[R.O. 2008 §240.150; Ord. No. 2175, 5-27-2003]
A.
The
purpose of the design standards for land development is to control
subdivision activity to promote public safety, health and general
welfare of the residents of Olivette. More specifically, these regulations
are specifically designed to:
1.
Provide for orderly growth and harmonious development of the City
of Olivette consistent with established policies and land use plans
of the City.
2.
Ensure the size, shape and orientation of building lots is designed
to provide desirable building sites logically related to topography,
natural features, streets, parking areas, common ground (if any),
other structures and adjacent land uses. Due regard shall be given
to natural features such as large trees, unusual rock formations,
watercourses and sites with historical significance, scenic views
and similar assets, the preservation of which would add attractiveness
and value to the subdivision.
3.
Secure proper arrangement of streets for efficient traffic circulation
through the coordination of existing and planned streets, Comprehensive
Plan, public facilities and adjoining developed land.
4.
Achieve lots of maximum utility and viability laid out and of size
in harmony with existing and proposed development of the area.
5.
Secure adequate provisions of water, drainage and sanitary sewer
facilities based upon City, State and Federal requirements.
6.
Provide ample and useable open space, recreation areas and other
public facilities and ensure adequate access and linkages are provided
for their use.
[R.O. 2008 §240.155; Ord. No. 2175, 5-27-2003]
A.
The
subdivision shall comply with all the standards contained in this
Chapter. In addition, the subdivision shall conform to the following:
[R.O. 2008 §240.160; Ord. No. 2175, 5-27-2003]
A.
The lot arrangement shall be such that in constructing a building according to the applicable zoning district standards of Chapter 400 and the subdivision standards of this Article, topography or other natural conditions will not create difficulties in placing the building, in constructing driveways with reasonable grades and in providing adequate yard areas. Acute angles created by side lot lines and odd shape lots shall provide for adequate easements and setbacks.
1.
Generally.
a.
Every lot shall have access from an approved public or private street.
b.
Residential lots generally shall not open or face directly onto an
arterial or collector street or non-residential developments.
c.
Lot dimensions shall comply with the applicable zoning district standards
identified in the zoning ordinance.
d.
The minimum lot width, as defined by the zoning ordinance, shall
be measured along the setback. In no case shall the frontage of a
lot measured along the right-of-way line be less than fifty percent
(50%) of the minimum lot width.
e.
Side lot lines shall generally be perpendicular to street or right-of-way
lines or radial to curved streets.
f.
Double frontage lots shall be avoided, except where necessary to
provide separation of the subdivision from a highway, arterial or
collector street, shopping center, industrial district, park, other
similar non-residential area or as otherwise required by topography
or similar concerns.
g.
Double frontage lots shall provide primary vehicular access from
the internal residential (local) street, unless it is impractical
because of topography or similar concerns.
h.
Double frontage lots shall provide a minimum ten (10) foot wide landscape
buffer abutting the property line adjacent to the secondary street.
Said buffer shall consist of a screening to include, but not limited
to, a heavily landscaped earth berm or a combination of a solid wall
or decorative fence and evergreen planting of equivalent visual density
or other effective means as determined by the Commission.
2.
Corner lots.
a.
Corner lots shall have adequate width to permit the required setback
lines from both streets.
b.
Corner lots located at the intersection of an arterial or collector
street shall have driveway access from the residential (local) street,
unless impractical because of topography or similar conditions. Driveways
shall be located a minimum of one hundred (100) feet from the centerline
of the intersecting streets.
3.
Flag lots. Flag lots shall not be permitted.
[R.O. 2008 §240.165; Ord. No. 2175, 5-27-2003]
A.
Blocks
shall not exceed twelve hundred fifty (1,250) feet in length.
B.
Blocks
shall be of sufficient width to permit two (2) tiers of lots of appropriate
depth, except where an interior street parallels a limited access
highway or railroad right-of-way.
C.
Within
blocks more than seven hundred (700) feet in length, the Commission
may require, at or near the middle of the bock, a pedestrian way connecting
adjacent streets or public areas, shopping centers, etc. Such pedestrian
way shall be at least ten (10) feet in width and shall be dedicated
to public use for pedestrian purposes only.
[R.O. 2008 §240.170; Ord. No. 2175, 5-27-2003; Ord. No.
2225, 4-27-2004]
A.
The
arrangement, character, extent, width, grade and location of all streets
shall be considered in their relation to existing and proposed streets,
to topographical conditions, to public convenience and safety and
in their appropriate relation to the proposed uses of the land to
be served by such streets. The following standards shall apply:
1.
General Standards. These general standards shall apply to residential
and nonresidential subdivisions:
[Ord. No. 2684, 11-26-2019]
a.
Every street, public or private, established after the effective
date of this Chapter shall be platted, designed and built in accordance
with the requirements of this Chapter.
b.
Private drives providing access to parking areas associated
with multiple-family developments or road easements or cross-access
easements associated with non-residential developments shall not be
required to meet the standards for street construction.
c.
Half-width streets shall be prohibited.
d.
The street layout shall be appropriate for the type of development
proposed and properly integrated with the street system in the area
adjoining the development.
e.
Residential streets shall be laid out to discourage commercial
through traffic, permit efficient drainage and utility systems and
provide convenient and safe access to lots.
f.
Residential streets shall interconnect with surrounding streets
where determined to be necessary to permit the convenient movement
and dispersion of traffic within the area and/or facilitate the access
of emergency vehicles.
g.
Reserved strips of land which control or limit access at the
terminus of streets are prohibited.
h.
Proposed through streets shall be extended to the boundary lines
of the subdivision.
i.
All dead-end streets, proposed as through streets, shall be
developed as cul-de-sac streets with a circular paved turnaround provided
in accordance with this Section.
j.
Streets shall intersect, as nearly as possible, at right angles,
and no street shall intersect with another at less than seventy degrees
(70°). Not more than two (2) streets shall intersect at any one
(1) point.
l.
Street rights-of-way shall not be placed adjacent to side or
rear property lines of a lot or parcel in an established subdivision,
except as is necessary to provide for future connections to adjoining
unsubdivided tracts where deemed appropriate by the Commission. A
minimum ten-foot landscape buffer, established as common ground, shall
be provided between the street right-of-way and the side or rear property
lines of a lot or parcel in an established subdivision. Intersection
roundings shall be exempt from this requirement.
m.
Additional traffic lanes or other widening, pavement thickness,
drainage facilities, granular base, traffic control devices and other
improvements may be required to accommodate increased traffic volumes
projected to be generated by the subdivision, unsuitable soil conditions,
steep grades or other conditions.
n.
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 center
line of the intersecting street.
o.
A tangent of less than one hundred (100) feet in length shall
be avoided between reverse curves on major and collector streets.
p.
Any subdivision street platted along an existing street may
be required to provide additional right-of-way, not to exceed twenty
(20) feet on either side.
(1)
When a subdivision is located on one (1) side of
an existing street, required right-of-way width shall be provided
measured from the center line of the right-of-way as originally established
or traveled. The center line must meet the requirements of the Director
with regard to radius when located on a curved roadway.
(2)
Additional right-of-way beyond twenty (20) feet
may be required by the Commission.
q.
Additional right-of-way dedication may be required for future
road construction as determined by the Commission.
r.
The Commission may require a street to be dedicated for public
use where deemed in the best interest of the traveling public to provide
circulation.
s.
When streets are proposed to remain private, the subdivider
shall be required to have either an indenture or statement on the
record plat establishing the method of providing continuous maintenance
of streets and storm sewers.
t.
Any public streets within a subdivision that are located within
the floodplain shall be protected from flood damage as directed by
the Director.
2.
Residential standards. In addition to the above,
the following shall apply for residential subdivisions:
a.
A minimum radius of twenty (20) feet at street right-of-way intersection
and a minimum radius of thirty-two (32) feet at the back of the curb
or edge of the pavement shall be required. Greater radii may be required
at the right-of-way intersection and back of curb or edge of pavement
with a collector street as directed by the Director.
b.
All stub streets in excess of four hundred fifty (450) feet in length
as measured from the centerline of the street intersection to the
property line on the plat boundary shall be provided with a temporary
cul-de-sac turnaround, with a circular pavement provided in accordance
with this Section.
c.
All stub streets, which have four (4) or more lots fronting upon
the right-of-way, shall have a temporary cul-de-sac turnaround, with
a circular pavement provided in accordance with this Section.
d.
A street on which residential lots front and which parallels, but
is not adjacent to, a railroad right-of-way shall be at a distance
from the railroad right-of-way sufficient to provide lots with a minimum
depth of one hundred sixty (160) feet. As used in this Section, the
term "parallels" refers to the general layout of
the street and not to a specific alignment.
e.
A street right-of-way shall not be placed adjacent to any railroad
right-of-way except as is necessary to accommodate an approved or
future railroad crossing. A landscape buffer at least fifty (50) feet
wide, designed as common ground, shall be provided between the street
right-of-way as directed by the Director.
f.
The pavement width set forth for multiple-family access streets does
not allow for parking, nor will parking be permitted on such streets.
For each parallel parking space adjacent to these streets an additional
width of ten (10) feet shall be provided. Additional parking requirements
shall be as provided herein and by the standards established by the
Commission.
g.
When deemed necessary for public safety by the Commission, lots shall
have a turnaround maneuvering area which eliminates having to back
out onto collector or arterial streets.
3.
Street design standards. Every subdivision shall
be served by an adequate system of publicly dedicated 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
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.
a.
Table of street design specifications:
|
Commercial Collector Street
|
Residential Collector Street
|
Minor Commercial Street
|
Minor Residential Street
|
Minor Subdivision Street or Commercial Alley
|
Residential Alley
| |
|---|---|---|---|---|---|---|
|
Minimum right-of-way
|
60
|
50
|
60
|
40
|
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)
|
40
|
26
|
26
|
22
|
20
|
16
|
|
Minimum sight distance at crest or curb
|
200
|
150
|
150
|
150
|
150
|
150
|
|
Minimum horizontal radius of centerline
|
300
|
150
|
150
|
150
|
150
|
150
|
|
Minimum horizontal tangent distance between reverse
curves
|
200
|
100
|
100
|
100
|
none
|
none
|
|
Sidewalks
|
both sides
|
both sides
|
both sides
|
one side
|
one side
|
none
|
|
Minimum sidewalk width
|
6
|
5
|
6
|
4
|
4
|
none
|
|
Curb and gutter
|
Vertical only
|
Vertical only
|
Vertical only
|
Vertical only
|
Vertical only
|
none
|
b.
Cul-de-sac turnarounds shall be provided at the end of all stub streets
and permanent dead end streets. Cul-de-sac turnarounds shall have
a minimum right-of-way diameter of ninety-two (92) feet with a minimum
pavement radius of thirty-five (35) feet.
c.
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 Director.
(2)
In the absence of any other specifications or regulation established
and approved in accordance with any other portion of this Section,
to govern pavement type and thickness, the following criteria for
the design and construction of such improvements shall apply:
|
Table of Minimum Street Pavement Standards
| |||
|---|---|---|---|
|
Surface Alternatives
| |||
|
Concrete 1)
|
Full Depth Asphalt 1), 2)
| ||
|
A
|
Minor Subdivision Streets
| ||
|
Minor Residential Streets
| |||
|
Residential Alley
|
6 inch
|
8 inch
| |
|
B
|
Residential Collector Streets
| ||
|
Minor Commercial Streets
| |||
|
Commercial Alley
|
7 inch
|
9 inch
| |
|
C
|
Commercial Collector Streets
|
8 inch
|
10 inch
|
|
Notes:
| |
|---|---|
|
1.
|
The minimum concrete or asphalt surface prescribed here shall
be overlaid on a granular base at least four (4) inches in thickness.
|
|
2.
|
All curbs and gutters on approved streets shall be constructed
of concrete.
|
4.
Street signs and street names.
a.
Proposed through or collector streets which are continuations of,
or in general alignment with, existing named streets shall bear the
names of such existing streets within the City.
b.
The name of a proposed street which is not in alignment with an existing
street shall not duplicate the name of any existing or platted street
within the City.
c.
All names of streets proposed by the subdivider shall be approved
by the St. Louis County Department of Revenue Mapping Division and
the Director prior to submitting the proposed record plat for review.
d.
Street name signs shall be erected at all street intersections on
diagonally opposite corners so that such signs normally will be on
the right-hand side of the intersection for traffic on the most heavily
traveled 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 five (5) feet back of the
curb line.
e.
The design, materials of construction and method of installation
of street name signs shall conform to the current standards employed
by the Department of Public Services for such work at the time of
installation.
5.
Street lights.
a.
Street lighting plan submission and review. The
subdivider shall submit for review and approval such number of copies
as requested by the department of the approved preliminary subdivision
plat indicating the location of light standards in compliance with
the following (the street lighting plan):
(1)
Illumination standards. Each lighting source
shall have a height of not less than sixteen (16) feet above grade
and shall have a minimum standard six thousand eight hundred (6,800)
lumen output. Maximum initial illumination level five (5) feet from
the base of the light source shall be no greater than three point
zero-tenths (3.0) foot-candles.
(2)
In a non-residential subdivision, single-family residential
subdivision or multiple-family subdivision, street lights shall be
provided at each intersection of a street within the subdivision,
on street frontage between intersections, at each intersection of
a street with a sidewalk or pedestrian way, at each circular turnaround
and within parking lot areas to comply with the provisions and regulations
described herein.
(3)
In a non-residential subdivision, cul-de-sac streets, loop streets
and local streets the maximum distance between street lights shall
be three hundred twenty-five (325) feet. The maximum distance between
street lights in collector streets shall be two hundred fifty (250)
feet and on arterial roadways two hundred (200) feet, except that
for subdivisions within any light industrial zoning district classification,
street lights on a collector street may be placed at maximum intervals
of three hundred twenty-five (325) feet.
(4)
Lighting shall be designed and maintained to avoid unnecessary
illumination of residential interiors.
(5)
All energy sources supplying illumination shall be buried a
minimum of eighteen (18) inches below grade. All piping and wiring
to illumination sources shall be contained within the light standards
or pole structure.
(6)
All electric lighting shall be controlled automatically by programmed
time devices, photoelectric cells or the like. Street and residential
lighting shall be on from dusk to dawn.
(7)
Light standards shall not be located within three (3) feet of
the street pavement. Where sidewalks are required, street light standards
shall be located between the sidewalk and street pavement. Variation
to this Section may be approved by the Director.
(8)
The subdivider shall submit to the Director a maintenance agreement,
an indenture or other similar instrument setting forth the person,
corporation, trustees or other agency responsible for the assessment
as well as the collection of the monies necessary for the operation
of the street lighting system within the subdivision.
b.
Installation. All street lighting shall be installed
and maintained in accordance with the approved street lighting plan.
[R.O. 2008 §240.175; Ord. No. 2175, 5-27-2003]
A.
Sidewalks. Unless an "alternate subdivision sidewalk plan",
as described below, is approved for a residential subdivision, sidewalks
will be required on both sides of streets within new subdivisions
and on the subdivision side of an adjoining street. For minor residential
streets, minor subdivision streets and cul-de-sac streets serving
less than ten (10) single-family residential lots, including corner
lots, the subdivider may reduce the sidewalk requirement to one (1)
side of a new street within the subdivision. All sidewalks shall be
designed and constructed in accordance with the specifications established
by the Director. The minimum requirements for sidewalks shall be as
follows:
1.
Residential sidewalks shall be constructed of Portland cement having
a minimum thickness of four (4) inches and increased to six (6) inches
at driveway entrances. The minimum width of sidewalks in residential
zoning districts shall be four (4) feet.
2.
Non-residential sidewalks shall be constructed of Portland cement
having a minimum thickness of four (4) inches and increased to seven
(7) inches at driveway entrances. The minimum width of sidewalks in
non-residential developments shall be six (6) feet.
3.
All sidewalks shall meet requirements of the Federal Americans with
Disabilities Act with regard to handicapped accessibility.
4.
Unless otherwise required or permitted by the Commission, sidewalks
shall be placed in the street right-of-way and located no closer than
five (5) feet from the edge of curb and no closer than one (1) foot
from and parallel to the edge of the right-of-way.
5.
Where sidewalks do not presently exist along the portion of Olive
Boulevard that is a State highway, a minimum six (6) foot wide sidewalk
shall be provided. However, if MoDOT prohibits such sidewalk within
the State right-of-way, then the sidewalk shall be placed in a public
easement outside of the right-of-way.
6.
If a subdivider requests a waiver from the above sidewalk requirements,
the Commission shall determine the feasibility of the sidewalk construction
considering, but not limited to, the following factors:
a.
Interference with existing structures;
b.
Existing site grades and roadway grades;
c.
Excessive construction costs;
d.
Planned structures;
e.
Drainage patterns and controls;
f.
Federal, State and County regulations;
g.
Preservation of significant vegetation;
h.
Preservation of natural features, such as large trees, unusual rock
formations, watercourses, historical significance and similar assets;
i.
Conditions peculiar to a site;
j.
Public safety and convenience.
|
|
If the Commission determines sidewalks are not feasible, in
lieu of the sidewalks, the Commission may require enhanced features
to the subdivision such as landscaping and water features of approximate
or equal value.
|
B.
Pedestrian Ways. Subdividers may be required to provide
pedestrian ways within subdivisions when the Commission determines
that a pedestrian way is necessary to provide access within a medium
to high density development or to parks, schools, shopping areas,
public transportation facilities, mid-block crossings, common ground
or other similar facilities or where otherwise necessary to promote
the public safety. A pedestrian way shall be provided in accordance
with the following:
1.
A minimum of ten (10) feet of right-of-way shall be provided for
the required pedestrian way.
2.
If a pedestrian way is necessary to provide access to an area intended
for the installation of activity recreation facilities, a walkway
will be required within the pedestrian way. The walkway shall be constructed
with four (4) foot wide and four (4) inch thick Portland cement pavement
or other all-weather surface as approved by the Director on a grade
longitudinally not exceeding eight percent (8%) unless steps are provided
as a part of the walkway.
3.
Planting pockets shall be provided in pedestrian ways for tree and
shrub planting.
4.
Fences or other improvements may also be required if the Commission
determines that such improvements are necessary to protect adjacent
properties or pedestrians.
5.
No building permit shall be issued on lots abutting the walkway required
within a pedestrian way until the walkway has been constructed.
C.
Alternate Subdivision Sidewalk/Pedestrian Way Plan. It is
recognized that in certain instances, due to topography and other
conditions, a subdivider may wish to propose a pedestrian walkway
plan for a specific residential subdivision that will require a deviation
from the requirements for sidewalks as set forth above (such as a
system of pedestrian ways that would follow rear lot lines or which
might border a natural drainage course). In such instances, an overall
plan for the proposed alternate system of pedestrian ways (an alternate
subdivision sidewalk/pedestrian way plan) shall be submitted along
with the subdivision preliminary subdivision plat and will be reviewed
as a part of the preliminary subdivision plat approval process. An
alternate subdivision sidewalk/pedestrian way plan must provide a
continuous system of walkways located within easements dedicated as
pedestrian ways on the final subdivision plat and complying with the
requirements set forth above or as may be otherwise established by
the Commission for pedestrian ways.
[R.O. 2008 §240.180; Ord. No. 2175, 5-27-2003]
A.
Underground Wiring Required. All electric, lighting, telephone
and cable television distribution lines shall be installed underground,
except those feeder lines necessary to serve the subdivision and in
locations approved by the Director. Switching enclosures, pad-mounted
transformers and service pedestals may also be installed above ground
in locations approved by the Director. The City Council may approve,
upon recommendations from the Commission, above ground installations
in whole or in part for subdivisions, only when a request is submitted
by the subdivider with documentation that supports the impracticability
of installing such utility lines underground.
B.
Water Facilities. The subdivider shall secure water and
service to each lot within the subdivision for the purpose of providing
sufficient potable water supply and fire protection. The subdivider
shall arrange for installation of water mains. Fire hydrants shall
be located and installed in accordance with the specifications established
by the City of Olivette Fire Department.
C.
Sanitary And Storm Sewers.
1.
Adequate sanitary sewer collection lines shall be provided and accessible
to each lot. All sanitary sewers, sanitary sewer connections, manholes
and other sanitary installations serving the subdivision shall comply
with MSD design standards and design standards established by the
Director. In instances where there are differences between MSD standards
and those established by the Director, the most restrictive standard
shall apply. The subdivider shall be responsible for installing all
required building service connections.
2.
Every subdivision shall be designed to control stormwater runoff.
All storm sewers, storm sewer connections, detention/retention facilities
and other storm drainage improvements shall comply with MSD design
standards and design standards established by the Director. In instances
where there are differences between MSD standards and those established
by the Director, the most restrictive standard shall apply.
3.
In residential subdivisions, drainage/retention facilities and land
area required to provide access to such facilities shall be located
within common ground. Drainage detention facilities or other storm
drainage facilities that will not be maintained by MSD shall be conveyed
to the trustees of the subdivision association for maintenance purposes
in accordance with this Chapter.
4.
In single lot subdivisions, drainage detention facilities or other
storm drainage facilities that will not be maintained by MSD shall
be maintained by the property owner.
5.
Drainage discharge. All drainage provisions shall
be of such design to carry surface waters to the nearest practical
storm drain or natural watercourse as approved by the Director. The
finished grade of sites, one (1) acre or greater in area, from which
all or a portion will drain into a natural or improved drainage way,
shall be so designed so that stormwater runoff is intercepted by diversion
swales or area inlets and lowered to a stable outlet constructed of
concrete, rip-rap, pipe or other techniques required by MSD or as
specified by the Director. The rate of discharge of surface water
runoff shall be in accordance with the requirements of MSD, except
that the Director may require more restrictive discharge rate in areas
where flash flooding, bank erosion or other chronic stormwater drainage
problems exist.
D.
Other Utilities. The design and installation of other utilities
(e.g., electrical distribution, gas mains and services, telephone
and cable television) shall be provided at a service level necessary
for the subdivision and in accordance with the specifications, approval
and inspection requirements of the applicable utility company.
E.
All Underground Utilities. All existing trees that are to
be preserved shall be protected from damage by excavation activities.
Roots of such trees shall not be cut without express approval of the
Director.
[R.O. 2008 §240.185; Ord. No. 2175, 5-27-2003]
A.
General Requirements.
1.
In any case in which a subdivider installs or causes the installation
of water, sanitary sewer, electrical power, telephone, cable television
or other facilities outside a public street right-of-way and intends
that such facilities shall be owned, operated and maintained by a
public utility or any entity other than the subdivider, the subdivider
shall transfer such utility or entity the necessary ownership or easement
rights to enable the utility or entity to operate and maintain such
facilities upon their completion and acceptance by the utility or
entity. Such easements shall be clearly indicated on the final subdivision
plat.
2.
Where possible, easements should be located along rear and side lot
lines. Such easements shall not be less than ten (10) feet in width,
which may be evenly divided between abutting properties.
B.
Storm Drainage Easements.
1.
Storm drainage easements may be required for the proper drainage
within and through a subdivision. Wherever a subdivision is traversed
by a watercourse, drainage channel or stream, there shall be provided
a drainage easement which shall be for the purpose of widening, straightening,
improving and maintaining such drainage way. The width of the drainage
easement shall be as necessary for the access and maintenance of the
drainage way or as required by MSD.
2.
Access easements shall be established as necessary to provide an
unobstructed route to the storm drainage easement area for maintenance
equipment. Separately designated access easements shall not be less
than twenty (20) feet or as specified by MSD.
[R.O. 2008 §240.190; Ord. No. 2175, 5-27-2003]
A.
The
minimum standards of grading and erosion control shall be as follows;
however, more stringent standards may be required by the Director
based on site conditions:
1.
Site grading.
a.
Phasing. Site grading shall be phased, as necessary,
so that each graded area of the construction site has long-term erosion
control measures in place within six (6) months of initiating grading
for each graded area. The required grading and erosion control plans
shall indicate the proposed grading phasing, either by graphic delineation
of phasing on the plan or on a key map of the site. The grading and
erosion control plans shall provide cut and fill quantities and delineate
borrow and stockpile areas.
b.
Site grading and storm drainage control. Lots shall
be graded so as to provide positive drainage away from all buildings
to be built thereon. Individual lot drainage shall be coordinated
with the general storm drainage pattern for the area. Site grading
shall be designed so as to substantially prevent stormwater drainage
from one lot to another.
c.
Maximum finish grade slopes. No cut or fill shall
be made which creates an exposed embankment face steeper in slope
than three (3) horizontal units to one (1) vertical unit (3:1). The
embanked end of the fill shall be uniformly compacted and stable for
the proposed conditions. If a steeper slope is proposed, stability
shall be certified by a professional engineer.
d.
Retaining walls. Retaining walls shall be required
wherever necessary to prevent the surface of any excavation or fill
from exceeding at any point the maximum allowable slopes as set forth
herein and for the preservation of existing significant trees. Retaining
walls shall be constructed with reinforced concrete or interlocking
masonry units and shall not exceed a height of five (5) feet measured
from the lowest grade and top of wall. In instances where more than
one (1) row of retaining walls is required, said walls must be separated
by a minimum of five (5) feet.
e.
Compaction. All fills shall be compacted to a minimum
of ninety percent (90%) compaction as determined by Modified Proctor,
ASTM D-1557, unless a lesser percent is approved by the Director.
Compaction of greater than ninety percent (90%) may be required where
special conditions dictate (e.g., large structures). Compaction of
fills for buildings or structures shall be certified by a professional
engineer. The requirements of the Director for the compaction of fills
shall include, but shall not be limited to, the following:
(1)
Areas to be graded by cutting or filling shall be rough graded
to within two-tenths of one (1) foot (0.2 feet) of accepted elevation
after allowance has been made for thickness of topsoil, paved areas
and other installations.
(2)
The natural ground surface shall be prepared by removing topsoil
and vegetation and by compacting the fill upon a series of terraces.
Hillside or slope fills shall require plowing or scarification of
original ground.
(3)
If fill material moisture content is below the requirement for
compacting to maximum practical density, water in proper amount shall
be added. If moisture content is too great, fill material shall be
aerated by blading or other satisfactory methods to reduce moisture
content.
(4)
Frozen materials, soft, mucky, friable or easily compressible
materials shall not be incorporated in fills intended to support buildings,
structures, sewers or conduits or in the embanked ends of fills. After
heavy rain, interrupted work shall not be resumed until moisture content
is satisfactory. Fill material shall not be placed, spread or rolled
while the ground is frozen or thawing.
(5)
The maximum thickness of layers of the fill to be compacted
shall not exceed eight (8) inches.
(6)
Compaction shall be by tamping, sheep's foot rollers, multiple
wheel pneumatic or other type rollers. Rolling shall be continuous
until the desired maximum density is obtained.
(7)
A grading plan shall be submitted with the grading permit or
improvement construction permit application for approval by the Director.
(8)
Topsoil disturbed by grading and building operations, if stripped
and piled for storage, shall be stored only in an amount necessary
to complete finish grading.
f.
Protection of streets, property. No excavation shall
be made so close to the property line to endanger any adjoining public
or private street without supporting and protecting such public or
private street or property from setting, cracking or other damage.
g.
Location of fill. No fill shall be made so as to
cause or to allow the same to be deposited upon or over any adjoining
public or private street, walk, place or way; nor so close to the
top of a bank of a channel as to create the possibility of bank failure
and sliding.
h.
Fill materials. Materials for fills shall consist
of material obtained from excavation or banks, borrow pits or other
sources approved by the Director. Materials shall be free of vegetable
matter and deleterious material and shall not contain large rocks
in excess of six (6) inches in diameter.
i.
Removal of timber, rubbish, etc. Timber, logs, trees,
brush, vegetable matter and rubbish of any description shall be removed
in graded areas and disposed of so as to leave the disturbed area
with a neat and finished appearance. Tree stumps, masonry and other
obstructions shall be removed to the following depths:
(1)
Paved areas. Two (2) feet below subgrade.
(2)
Lawn areas. Two (2) feet below finished grade.
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Solid rock, shale or similar materials shall be removed to a
depth of fifteen (15) inches below subgrade for paved area and two
(2) feet below finish grade for lawn area except where impractical
because of rock outcropping.
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j.
Protection of trees. Trees which are designated
to remain shall be enclosed with a five (5) foot high temporary construction
fence located at the drip line of the tree. No grading activity or
storage shall take place within the enclosure. Any tree designated
to be saved lost during site grading shall be replaced in accordance
with this Section.
k.
Timing of grading operations. Grading shall be accomplished
between the hours of 7:00 A.M. and 7:00 P.M., Monday through Friday,
unless in case of emergency or extension of hours is specifically
granted by the City Council.
2.
Excavations and fill under pavements (on site).
a.
All open excavations for installation of any underground utilities
(except the gas utility), communications lines and similar installations
made under existing pavement or areas proposed to be paved shall be
backfilled with granular backfill material, approved by the Director,
thoroughly compacted in such a manner as to inhibit any settlement
of the backfill material or finished pavement.
b.
The exemption of the gas utility from the granular backfill requirements
of this Section does not exempt that utility from thorough compaction
of its backfill so as to avoid pavement settlement.
3.
Erosion/siltation control. Every subdivision shall
make adequate provisions to minimize and control both short-term and
long-term erosion and siltation in accordance with the requirements
of this Section and any storm drainage control requirements of MSD.
The Director shall establish specific standards to ensure the compliance
with the intent of these erosion and siltation control requirements.
The Director may require modifications or additions to the erosion
control plans should the proposed measures not adequately control
erosion and siltation. If construction activities disturb land or
entail the grading of an area that is five (5) acres or greater, a
land disturbance permit shall be obtained from the State of Missouri
Department of Natural Resources.
a.
Temporary erosion/siltation control measures. Temporary
erosion and sediment control measures are intended to retain siltation
within the subdivision site, particularly if construction is not completed
within a single construction season. Temporary erosion and siltation
control measures shall be maintained until long-term erosion/siltation
control measures are fully established, including such time that vegetative
cover is established at a sufficient density to provide erosion control
on the site. Temporary erosion/siltation control measures shall include,
but are not necessarily limited to, the following:
(1)
Graded areas shall be stabilized immediately upon grading and
maintained to prevent or minimize erosion until permanent stabilization
measures are in place. Permissible erosion control techniques include
contour furrowing or other surface roughening techniques, mulching,
sodding or other techniques approved by the Director.
(2)
Sedimentation shall be retained on the site by filtering runoff.
Where grading exceeds twenty thousand (20,000) square feet in area,
the erosion/siltation control plans shall provide for sediment or
debris basins, silt traps or filters, staked straw bails and/or geotextile
fabric or other measures to remove sediment from runoff waters as
approved by the Director.
(3)
Slopes shall be designed to keep the slope length and gradient
to a minimum to minimize stormwater runoff velocities over graded
areas.
(4)
Measures shall be taken to accommodate increased runoff during
grading by utilizing diversion berms, ditches and/or sediment basins
designed in accordance with the standards established by the Director.
(5)
Land and improvements, adjoining the construction site, shall
be provided protection from any increase in surface water, siltation
deposits or any other consequences of erosion. Where it is necessary
for the protection of such property to enter upon such property, consent
must be obtained from the property owner. The subdivider, at the subdivider's
own expense, shall shore up and protect any and all buildings, walls,
fences or other property that are exposed to any potential damage
as a result of grading. The subdivider shall be responsible for all
damage to public or private property resulting from failure to properly
protect adjoining properties.
(6)
Runoff water from existing developed areas (e.g., parking lots,
paved sites, buildings and similar impervious surfaces) above the
area to be graded shall be intercepted by sufficiently anchored straw
bails and/or geotextile fabric until such time such runoff can be
directed to diversions, detention basins, concrete gutters, underground
outlet systems or other permanent storm drainage control measures.
b.
Long-term erosion/siltation control. The site plan
and erosion control, storm drainage control and landscape plans shall
be designed to minimize erosion potential upon completion of the subdivision
and thereafter. In support of this requirement, the following design
standards and guidelines shall apply:
(1)
The finished grading shall provide for sediment basins, diversion
berms, permanent bank stabilization or other erosion control techniques
approved by the Director, whenever necessary to avoid damage to adjoining
properties, street, sidewalks, storm drainage ways and storm sewers.
(2)
Landscaping shall be provided in the form of seeded or sodded
grass, ground cover, low walls, earth berms, trees and shrubbery to
enhance the function and appearance of erosion control grading and
facilities.
(3)
When grading operations are completed or when suspended for
more than thirty (30) days, permanent grass must be established at
sufficient density to provide erosion control on the site. Between
permanent grass seeding planting periods (March first (1st) to June
first (1st) and August first (1st) to October first (1st)) temporary
cover shall be provided according to the requirements of the Director.
(4)
All finished grades (areas not to be disturbed by future improvements)
in excess of twenty percent (20%) slopes 5:1 shall be mulched and
tacked at the rate of one hundred (100) pounds per one thousand (1,000)
square feet when seeded.
(5)
Provisions shall be made to accommodate the increased runoff
caused by changed soil and surface conditions after finished grading.
Unvegetated open channels shall be designed so that gradients result
in velocities of two (2) feet per second or less. Open channels with
velocities greater than two (2) feet per second and less than five
(5) feet per second shall be established with permanent vegetation
or by use of commercial erosion blankets, rip-rap rock lining, concrete
or other suitable materials as approved by the Director. Detention
basins, diversion berms or other appropriate structures approved by
the Director shall be constructed to prevent velocities above five
(5) feet per second.
(6)
Development along natural watercourses shall have residential
lot lines, commercial or industrial improvements, parking areas or
driveways set back a minimum of fifteen (15) feet from the top of
the existing stream bank. The watercourse shall be maintained by the
trustees of the subdivision association, in the case of a subdivision,
or by the property owner, in the case of an unsubdivided development.
Permanent vegetation shall be left intact where practical. These requirements
may be waived or modified in cases where stream bank erosion measures
and/or improved channel realignments ensure permanent erosion control.
Such waiver shall be at the discretion of the Director.
(7)
All permanent erosion control measures for any lot shall be
fully established before an occupancy permit can be issued, except
that a temporary occupancy permit may be issued in cases of undue
hardship because of unfavorable ground conditions. In the latter case,
temporary erosion control measures shall remain in place until such
time as approved by the Director.
[R.O. 2008 §240.195; Ord. No. 2175, 5-27-2003]
A.
A subdivision
landscape plan shall be submitted with the subdivision improvement
plans for review to the Department of Public Services and prior to
submitting the proposed final subdivision plat. The subdivision landscape
plan shall contain types, sizes and locations of all proposed and
existing plantings. The subdivider shall guarantee the installation
of additional landscaping as shown on the approved landscaping plan
in accordance to this Chapter. The subdivision landscape plan shall
include the following:
1.
Street trees. Street trees shall be clearly delineated
in the subdivision landscape plan submitted with subdivision improvement
plans. Street trees shall be subject to the following standards:
a.
Street trees shall be deciduous hardwood trees, not less than three
(3) inch caliper with a branching height of at least seven (7) feet
six (6) inches.
b.
Street trees may include existing trees, new trees or a combination
thereof provided that there is one (1) street tree for every thirty
(30) lineal feet or part thereof on each side of street frontage and
such street trees shall be located at least two (2) feet six (6) inches
but not more than twelve (12) feet from the back of the curb.
c.
Plant material shall be of species compatible with the climate and
soil factors within the City of Olivette. A list indicating acceptable
plant material is available from the Department of Public Services.
d.
The subdivider shall maintain and warrant all street trees for a
period of three (3) years. In the event that any existing or new street
tree enters a state of shock, shows poor health or dies, the subdivider
will have thirty (30) days from the date of notification from the
Director to replace the street tree in conformance with this Section.
2.
Planting screening. Within areas defined on the
subdivision improvement plans for screen planting or buffer, a continuous
planting of evergreens and deciduous trees shall be provided consisting
of a minimum of one (1) two and one-half (2½) inch caliper
deciduous tree, two (2) two and one-half (2½) inch caliper
flowering trees and eight (8), six (6) to eight (8) foot tall evergreens
for each one hundred (100) feet of such screen.
3.
Non-residential subdivisions. Planting in non-residential
subdivisions shall be done in accordance with the requirements of
the Commission as determined in each case.
4.
Total tree density requirement for residential subdivisions.
a.
The subdivider shall provide new and/or existing trees throughout
the subdivision to the average minimum of one (1) tree per two thousand
(2,000) square feet of site area less street right-of-way. (This excludes
required street trees and screening trees.)
b.
Each lot shall have a minimum of one (1) tree (new or existing) per
four thousand (4,000) square feet of lot area. (This excludes street
trees and screening trees.)
c.
Trees shall be spaced so that each lot has a minimum tree canopy
coverage area of three hundred (350) square feet per one thousand
(1,000) square feet of lot area (thirty-five percent (35%) coverage).
The subdivider shall provide a subdivision landscape plan which locates
and identifies by species new and existing trees to be counted as
fulfilling the tree requirements. The tree canopy area shall be shown
on the approved subdivision landscape plan. The canopy for each tree
shall be drawn in accordance with the canopy sizes for mature trees
shown on the acceptable plant material list available from the Department
of Public Services.
d.
Preserved existing and new deciduous trees shall be at least two
and one-half (2½) inches in caliper. Evergreen trees shall
be a minimum of six (6) feet in height. Trees shall be of a species
approved by the City.
e.
Significant existing trees shall be live, healthy trees of a species
suitable for the urban environment having a caliper of eight (8) inches
or greater as approved by the Commission.
f.
The subdivision improvement plans shall show significant trees designated
by the Commission to be saved by the subdivider. If a significant
tree or trees designated in the subdivision improvement plans to be
saved is lost for any reason by the time the final inspection of the
subdivision, the lost tree(s) shall be replaced by three (3) times
the number of trees lost.
g.
Where it is determined that removal of significant trees has occurred
within two (2) years prior to the filing of the preliminary subdivision
plat, the Commission and/or City Council may require plantings in
excess of the above requirements up to one and one-half (1½)
times the number of trees that would otherwise be required.
[R.O. 2008 §240.200; Ord. No. 2175, 5-27-2003]
C.
Monuments
shall be approved by the Director or shall be constructed of concrete
with minimum dimensions of four (4) inches by four (4) inches at the
top and six (6) inches by six (6) inches at the bottom with a length
of three (3) feet. Monuments shall be marked with either a copper
or steel dowel embedded so that the top of the dowel shall be flush
with the top surface at the center of the monument.
D.
Markers
shall consist of galvanized steel or wrought iron pipe or steel bars
at least eighteen (18) inches in length and three-quarters (¾)
of an inch in outside diameter.
E.
Monuments
and markers shall be so placed that the center point shall coincide
with the point to be marked and the top is level with the surface
of the surrounding ground after final grading.
F.
Monuments
and markers shall be set after the completion of all grading operations
and in such manner as to preclude their destruction during subdivision
construction activities.
G.
Where
a permanent bench marker is not located within one thousand (1,000)
feet of the center of the subdivision and so noted on the final subdivision
plat, a permanent bench mark, elevation of which is referred to mean
sea level, shall be set and accurately noted on the subdivision plat.
[R.O. 2008 §240.205; Ord. No. 2175, 5-27-2003]
A.
Common Ground. Common ground provided in a residential subdivision
and conveyed to a subdivision association (private open space) or
to the City (public open space) shall remain permanently open for
recreational and conservation purposes. Open space, whether such areas
are or will be public or private, in any residential subdivision shall
be laid out, to the maximum feasible extent, so as to connect with
other open space, existing or proposed, in the vicinity. In the case
of two (2) or more adjacent subdivisions, subdividers may cooperatively
allocate open space areas, if such areas are coordinated in design
and location to an extent acceptable to the Commission and City Council.
B.
Private Open Space. Private open space which is held in
common shall be set aside for the benefit, use and enjoyment of the
subdivision lot owners, present and future. All private open space,
including recreation areas, tree cover areas, scenic vistas, wildlife
plan preserves, nature study areas and private walkways, whose acreage
is used in determining the size and extent of common ground shall
be included in restrictive covenants, easements or other legal devices
designated to assure that such space will remain permanently open.
[R.O. 2008 §240.210; Ord. No. 2175, 5-27-2003]
The Commission may, wherever possible, require preservation
of all natural features which add value to the proposed subdivision
and to the community at large, such as large trees or groves of trees,
watercourses, historic features, wildlife habitats and environmental
areas and similar irreplaceable community assets. The location, nature
and extent of such facilities shall be identified in the initial procedures
and preliminary subdivision plat stages and shall be made part of
the subsequent plats to the greatest possible extent. The preservation
or inclusion of such features may be made a condition of approval
of the final subdivision plat. Adequate access to such areas shall
be provided in all adjacent platting.
[R.O. 2008 §240.215; Ord. No. 2175, 5-27-2003]
Lands subject to flooding or otherwise deemed uninhabitable
in their natural state by the Commission shall not be platted for
residential use or any other use that might create a danger to health,
safety or property or which might increase the flood hazard within
or outside the subdivision. Such lands shall be set aside for recreational
use or shall be retained in their natural state as open space; provided
however, that such lands may be platted and developed if the features
making the lands uninhabitable can reasonably be removed without destruction
of adjacent property or desirable natural features of the land and
if necessary approval is obtained from the City Council. In all platting
adjacent to such areas, adequate provisions for access to said areas,
as determined by the Director, shall be provided.
[R.O. 2008 §240.218; Ord. No. 2306, 2-28-2006]
A.
Each
identification monument or sign shall conform to the following requirements:
1.
Size. A monument sign may have thirty-two (32)
square feet per face, with an overall perimeter area limitation to
be a maximum ratio of 3:1 total perimeter area to sign face area.
A pole sign may not exceed six (6) square feet per sign face.
2.
Height. The sign face of a monument sign may not
exceed six (6) feet above the mean grade. A sign face affixed to a
pole must have a minimum clearance of seven (7) feet and may not exceed
a height of ten (10) feet.
3.
Number. Two (2) sign faces per entrance.
4.
Location. Ground or pole sign.
5.
Special. Monument signs must have plantings within
three (3) feet of the base and no more than two (2) feet of support
visible.
6.
Illumination. Subject to Planning and Community
Design Commission approval.
[R.O. 2008 §240.220; Ord. No. 2175, 5-27-2003]
A.
Subdividers
of residential subdivisions other than boundary adjustments shall
form or cause to have formed a subdivision association in accordance
with the following standards:
1.
Recordation. The subdivision association shall be
established in recorded subdivision restrictions and duly incorporated
before any lot within the subdivision is sold.
2.
Membership. Membership in the subdivision association
shall be by virtue of ownership of real property within the subdivision.
3.
Responsibilities. Common ground, subdivision entrance
structures or recreational ground must be owned and maintained by
the subdivision association in perpetuity. The subdivision association
shall be responsible for payment of property taxes on and maintenance
of all common ground areas and facilities, maintenance of liability
insurance and other related duties of ownership.
4.
Establishment of subdivision association. The subdivider
shall file a declaration of restrictions and a declaration of subdivision
association with the preliminary and final subdivision plats when
approval is sought, setting forth the above conditions and other features
of the subdivision association. The subdivider shall supply to the
City Council and the Commission a copy of the articles of incorporation
and a complete set of the bylaws of the subdivision association. Said
declaration of restrictions and declaration of the subdivision association
shall be recorded along with the final subdivision plat.
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The City Council may require that, in addition to insertion
of covenants or provisions creating easements and provisions for mandatory
membership in the subdivision association in all deeds to home buyers,
the subdivider shall grant an easement over all common ground to the
City to insure that the area will remain open in perpetuity. Such
an easement is intended to preclude development and preserve common
ground and may provide (at the option of the subdivider) for public
access to, or use of, common ground.
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If a subdivision plan includes construction of a landscaped
decorative entryway, islands, statuary or other aesthetically oriented
theme or identity amenities which are to be located within a dedicated
public right-of-way, the subdivision association shall be specifically
charged with the responsibility for perpetual maintenance of such
areas. This shall not apply to landscaping within the median strip
of arterial or major collector streets where City maintenance is provided.
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In the event that a subdivision association established to own
or maintain common ground or any successor association, shall at any
time after development of a residential subdivision, fail to maintain
the common ground in reasonable order and condition, the City Council
may serve written notice upon such subdivision association setting
forth the manner in which the subdivision association has failed to
maintain the common ground and said notice shall include a demand
that such deficiencies of maintenance be corrected within thirty (30)
days thereof and shall state the date and place of a public hearing
thereon which shall be held following fifteen (15) days of said notice.
At such public hearing, the City Council may modify the terms of the
original notice as to the deficiencies and may give an extension of
time within which they shall be corrected. If the deficiencies set
forth in the original notice or in the modification thereof are not
corrected within said thirty (30) days or any extension thereof, the
City Council, in order to preserve the taxable values of properties
within the residential subdivision and to prevent the common ground
from becoming a public nuisance, may authorize appropriate City employees
to enter upon said common ground and maintain the same for a period
of one (1) year. Said entry and maintenance shall not vest in the
public any rights to use the common ground.
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