[CC 1970 App. B (App. A) §A.1; Ord. No. 5765 §1, 6-24-2003]
The following are intended to provide minimum standards for infrastructure, public improvements and tree preservation to guide City staff, the Plan Commission and the Board of Aldermen. The Clayton Department of Public Works shall have the final decision regarding all public improvements and infrastructure location on individual projects.
[CC 1970 App. B (App. A) §A.2; Ord. No. 5765 §1, 6-24-2003]
A. 
Land with features which may present a hazard to the safety of present or future inhabitants of a subdivision or to adjacent property (including, but not limited to, areas with extremely steep slopes and land within the 100-year floodplain) shall not be developed unless mitigation measures are proposed by the applicant and approved by the City to solve the problems created by such unsuitable land conditions.
B. 
Land, which cannot be provided with adequate water, sanitary sewer service, storm drainage facilities or other essential public services, shall not be subdivided for purposes which require such services.
C. 
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 Clayton or adjacent municipalities. However, streets that are obviously in alignment with other streets already in existence and named shall bear the names of such existing streets. All street names shall be approved through the Department of Public Works and St. Louis County.
[CC 1970 App. B (App. A) §A.3; Ord. No. 5765 §1, 6-24-2003]
A. 
The lengths, widths and shapes of blocks shall be determined with due regard for the following circumstances: 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 approved by the Board of Aldermen, blocks in residential subdivisions should not 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 provides for standard lot sizes and shapes and adequate traffic flow both within and accessing the subdivision. Blocks shall be sufficient width to provide for two (2) tiers of lots of appropriate depth unless in the judgment of the Board of Aldermen a different arrangement is required to accommodate a specific planned development or use.
[CC 1970 App. B (App. A) §A.4; Ord. No. 5765 §1, 6-24-2003]
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. The minimum area of the lots within the subdivision shall be in accordance with the requirements and use provisions of the zoning district in which the property is located. 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 setback requirements of the Zoning Ordinance. (Side lines of lots shall be at right angles to straight street lines or radial to curved street lines unless a variation to this rule will result in a more appropriate street and lot plan.)
B. 
Where lots that front upon the outside or inside curve of any curved street, the width at such street right-of-way line shall not be less than the required lot width being measured as the shortest distance between the side lot lines, from where they intersect with the front property line.
C. 
Location of all access points shall be determined by the Director of Public Works. Residential lots accessed by a residential street (not a collector or arterial street) may install up to two (2) curb cuts to accommodate a circular turnaround, subject to the following criteria:
1. 
Lot size is in excess of fifteen thousand (15,000) square feet; and
2. 
At least one hundred (100) lineal feet of street frontage on a single street (corner lots must have at least one hundred (100) lineal feet on any one (1) street frontage); and
3. 
Written approval from the Director of Public Works.
D. 
Graphic Link—Lot Access. Access to a corner residential lot may be from either street, but not both; except when one (1) of the streets is an arterial, in which case access will only be allowed from the residential street. 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 adjoining the street(s). Lots at intersections of streets shall have a radius of curvature as indicated in the streets section below. On double frontage lots, the primary access to the lot shall be designated on the subdivision plat. On a double frontage lot, a common landscape buffer or easement shall be defined along the secondary street frontage. No access to the double frontage lot shall be allowed from the secondary street frontage. Where possible, primary frontage for 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.
[CC 1970 App. B (App. A) §A.5; Ord. No. 5765 §1, 6-24-2003]
A. 
Easements for 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 shall be located either within alleys, service drives or along the rear and side lot lines. Such easements shall be no less than ten (10) feet in width, which width may be divided evenly between abutting properties.
B. 
Where a subdivision or site to be developed is traversed by a watercourse, drainageway, 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.
C. 
Where topography or other conditions make the provision of drainage facilities within road rights-of-way unfeasible, 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 subdivision plats and shall be a part of an overall erosion and stormwater runoff control plan for the subdivision as required by this Chapter.
D. 
The proposed internal drainage system of the subdivision or land development shall not discharge water unto public or private land outside the proposed subdivision or beyond the subject property, except via natural or publicly dedicated drainage courses. 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 or drainage areas as required by the Director of Public Works. The City may also require drainage areas, including detention storage areas, to be established and maintained 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. Low lying lands within floodways as designated by FEMA shall be preserved and retained in their natural state as drainageways. Permanent structures shall not be allowed in flood zones.
[CC 1970 App. B (App. A) §A.6; Ord. No. 5765 §1, 6-24-2003]
A. 
Streets shall be related appropriately to the topography so as to produce usable lots and streets of reasonable width and gradient as required herein. Grading for streets should involve minimum deviation from the original topography. The proposed street layout must 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.
B. 
Major traffic generators such as business districts, schools, shopping centers and large multi-family residential developments shall obtain primary access from streets classified as collectors or arterial streets or highways. 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. Proposed through streets shall be extended to the boundary lines of the tract to be subdivided, unless the Plan Commission has determined that such extension is not desirable for the coordination of the layout of the existing or future subdivision. 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 Section 415.630 Street Design Standards, below.
C. 
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 as determined by the Director of Public Works. The streets, rights-of-way and paving installed in all new subdivisions shall be connected to an "approved street". Any street that has been dedicated to and accepted by the City at the date of adoption of this Subdivision Ordinance shall be considered an approved street for the purpose of this Subdivision Ordinance.
D. 
All streets required by these regulations shall be dedicated to the City or be established as a private road right-of-way constructed to the same standard as a public street for which the City has no obligation to provide maintenance. If a private street is vacated, the subject property must be divided among those having title to adjacent properties.
[CC 1970 App. B (App. A) §A.7; Ord. No. 5765 §1, 6-24-2003]
A. 
Every subdivision shall be served by an adequate system of publicly dedicated streets or private streets meeting all City standards as specified herein. All private 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 Subdivision Ordinance.
Table of Street Design Specifications
Commercial Collector
Residential Collector
Minor Commercial Street
Minor Residential Street
Commercial Alley
Residential Alley
Minimum right-of-way
80
64
64
52
24
22
Maximum grade at centerline
6%
6%
6%
6%
6%
6%
Minimum grade at centerline
2%
2%
2%
2%
2%
2%
Minimum pavement width (back to back of curb)
50
38
38
26
24
22
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
Minimum sidewalk width
Both sides 5 feet
Both sides 5 feet
Both sides 5 feet
Both sides 5 feet
None
None
City of Clayton standard curb
Yes
Yes
Yes
Yes
No
No
Minimum tree lawn width
7 feet
7 feet
7 feet
7 feet
None
None
Median
Plus 10 feet ROW
Plus 10 feet ROW
Plus 10 feet ROW
Plus 10 feet ROW
None
None
B. 
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 Marshal of the City of Clayton relative to the maneuverability of fire equipment. Cul-de-sac or other similar turnarounds shall be provided at the end of all permanent dead-end streets. Every cul-de-sac on a roadway more than three hundred (300) feet in length shall be provided at the closed end with a turnaround having not less than a one hundred twenty (120) feet outside diameter of traveled way. In the case of temporary dead-end streets, which are stub streets designed to provide future connections with unsubdivided adjacent areas, the Plan Commission shall require a temporary easement for a cul-de-sac or an appropriate area for a turnaround.
C. 
Radii must be compatible with Fire Department apparatus for both inside and outside turning radii. Maneuverability of Fire Department apparatus must be maintained.
[CC 1970 App. B (App. A) §A.8; Ord. No. 5765 §1, 6-24-2003]
A. 
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. 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. Minor street intersections shall have a curb radius of not less than thirty-two (32) feet. Street jogs with centerline offsets of less than one hundred fifty (150) feet should be avoided. Proposed new intersections with an existing street shall coincide with any existing "T" intersection on the opposite side of the street.
B. 
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. 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. Property line corners at street intersections shall be rounded with a radius of at least twenty (20) feet.
C. 
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.
[CC 1970 App. B (App. A) §A.9; Ord. No. 5765 §1, 6-24-2003]
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 Director of Public Works.
[CC 1970 App. B (App. A) §A.10; Ord. No. 5765 §1, 6-24-2003]
A. 
All sidewalks shall be constructed in accordance with the standard specifications required by the Director of Public Works and shall have a minimum thickness of five (5) inches, which shall be increased to six (6) inches at driveways. Additionally, drive approaches shall meet current specifications as required by the Director of Public Works.
B. 
Unless otherwise required by the Director of Public Works, sidewalks shall be placed in public right-of-way and located approximately one (1) foot from and parallel to the edge of the right-of-way.
C. 
Where sufficient foot traffic is predicted across proposed streets to merit a crosswalk and/or pedestrian signal, the Director of Public Works may require the developer to install signals or striping of the street to provide for the safety of pedestrians.
[CC 1970 App. B (App. A) §A.11; Ord. No. 5765 §1, 6-24-2003]
A. 
Every land development or subdivision shall make adequate provision to accommodate or dispose of stormwater by means of connecting to a storm sewer system, culvert or other such facility. All such connections shall be made subsurface. Additionally, when connecting to a combination sewer system, all new storm sewer laterals shall be directly connected to the combination sewer main line and not to any sewer lateral line. 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. Facilities for storm drainage should be designed and constructed so as to prevent any increase in the rate of storm runoff onto adjoining property. Erosion or flooding which existed prior to development shall not be increased and all measures shall be taken to decrease such condition by the development of the subdivision or other land development.
B. 
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 Director of Public Works shall review the proposed system to assure it is sufficient to accommodate existing stormwater. The Director of Public Works 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 incidental to the development of the subdivision will overload an existing downstream facility, the Plan Commission may withhold approval of the plat until sufficient provisions have been made to eliminate such overload. No subdivision plat shall be approved unless adequate drainage will be provided for. Upon request by staff, a complete hydrologic computations including, but not limited to, outlet velocities shall be submitted to support the storm sewer design.
C. 
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. 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 all erosion control facilities. Plans shall also require metropolitan sewer district approval.
[CC 1970 App. B (App. A) §A.12; Ord. No. 5765 §1, 6-24-2003]
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 this Subdivision Ordinance.
B. 
Temporary Control Measures. 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 period. Grading shall be phased so that the amount of exposed area at any one time is minimized. The erosion and stormwater control plan shall include a map of the site indicating proposed grading phases and which shows required best management practices as directed by the Director of Public Works to be in compliance with the City's Phase II stormwater permit.
C. 
Graded areas shall be immediately stabilized 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.
D. 
Slope changes should be designed to keep the slope length and gradient to a minimum, thus minimizing stormwater velocities over graded areas. Measures shall be taken to direct stormwater from graded portions of the site. Sediment shall be retained on site by filtering runoff and/or by providing properly designed siltation basins. 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. Public streets and sidewalks shall be maintained free of soil and debris.
E. 
Long-Term Erosion Control. The erosion and stormwater control plan shall be prepared and shall be designed to minimize the grading and erosion of the site and when such activity is in conjunction with land subdivision, the plan shall be submitted with and incorporated into the subdivision plat as required per this Subdivision Ordinance. Issuance of any building or related permit shall be conditional upon the approval by the Director of Public Works and the Building Official 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 sloped and 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 Building Official. Such walls shall not 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, roads and storm sewers.
3. 
The finished grade shall provide for surface water from drainage areas in excess of ten thousand (10,000) square feet to 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, the applicant must obtain appropriate consent. 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.
[CC 1970 App. B (App. A) §A.13; Ord. No. 5765 §1, 6-24-2003]
A. 
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. In instances where overhead utility lines are existing either in the public right-of-way or in private property, the proponent may be required to bury the portions of the overhead utility line which extend beyond the width or length of the subject lot(s). All utility facilities existing and proposed throughout the land development or subdivision shall be shown on the subdivision plat. Underground service connections to each platted lot shall be installed.
B. 
Water Facilities. 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. The developer shall contract and deposit the necessary funds with the appropriate water utility for water lines to serve all the lots in the subdivision. The developer shall install adequate water facilities (including fire hydrants) subject to the specifications and standards of the City of Clayton and the water company. Water main extensions shall be approved by the City of Clayton and the water company. The subdivision plat shall include a water distribution plan.
C. 
Sewers. All sanitary sewers, sanitary sewer connections, subdivision sanitary sewer systems, sewage treatment plants and similar sanitary facilities shall be subject to the regulations, approval and supervision of the Building Official and the St. Louis Metropolitan Sewer District (MSD).
D. 
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 Building Official and the St. Louis Metropolitan Sewer District (MSD).
E. 
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 Marshal of the Clayton Fire Department and the Director of Public Works.
F. 
Street Lighting. Installation of street lighting may be required at the discretion of the Director of Public Works. All proposed street lighting shall approved by the Department of Public Works prior to installation.
[CC 1970 App. B (App. A) §A.14; Ord. No. 5765 §1, 6-24-2003]
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 per the Manual of Traffic Control Devices.
[CC 1970 App. B (App. A) §A.15; Ord. No. 5765 §1, 6-24-2003]
The developer shall plant trees along all streets in new residential subdivisions and along the street frontage of any land development. Before any trees are planted, a plan of such planting shall be submitted as part of the subdivision plat for his/her review and recommendation to the Plan Commission and/or Board of Aldermen. Factors to be considered 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 location 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.
[CC 1970 App. B (App. A) §A.16; Ord. No. 5765 §1, 6-24-2003]
A. 
Any common open space reserved within a subdivision or land development shall be planned to have a defined role and purpose. For instance, common open space shall be laid out to serve as a buffer from or between surrounding uses or activities, to provide for or accommodate pedestrian circulation, to encourage passive or active recreation uses for the residents or occupants of the subdivision or land development or for 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 improvements as described in this Section 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 plat, 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 the trustees of the subdivision. The developer shall at the time of recording the 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 Clayton and in such manner that such land and improvements will remain attractive and useful to the lot owners and not be injurious to the health, safety and welfare of the lot owners and of residents 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 St. Louis County Recorder of Deeds of St. Louis County simultaneously with the recording of the 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 Clayton 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 Clayton 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.
[CC 1970 App. B (App. A) §A.17; Ord. No. 5765 §1, 6-24-2003]
A. 
A copy of any trust indenture proposed for the subdivision describing proposed covenants, restrictions and conditions applicable to a property shall be submitted for review by staff at the time of staff plat review. The trust indentures shall be forwarded to the Plan Commission for their consideration and recommendation to the Board of Aldermen. The Board of Aldermen shall have the authority to approve any trust indenture proposed as part of a major subdivision. In considering and acting upon trust indentures, staff, the Plan Commission and the Board of Aldermen shall take the following standards into consideration:
1. 
Timely conversion to owners;
2. 
Equal treatment of developer;
3. 
Compliance with all applicable City codes, ordinances and standards;
4. 
In the event the subdivision includes open space or other facilities commonly useable and accessible to the residents of the subdivision, said trust indenture shall provide for assessments to be levied against property owners within the subdivision to maintain, repair and replace said facilities or open space as necessary.
[1]
Editor’s Note: Former Section 415.740, Tree Preservation, which derived from CC 1970 App. B (App. A) §A.18; Ord. No. 5765 §1, 6-24-2003 was repealed 6-14-2016 by Ord. No. 6430. See now Chapter 405, Article XXX, Trees and Landscaping Regulations.