[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.
[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.
[Ord. No. 4579, 7-10-2023]
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 designed and constructed in accordance with
the most recent editions of the "St. Louis County Design Criteria
for the Preparation of Improvement Plans" and referred to hereafter
as "St. Louis County Design Criteria" and 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 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%), 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 St. Louis County Design
Criteria.
(b)
Asphaltic concrete pavement 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. Curbs shall
be of Portland cement concrete.
(3)
Portland cement concrete pavement.
(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)
Ultra-thin bonded wearing surface. Ultra-thin
bonded wearing surface shall be constructed in accordance with St.
Louis County Specifications.
(8)
Geosynthetic interlayer. Geosynthetic interlayer
shall meet the requirements of St. Louis County Specifications. Installation
shall be in accordance with the manufacturer's specifications.
(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 six (6)
inches of Portland cement concrete laid on top of six (6) inches of
aggregate base 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 (3 1/2) inch courses] on top of four
(4) inches of aggregate base 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 aggregate base 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] on top of four (4) inches of aggregate
base 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 six percent (6%), special provisions
may be required to be installed to provide for control of water which
may bypass a standard single inlet structure. Such provisions, which
may consist of a double inlet structure or a grated inlet structure,
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. Sidewalks shall conform to St. Louis
County Specifications and St. Louis County Design Criteria.
(12)
Testing.
(a)
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
(1/2) 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.
(b)
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 Subsection (A)(2)(b)(12)(b)(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.
[Ord. No. 4420, 2-8-2021]
a.
Fill material shall not contain organic, frozen or other deleterious
materials. Rock or similar irreducible material with a maximum dimension
of twelve (12) inches may only be used in fills if covered by a layer
of two (2) feet of suitable materials and placed at least 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.
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.
(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.
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.
d.
No plants shall be installed that are listed as an invasive species
by the Missouri Department of Conservation.
[Ord. No. 4440, 7-26-2021]
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.
(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:
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.
