boundary corners.
b. 
Monuments shall be of Portland cement concrete, four (4) inch square on the top and tapered to six (6) inch square on the bottom with a length of two (2) feet.
c. 
A permanent marker shall be set in cylinder of Portland cement concrete six (6) inches in diameter.
d. 
Steel pipe encased in cement concrete extending below the frost line may be substituted for a concrete monument.
e. 
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.
f. 
For residential subdivisions monuments shall be required at corners and angle points of the outboundary only. Individual lots therein shall be identified by iron pipes not less than eighteen (18) inches in length at boundary corners and at such other locations selected by the subdivider.
18. 
Sidewalks.
a. 
The minimum requirements for sidewalks shall be as follows:
(1) 
Residential sidewalks shall be constructed of non-reinforced Portland cement concrete, four (4) feet wide and four (4) inches thick, except through driveways where the non-reinforced Portland cement concrete shall be six (6) inches thick.
(2) 
Non-residential sidewalks shall be constructed of non-reinforced Portland cement concrete, seven (7) feet wide, with tree wells as necessary, and four (4) inches thick except through entrances where the non-reinforced concrete shall be seven (7) inches thick.
19. 
Provisions relating to large lot subdivisions.
a. 
General principles. The purpose of the large lot residential subdivision regulations is to facilitate the development of lots of four (4) acres or more in size by permitting less stringent subdivision requirements in recognition of the reduced density of such development. To the extent that any of the provisions of this Section conflicts with any other provision of this Chapter, the provisions of this Section shall prevail.
b. 
Standards and specifications.
(1) 
Lot dimensions.
(a) 
No lot shall be less than four (4) acres in area and at least two (2) sides of each lot shall be greater than three hundred (300) feet in length.
(b) 
Each lot shall have a minimum width of one hundred fifty (150) feet.
(2) 
Setbacks. All non-residential structures shall be set back a minimum of twenty-five (25) feet from any property line and all residential structures shall be set back a minimum of fifty (50) feet from any property line.
(3) 
Streets.
(a) 
Access for proposed lots may be provided by a private roadway easement, which shall have a minimum width of twenty-five (25) feet, and a minimum paved surface of twelve (12) feet and shall terminate in a paved open space, preferably circular.
(b) 
When a large lot subdivision is proposed adjacent to a publicly maintained road, right-of-way dedication may be required.
(c) 
Street specifications.
(i) 
Four (4) inches crushed stone base and three (3) inches asphaltic concrete shall be installed and maintained.
(ii) 
Curbs and gutters shall not be required.
(iii) 
Sidewalks shall not be required.
(iv) 
Any private roadway providing access for one (1) or more lots to a public street, which road is more than one hundred fifty (150) feet in length, shall have at its closed end a turnaround as follows:
i) 
Minimum fifty-four (54) foot radius for right-of-way.
ii) 
Maximum outside radius of forty-two (42) feet for the pavement.
iii) 
The area within the turnaround shall have a twelve and one-half (12½) foot minimum radius and be suitable for planting.
(4) 
Private driveways.
(a) 
All private driveways shall be a minimum of twelve (12) feet in width and hard surfaced.
(b) 
The turnaround required under Section 3(c)(iv) above may be provided at the end of a private driveway leading from the private street required in (3)(a) above.
c. 
Indenture of restrictions.
(1) 
A subdivision indenture shall be required only in the event that common land or facilities are contained within the subdivision; provided however, that there shall be provided either by legend on the record plat or by indenture arrangements for maintenance, repair and replacement of any private road.
(2) 
Lots within a large lot subdivision shall not be further subdivided into additional lots without full compliance with all of the provisions of the subdivision regulations and shall be connected to a street with a fifty (50) foot right-of-way.
d. 
Landscaping. No landscaping plans shall be required.
e. 
Stormwater drainage and sanitary sewer improvements shall be installed as required by the Metropolitan St. Louis Sewer District and Town and Country.
f. 
A street sign as required by the subdivision regulations shall be installed at the intersection of the private roadway easement with the public road.
20. 
Natural resource protection. The street design, lot layout and building or structure placement in all residential subdivisions shall be done in a manner which protects and preserves all natural resources as open space in the manner and in the percentages established for the preservation of natural resources for non-residential uses in all zoning districts in Section 405.335 of this Chapter.