[R.O. 2008 App. B, §22A-20; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
In
addition to the submission requirements for subdivision review and
approval, the following standards shall guide the City staff, the
Planning and Zoning Commission and the City Council in their review
of proposed subdivision plats or other land development.
1.
Conformance to rules and regulations. All proposed
subdivisions shall be reviewed to the following laws, rules and regulations:
a.
The Comprehensive Plan for the City of Creve Coeur.
b.
City of Creve Coeur zoning ordinance and Building Code as applicable.
c.
Other standards and regulations adopted by the City Council or by
other applicable boards, commissions, agencies or departments of the
City of Creve Coeur.
d.
Established goals, objectives and policies of the City Council and
the Planning and Zoning Commission.
e.
Applicable standards or regulations of other Federal, State, County
or regional agencies including the Metropolitan Sewer District.
2.
Character of the land. Land with features which
may present an apparent hazard to the safety of present or future
inhabitants of a subdivision or of adjacent property shall not be
developed unless adequate methods are formulated by the applicant,
recommended by the Planning and Zoning Commission and approved by
the City Council to solve the problems created by such unsuitable
land conditions. Such land shall be set aside for uses that do not
involve such danger.
In particular, areas with extremely steep slopes and land within
the 100-year floodplain as defined by the Flood Insurance Administration
of the Department of Homeland Security or other appropriate Federal,
State or local agency and recognized by the City shall not be platted
for development with permanent structures.
3.
Adequacy of public facilities and services. Land
which cannot be provided with adequate water, sanitary sewer services,
storm drainage facilities or other essential public services shall
not be subdivided for purposes which require such services.
4.
Subdivision and street names. The proposed subdivision
name and streets within subdivisions shall not duplicate or too closely
approximate phonetically the name of any other street or subdivision
within the City of Creve Coeur, adjacent municipalities or adjacent
unincorporated St. Louis County. However, streets that are obviously
in alignment with others already existing and named shall bear the
names of the existing streets. All street names shall be approved
by the U.S. Postal Service.
[R.O. 2008 App. B, §22A-21; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
The
lengths, widths and shapes of blocks shall be determined with due
regard for the following considerations: the provision of adequate
building sites suitable for the type of use and building contemplated,
zoning requirements as to lot sizes and dimensions, need for convenient
traffic access and circulation and the limitations and opportunities
of topography.
B.
Except
as otherwise approved, blocks in residential subdivisions should not
normally exceed one thousand (1,000) feet nor be less than two hundred
(200) feet in length.
C.
Blocks
may be irregular in shape, provided they are harmonious with the overall
pattern of blocks in the proposed subdivision and provided their design
meets the requirements of lot standards and of traffic flow and control
considerations.
D.
Blocks
shall normally have sufficient width to provide for two (2) tiers
of lots of appropriate depth unless otherwise approved to accommodate
a specific planned development or use.
[R.O. 2008 App. B, §22A-22; Ord. No.
1045, 7-25-1983; Ord. No. 1431 §1, 12-10-1990; Ord. No. 5068 §1, 11-10-2008]
A.
Every
lot shall abut an approved public or private street. The size, shape
and orientation of lots shall be appropriate for the location of the
subdivision and for the type of development and use contemplated.
B.
The
minimum area of lots shall be in accordance with the requirements
and use provisions of the zoning district in which the property is
located and with the Creve Coeur zoning ordinance. The calculation
of the lot area shall be exclusive of the area of the street right-of-way
or road or alley easement abutting the lot. The lots shall also have
a width and depth adequate to provide the necessary front, side and
rear yard requirements of the Creve Coeur zoning ordinance.
C.
Side
lines of lots shall be generally at right angles to straight street
lines or radial to curved street lines unless otherwise approved to
give a better street and lot plan.
D.
Where
lots that front upon the outside curve of a curved street have a radius
of two hundred (200) feet or less as measured at the centerline of
the street, the minimum continuous width of the lot may be measured
at the minimum front building or setback line as established in the
Creve Coeur zoning ordinance. However, the width at such street right-of-way
line shall not be less than fifty percent (50%) of the required lot
width with such width being measured on the area of the street right-of-way
line.
E.
Where
lots front upon the inside curve of a curved street, the minimum continuous
width of the lot shall be measured at the minimum front building or
setback line.
F.
Where
a lot is located at the intersection of two (2) or more streets, extra
width shall be provided sufficient to permit the establishment of
front building lines on both the front and the side or sides of the
lots adjoining the streets.
G.
Lots
at intersections of streets shall have a radius of curvature as determined
elsewhere in this Chapter.
H.
Double
frontage lots on parallel streets should be avoided. If unavoidable,
the primary frontage of double frontage lots shall be so designated
on the subdivision plat, a common landscape buffer or easement shall
be defined along the secondary street frontage and no access to the
lot shall be allowed from the secondary street frontage. Where possible,
primary frontage for such double frontage lots shall be on interior
subdivision streets and a landscaped buffer or low masonry wall within
an easement shall be provided along the secondary frontage on the
major street, collector or arterial street to provide screening of
sight and sound and to prevent direct access to said double frontage
lot from this secondary frontage.
I.
Water Lots. A water lot is a residential lot, a portion
of which is covered by a lake or pond. A residential water lot is
only permissible under the following conditions:
1.
No more than twenty-five percent (25%) of the lot is covered by water
at the highest level of said water during a 100-year storm.
2.
The building floor elevation shall be at least two (2) feet higher
than the water level at the highest level of said water during or
shortly following a 100-year 24-hour storm as determined by an approved
level pool routing method.
3.
If the property is in a floodplain as established and defined by the Federal Emergency Management Agency (FEMA), all applicable floodplain regulations must be met. On all water lots the required yard setback distance shall be measured from the water's edge at the highest level of said water as determined by Subsection (I)(2), when the water covers the lot line.
[R.O. 2008 App. B, §22A-23; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
Generally. Easements for poles, wires, conduits, storm sewers
or drainage ways, sanitary sewers, gas lines, water mains and lines
and other similar purposes shall be provided where necessary. Where
possible, such easements should be located either within alleys or
service drives where provided or along rear and side lot lines where
alleys are not provided. Such easements shall not be less than ten
(10) feet in width, which width may be divided evenly between abutting
properties.
B.
Drainage Easements.
1.
General requirements. Where a subdivision or site
to be developed is traversed by a watercourse, drainage way, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially to the lines of such watercourse
and of such width and construction as will be adequate for the purpose.
2.
Drainage easements.
a.
Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements at least fifteen (15) feet in width for such drainage facilities shall be provided across property outside the road rights-of-way and with satisfactory access by road to accommodate maintenance and inspection of these facilities as necessary. Easements shall be indicated on the preliminary and final subdivision plats and shall be a part of an overall erosion and stormwater runoff control plan for the subdivision as required by Section 410.130(B) and Chapter 425 of the Creve Coeur Municipal Code.
b.
The proposed internal drainage system of the subdivision or land
development shall not discharge water onto public or private land
outside the proposed subdivision or beyond the subject property, except
via natural or publicly dedicated drainage courses.
c.
The developer may be required to dedicate to the City, either in fee simple or by drainage or conservation easement, land on both sides of existing streams and drainage areas as required in Article III, Creve Coeur stream buffer ordinance. The City may require drainage areas, including detention storage areas, to be established by indenture. Such drainage areas shall be maintained in perpetuity by the subdivision property owners or dedicated to another legally established entity which has as one (1) of its primary responsibilities the management and maintenance of storm drainage systems.
d.
Low-lying lands within floodways as designated by the Federal Flood
Insurance Administration shall be preserved and retained in their
natural state as drainage ways. Permanent structures shall not be
allowed on such lands except for bridge abutments or similar public
use facilities and only as specifically permitted.
[R.O. 2008 App. B, §22A-24; Ord. No.
1045, 7-25-1983; Ord. No. 1434 §§1 — 2, 1-7-1991; Ord. No. 1927 §1, 3-12-1998; Ord. No. 5015 §1, 1-14-2008; Ord. No. 5068 §1, 11-10-2008]
A.
General Guidelines.
1.
Streets shall be related appropriately to the topography so as to
produce usable lots and streets of reasonable gradient as required
herein. Grading for streets should involve minimum disturbance of
the original site topography. Combinations of grades and curves shall
be avoided.
2.
The proposed street layout should be appropriate for the type of
development proposed and properly integrated with the street system
in the area adjoining the subdivision. The layout shall also conform
to the existing and proposed land uses and the most advantageous development
pattern for the surrounding area.
3.
Major traffic generators such as business districts, schools, shopping
centers and single-family and multi-family residential developments
shall obtain primary access from streets classified as collectors
or arterial streets or highways. Collector roads in new single-family
residential developments shall connect only to existing streets classified
as collectors or arterial streets or highways. For the purpose of
this Section, "single-family subdivisions" shall
refer to those subdivisions forecasted, according to public engineering
standards, to warrant inclusion of a collector street for ingress
and egress or upgrading of adjacent existing streets from local to
collector classification.
4.
Residential streets shall be laid out to discourage the use of through
or non-residential traffic, to permit efficient drainage and utility
systems and to require the minimum length of pavement necessary to
provide convenient and safe access to property. Curvilinear streets,
cul-de-sacs and loop streets are encouraged within residential neighborhoods.
5.
Proposed through streets shall be extended to the boundary lines of the tract to be subdivided, unless otherwise approved because such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. Conversely, the arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas and for their proper projection where adjoining land is not subdivided. The design of such streets in new subdivisions shall be in conformance with the street design standards established in Section 410.240(B).
6.
Provision should be made for through streets at intervals of approximately
one-half (½) mile or less. Offset streets and intersections
should be avoided. Outlet streets from a subdivision to an arterial
street or highway shall be located to provide sufficient sight distance
to view oncoming traffic.
7.
The streets, rights-of-way and paving installed in all new subdivisions
shall be connected to an "approved street". Any street that has been
approved by the City at the date of adoption of this Chapter shall
be considered an approved street.
8.
All streets or street widenings required by these regulations shall
be dedicated to the City or be established as a private road easement
or right-of-way. In no case shall any instruments be recorded which
contain any clause causing reversion to any persons except those having
title to adjacent properties.
B.
Street Design Standards. Every subdivision shall be served
by an adequate system of publicly dedicated streets or private streets
meeting all City standards as specified herein. All such streets within
any subdivision or segments of streets to be built as part of any
land development shall be located, platted and built in such a manner
that they may be dedicated to the City in accordance with the standards
defined in this Chapter.
|
Table of Street Design Specifications
| ||||||
|---|---|---|---|---|---|---|
|
Commercial Collector
|
Residential Collector
|
Minor Commercial Street
|
Minor Residential Street
|
Minor Subdivision Street or Commercial Alley
|
Residential Alley
| |
|
Minimum Right-of-way
|
80
|
60
|
60
|
50
|
30
|
20
|
|
Maximum Grade at Centerline
|
8%
|
8%
|
8%
|
10%
|
10%
|
10%
|
|
Minimum Grade at Centerline
|
1%
|
1%
|
1%
|
1%
|
1%
|
1%
|
|
Minimum Pavement Width (back to back of curb)
|
50
|
38
|
38
|
26
|
20
|
16
|
|
Minimum Sight Distance at Crest of Curve
|
300
|
200
|
150
|
150
|
150
|
150
|
|
Minimum Horizontal Radius of Centerline
|
600
|
300
|
150
|
150
|
50
|
50
|
|
Minimum Horizontal Tangent Distance Between Reverse
Curves
|
200
|
100
|
100
|
100
|
None
|
None
|
|
Sidewalks
|
both sides
|
both sides
|
both sides
|
one side
|
None
|
None
|
|
Curb and Gutter
|
Vertical only
|
Vertical or Lip (Rolled)
|
Vertical Only
|
Vertical or Lip (Rolled)
|
Lip (Rolled)
|
None
|
C.
Dead-End Streets And Cul-De-Sacs.
1.
Cul-de-sacs shall have a maximum length of two thousand (2,000) feet
provided each said cul-de-sac meets the approval of the Fire Marshall
relative to the maneuverability of fire equipment and provision of
adequate water pressure.
2.
Cul-de-sac turnarounds shall be provided at the end of all permanent
dead-end streets. Cul-de-sac turnarounds shall have a right-of-way
diameter of one hundred (100) feet and a pavement width diameter of
eighty-four (84) feet. At the option of the developer, a circular
island may be provided in the cul-de-sac provided the pavement has
a minimum width of twenty (20) feet from back of curb to back of curb.
3.
In the case of temporary dead-end streets, which are stub streets
designed to provide future connections with unsubdivided adjacent
areas, the Planning and Zoning Commission shall require a temporary
easement for a cul-de-sac or an appropriate area for a backaround.
D.
Minor Subdivisions.
1.
Minor subdivisions consist of not more than four (4) lots having primary access to a minor subdivision street as specified in Section 410.240(B).
2.
Minor subdivision streets may be developed without a cul-de-sac or
turnaround if the Fire Marshall determines that sufficient access
and water pressure for fire-fighting equipment can otherwise be provided.
3.
No minor subdivision street shall extend more than four hundred fifty
(450) feet in street length from an approved minor residential or
residential collector street. It shall have a minimum right-of-way
of not less than thirty (30) feet and shall have a twenty (20) foot
pavement width.
E.
Partial Width Minor Residential Or Minor Subdivision Street. When a minor residential street or minor subdivision street is to
give access to a subdivision on one (1) side but abuts unsubdivided
property on the other side, a partial width street with not less than
a twenty-five (25) foot right-of-way and twenty (20) foot pavement
width and with curb and gutter installed on one (1) side only may
be permitted, provided that the potential is high for the future subdivision
of the abutting unsubdivided property in a manner requiring the completion
of the balance of the street by that subdivider in accordance with
all other applicable standards and provisions of this Chapter and
of the Creve Coeur zoning ordinance.
F.
Intersections And Street Alignments.
1.
Non-perpendicular streets shall have a perpendicular approach at
intersections of at least one hundred (100) feet. No more than two
(2) streets shall intersect at any one (1) point.
2.
Where collector or arterial streets intersect other collector or
arterial streets, the curb radius at the intersection shall not be
less than forty (40) feet.
3.
Minor street intersections shall have a curb radius of not less than
thirty-two (32) feet.
4.
Street jogs with centerline offsets of less than one hundred fifty
(150) feet should be avoided. Proposed new intersections with an existing
street shall, whenever appropriate and practical, coincide with any
existing "T" intersection on the opposite side of the street.
5.
Intersections shall be designed with grades as level as possible,
consistent with proper provision for drainage. Approaches to intersections
shall have a grade not exceeding three percent (3%) for a distance
of not less than one hundred fifty (150) feet measured from the centerline
of the intersecting street.
6.
Additional street paving in the form of turning lanes and/or right-of-way
may be required at intersections of collectors and arterials with
other collectors or arterials.
7.
Property line corners at street intersections shall be rounded with
a radius of at least twenty (20) feet.
8.
Where visibility at any proposed street intersection would be impeded by existing earthen berms or vegetation, the developer shall cut such ground and/or vegetation in conjunction with the grading of the street right-of-way sufficient to provide adequate sight distance as specified in the Creve Coeur zoning ordinance, Article VI, Section 405.670, Visibility at Corner Lots [Article II, Section 405.120, Sight triangle].
G.
Street Pavement Standards.
1.
The design and construction of all street pavement, including surface
pavement, curbs, subgrade and bridges and overpasses, shall be in
conformance with the specifications and regulations established and
approved separately from this Chapter by the City Council and with
the advice of the Zoning Administrator and City Engineer.
2.
In the absence of any other specifications or regulation established and approved in accordance with Subsection (G)(1) to govern pavement type and thicknesses, the following criteria for the design and construction of such improvements shall apply.
|
Table of Minimum Street Pavement Standards
| ||||
|---|---|---|---|---|
|
Surface Alternatives
| ||||
|
Concrete 1)
|
Waterbound Macadam
|
Full Depth Asphalt 1), 2)
| ||
|
Minor Subdivision Streets
|
8" Rock Base
| |||
|
Minor Residential Streets
|
2" Asphalt
| |||
|
A
|
Residential Alleys
|
6 inches
|
Surface
|
8 inches
|
|
Residential Collector Streets
| ||||
|
Minor Commercial Streets
| ||||
|
B
|
Commercial Alleys
|
7 inches
|
Not Permitted
|
9 inches
|
|
C
|
Commercial Collector Streets
|
8 inches
|
Not Permitted
|
10 inches
|
|
NOTES:
| |||||
|---|---|---|---|---|---|
|
1)
|
The minimum concrete or asphalt surface prescribed here shall
be overlaid on a granular base at least 4 inches in thickness.
| ||||
|
2)
|
The full depth of asphalt prescribed here shall consist of a
2 inch top surface over an X-mix base for the balance of the prescribed
depth.
| ||||
3.
All curbs and gutters on approved streets shall be constructed of
concrete.
[R.O. 2008 App. B, §22A-25; Ord. No.
1045, 7-25-1983; Ord. No. 2080 §6, 9-11-2000; Ord. No. 5068 §1, 11-10-2008]
A.
Sidewalks
shall be required along both sides of all streets, except where the
construction of a sidewalk along one (1) side of a cul-de-sac with
less than four (4) homes may be allowed to provided that each home
has direct access to the sidewalk. Sidewalks may also be required
elsewhere where deemed to be in the interest of public safety.
B.
All
sidewalks shall be constructed of Portland cement concrete in accordance
with the standard specifications recommended by the Zoning Administrator
and approved by the City Council and shall have a minimum thickness
of four (4) inches, which shall be increased to six (6) inches at
driveways or the design driveway thickness, whichever is greater.
C.
Unless
otherwise required or permitted, sidewalks shall be placed in the
street right-of-way and located approximately one (1) foot from and
parallel to the edge of the right-of-way.
D.
The
minimum width of sidewalks in residential subdivisions shall be five
(5) feet, except where otherwise approved, based on the proximity
of the sidewalk to the roadway, the volume and speed of traffic, expected
number of pedestrians or other safety factors.
E.
The
minimum width of sidewalks in commercial subdivisions shall be six
(6) feet, except where otherwise approved, based on the proximity
of the sidewalk to the roadway, the volume and speed of traffic, expected
number of pedestrians or other safety factors.
F.
An
internalized pedestrian circulation system in the form of paved walking
paths or jogging trails may be substituted in whole or part for sidewalks
along residential streets.
G.
Where
sufficient foot traffic will be realized across proposed streets to
merit a crosswalk and/or pedestrian signal, the installation of such
signals or striping of the street to provide for the safety of pedestrians
may be required.
H.
All
new curbs which are constructed in the City, and all existing curbs
which are a part of any reconstruction, shall comply with the provisions
of Section 71.365, RSMo.
[R.O. 2008 App. B, §22A-26; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
Every land development or subdivision shall make adequate provision to accommodate or dispose of stormwater by means of drains, detention storage areas, sewers, catch basins, culverts and other facilities per the requirements of Chapter 425 of the Creve Coeur Municipal Code. Such facilities are to be maintained by the owners of the subject property or owners of the subdivision through agreement by the appropriate trust indenture or deed restriction or by the appropriate public agency or utility.
B.
Facilities
for storm drainage should be designed and constructed so as to prevent
any increase in the rate of storm runoff onto adjoining property over
that which existed prior to development. Erosion or flooding which
existed prior to development shall not be increased by the development
of the subdivision or other land development.
C.
The
storm drainage system for a proposed subdivision shall be designed
to accommodate potential runoff from its entire upstream drainage
area, whether inside or outside the subdivision or land development.
The Zoning Administrator shall review the proposed system to assure
it is sufficient to accommodate existing upstream stormwater and any
anticipated increase in upstream volume resulting from development
permitted by the zoning ordinance of the City of Creve Coeur and adjacent
jurisdictions and the estimated development potential of the watershed.
D.
The
Zoning Administrator shall study the effect of each subdivision on
the existing downstream drainage facilities both inside and outside
the area of the subdivision. Where it is anticipated that the additional
runoff incident to the development of the subdivision will overload
an existing downstream facility, approval of the improvement plans
and final subdivision plat may be withheld until sufficient provisions
have been made to eliminate such overload. No subdivision shall be
approved unless adequate drainage will be provided to an adequate
drainage watercourse or catchment and storage facility. Complete hydrologic
and hydraulic computations including, but not limited to, outlet velocities
shall be submitted with subdivision improvement plans to support the
storm sewer design.
E.
Landscaping shall be provided in the form of seeded or sodded grass, ground cover, low walls, earth berms, trees and shrubbery to enhance the appearance and the function of all surface stormwater drainage facilities and shall be in accordance with Article III, Creve Coeur stream buffer ordinance.
[R.O. 2008 App. B, §22A-27; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
Erosion And Stormwater Runoff Control Plan. Every land development or subdivision shall make adequate provisions to minimize and control both long- and short-term erosion in accordance with the requirements of Chapter 425 of the Creve Coeur Municipal Code.
B.
Temporary Control Measures.
1.
Temporary erosion and sediment control measures are intended to maintain
siltation on the land development or subdivision especially if construction
is not going to be completed within a single construction season.
2.
Grading shall be phased so that the amount of exposed area at any one time is minimized. The erosion and stormwater control plan required in Chapter 425 of the Creve Coeur Municipal Code shall include a map of the site indicating proposed grading phases.
3.
Graded areas shall be stabilized immediately upon grading and maintained
to prevent or minimize erosion until permanent stabilization measures
are in place. Permissible temporary erosion control techniques include
contour furrowing or other surface roughening techniques, fertilizing,
seeding, mulching and/or sodding. On steep slopes (twenty-five percent
(25%) or greater) the application of asphalt emulsion is a desirable
technique.
4.
Slope changes should be designed to keep the slope length and gradient
to a minimum, thus minimizing stormwater velocities over graded areas.
5.
Measures shall be taken to direct stormwater from graded portions
of the site. This may be accomplished utilizing diversion berms, ditches
and/or sediment basins.
6.
Sediment shall be retained on site by filtering runoff and/or by
providing properly designed siltation basins.
7.
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 kept either wet or oiled or treated
with a chemical dust deterrent or paved to the extent necessary to
prevent any dust nuisance to surrounding properties. All such accessways
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 an appropriate size, type, coloring, lettering
and format. Debris, soil and other materials shall be removed from
trucks before they leave the site. Public streets and sidewalks shall
be maintained free of soil and debris.
C.
Long-Term Erosion Control. The erosion and stormwater control
plan shall be designed to minimize the grading on and erosion from
the site and when such activity is in conjunction with land subdivision,
the plan shall be submitted with and incorporated into the subdivision
improvement plans as required. Final subdivision plat approval and
issuance of any subdivision construction permit shall be conditional
upon the approval by the Zoning Administrator of a satisfactory plan
which conforms with the following standards:
1.
All excavations, grading or filling shall have a finished grade not
to exceed thirty-three percent (33%) except that embankments less
than three (3) feet in height shall be exempt therefrom if properly
sodded. Steeper grades are allowed if the excavation is through rock
or the excavation or fill is protected by a properly designed revetment
or retaining wall approved by the Zoning Administrator. Such walls
shall not normally exceed a height of six (6) feet.
2.
Grading plans shall provide for sediment basins, silt barriers, diversions,
grass waterways, mulching, seeding and other acceptable erosion control
techniques whenever necessary to avoid damage to adjoining properties,
road, ditches and storm sewers.
3.
The finished grade shall provide that surface water from drainage
areas in excess of two (2) acres shall be intercepted by diversion
swales or inlets and lowered to a stable outlet constructed of concrete,
riprap or pipe.
4.
Land adjoining the proposed land development or subdivision shall
be provided with protection from accelerated and increased surface
water, silt disposition and any other consequences of erosion. Where
it is necessary for the protection of such property to enter upon
property outside the control of the applicant for such purpose, appropriate
consent must be obtained by the applicant. The applicant shall, at
his/her 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 resulting from his/her failure to properly protect and carry
out such grading.
5.
Lots shall be laid out so as to provide positive drainage away from
all buildings. Individual lot drainage shall be coordinated with the
general storm drainage pattern for the area. Drainage shall be designed
so as to substantially prevent stormwater drainage from each lot onto
adjacent lots.
6.
Landscaping shall be provided in the form of seeded or sodded grass,
ground cover, low walls, earth berms, trees and shrubbery to enhance
the appearance and the function of all erosion control facilities.
[R.O. 2008 App. B, §22A-28; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
Generally. All utility facilities including, but not limited
to, gas, water, sewer, electric and telephone cables shall be located
underground throughout any land development or subdivision. All utility
facilities existing and proposed throughout the land development or
subdivision shall be shown on the subdivision improvement plans or
site development plan if not a subdivision. Underground service connections
to each platted lot shall be installed.
B.
Water Facilities.
1.
Necessary action shall be taken by the applicant to obtain water
for the purpose of providing water to the subdivision or land development
suitable for human consumption for residential, business and industrial
uses and fire protection.
2.
The developer shall contract with and deposit the necessary funds
with the appropriate water utility for water lines to serve all the
lots in the subdivision. In addition to the contract for the water
lines, the developer shall deposit funds with the fire district in
which the subdivision or land development is located for the rental
of fire hydrants for a minimum period of three (3) years and in the
numbers and locations as required by the Missouri Inspection Bureau.
Alternatively, the developer shall install adequate water facilities,
including fire hydrants, subject to the specifications and standards
of the City of Creve Coeur and the appropriate water company.
3.
Water main extensions shall be approved by the City and Missouri-American
Water.
4.
The utilities plan required in Section 410.130(B), Subdivision Improvement Plans, shall include a water distribution plan.
C.
Sewers.
1.
All sanitary sewers, sanitary sewer connections, subdivision sanitary
sewer systems, sewage treatment plants and similar sanitary installations
shall comply with the regulations of all applicable government agencies
including the Metropolitan St. Louis Sewer District (MSD).
2.
All storm sewers, storm sewer connections, subdivision storm sewer
systems and other drainage facilities shall be subject to the regulations,
approval and supervision of the Zoning Administrator and the Metropolitan
St. Louis Sewer District (MSD) if such installation is located within
its jurisdiction.
3.
The developer shall connect with a sanitary sewer and provide adequate
sewer lines accessible to each subdivided lot with the approval of
MSD.
D.
Fire Hydrants. Fire hydrants shall be installed in all subdivisions
by the subdivider under the supervision and in accordance with the
standards of the Fire Marshall, as applicable, and the Zoning Administrator.
[R.O. 2008 App. B, §22A-29; Ord. No.
1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A.
Street
name signs shall be erected at all street intersections on diagonally
opposite corners so that they will be on the far right-hand side of
the intersection for traffic on the more important street. Signs indicating
both streets should be erected at each location mounted as close to
the corner as practical, facing traffic on the cross street, with
the nearest portion of each sign not less than one (1) foot nor more
than ten (10) feet from both curb lines.
B.
The
street name on street name signs shall be at least three and one-half
(3½) inches high.
C.
All
street name signs shall meet the standards set and approved by the
Zoning Administrator prior to installation.
D.
No
signs or other device regulating or directing traffic within a subdivision,
whether or not the streets are dedicated to the City or remain private,
shall be erected by a subdivision or by the trustees of a subdivision.
All such signs shall be the exclusive responsibility of appropriate
City, County or State agency.
[R.O. 2008 App. B, §22A-30; Ord. No.
1045, 7-25-1983; Ord. No. 2184 §1, 6-24-2002; Ord. No. 4071 §3, 4-9-2007; Ord. No. 5068 §1, 11-10-2008]
The developer shall plant trees along all streets in new residential
subdivisions or along the street frontage of any land development.
The trees shall be provided in the ratio of not less than one (1)
tree for each thirty (30) feet of such frontage. Before any trees
are planted, a plan of such planting shall be submitted to the Commission
as part of the improvement plans for its study and recommendation.
Factors to be considered by the Commission in reviewing the plan shall
include, but shall not be limited to, prevention of the planting of
certain species that would become nuisances because of insects or
disease or because of their roots unduly interfering with the sewer
mains or other underground utilities or location of the trees obstructing
sight distances for vehicles at intersections or making the installation
of utilities, sidewalks or similar improvement costly or difficult
or similar locational features that may be undesirable. In no case
shall a tree be planted that has a trunk diameter of less than two
and one-half (2½) inches as measured six (6) inches above the
ground. The Department of Public Works shall maintain a list of recommended
street trees and undesirable trees.
[R.O. 2008 App. B, §22A-31; Ord. No.
1045, 7-25-1983]
A.
Any
common open space reserved within a subdivision or land development
shall be planned to have a defined role and purpose beyond being simply
left over and unbuildable. For instance, it shall be laid out to serve
as a buffer from or between surrounding uses or activities to provide
for or accommodate pedestrian circulation, passive or active recreation
uses for the residents or occupants of the subdivision or land development
or utility easements or to allow for the preservation of unique or
special natural features such as mature trees, natural drainage courses
or areas of steep slope.
B.
In the event any common open space or other facilities or improvements as described in this Article are to be provided in a subdivision for the common use, protection or enjoyment of the residents thereof, the developer must include in his/her trust indenture, submitted for approval as part of the subdivision improvement plans as required in Section 410.130(B)(5), provision for funding and undertaking the maintenance, repair or replacement of these common open spaces, improvements, facilities or utilities.
C.
All
common land shall be conveyed by the developer in fee simple absolute
title by warranty deed to trustees for the subdivision. The developer
shall at the time of recording the record plat of such subdivision
record a trust indenture providing that such common land shall be
held and maintained by the trustees for the benefit, use and enjoyment
of the lot owners, present and future, of such subdivision. Such trust
indenture shall provide a uniform means of assessment to ensure that
all such common land and any improvements constructed thereon shall
be maintained by the trustees for the lot owners in compliance with
the ordinances of the City of Creve Coeur and in such manner that
such land and improvements will remain attractive and useful to the
lot owners and shall not be injurious to the health, safety and welfare
of the lot owners and of residents of surrounding areas or be detrimental
to property values of surrounding areas. Such trust indenture shall
also provide that the conveyance or change of ownership of any lot
shall carry with it ownership in the common land and that no lot owner
shall have the right to convey his/her interest in such common land
except as an incident of the ownership of a platted lot even though
such provisions are not expressly included in the deed of conveyance
and shall further provide that no right or power conferred on the
trustees by such indenture in order to comply with the provisions
of this paragraph may be abrogated. All such trust indentures shall
be submitted to the City Attorney for his/her approval as to legal
form and shall be recorded with the Recorder of Deeds of St. Louis
County simultaneously with the recording of the final subdivision
plat.
D.
If
the trustees of any such subdivision should fail to maintain any common
area or street in accordance with the ordinances of the City of Creve
Coeur or in such manner as to assure their intended use or in such
manner as to injure the health, safety or welfare of the lot owners
or of residents of surrounding areas or in such manner as to be detrimental
to the property values of surrounding areas, the City of Creve Coeur
may bring an action to compel the trustees or lot owners, or both,
to correct any condition in such common area or street failing to
meet any of the above standards or, in the alternative, the City of
Creve Coeur may correct any such condition in which event the City
of Creve Coeur shall have the right to a lien against each lot in
any such subdivision for the pro rata cost of labor and material necessary
to correct any such condition. The pro rata cost shall be determined
by dividing the total cost, as determined by the City of Creve Coeur,
by the number of lots in the subdivision. Any such lien shall bear
interest at the rate of two percent (2%) below prime per annum and
may be enforced by any means permitted by law or equity.
[R.O. 2008 App. B, §22A-32; Ord. No.
1045, 7-25-1983; Ord. No. 1789 §1, 4-8-1996; Ord. No. 4071 §3, 4-9-2007; Ord. No. 5068 §1, 11-10-2008; Ord.
No. 5809, 10-24-2022]
A.
Any
subdivision preliminary plat submitted after the effective date of
this Section shall provide for the conservation of existing trees
on the site. Nothing in this Section is intended to preclude the removal
of existing trees after the receipt of an initial occupancy permit.
1.
A tree census shall accompany every preliminary plat application.
The tree census shall graphically depict the general location of all
tree masses and all trees of six (6) inch diameter at breast height
or larger. In addition, such census shall indicate which tree masses
and trees are to remain and which tree masses and trees are to be
removed. Not more than fifty percent (50%) of the area of such tree
masses nor fifty percent (50%) of such six (6) inch DBH trees shall
be proposed for removal. The removal of any trees that are hazardous,
in poor condition, dead, diseased, or considered invasive by the Missouri
Department of Conservation on private property as determined by a
licensed landscape architect, architect, engineer or International
Society of Arboriculture (ISA) certified arborist or other evidence
as deemed credible by the City, is not subject to the requirements
of this Section.
2.
Any tree mass removal or tree removal not approved with the preliminary plat or subsequently approved by the City staff shall cause the City to require the developer to replace all trees 6-inches DBH on the basis of a one-to-one ratio (1:1) and replace all trees that are over 20-inches at DBH on the basis of a two-to-one ratio (2:1). All replacement trees shall be a minimum of two and one-half (2.5) caliper inches. Such trees shall be of a species contained in the City's list of recommended trees and shall be in addition to the street trees required by Section 410.300. The Department of Public Works shall maintain a list of recommended replacement trees and street trees.
