[CC 1997 §29.51; Ord.
No. 2725-96, 2-21-1996]
A.
Subdivisions
and land development within the City shall consider surrounding land
uses; both in terms of the impact of the proposed development on the
surrounding area, and any existing or potential impacts of adjacent
land uses on the proposed development. The layout of a development,
including the orientation of lots and structures thereon, shall be
designed to provide desirable building sites logically related to
topography, natural features, streets, parking areas, common land,
other structures, and adjacent land uses. Due regard shall be given
to natural features, such as large trees and watercourses, presence
of historic landmarks or districts, the proximity and density of nearby
residential areas, and any other on or off-site conditions which should
be taken into account during the site planning process.
B.
In
reviewing a proposed development and applying the standards hereinafter
set forth, specific issues the City Plan Commission and Council may
consider, include but are not limited to, the following:
C.
Review Standards. In addition to the requirements of Chapter 500, Buildings; this Chapter 410, and Chapter 405 of the Municipal Code, the Council and Commission shall determine:
1.
Whether the proposed development is compatible with surrounding uses,
other planned and/or existing developments, surrounding neighborhoods
and with the community as a whole;
2.
Whether streets providing access to the proposed development have
sufficient capacity to service the increased traffic volume associated
with the proposed development while maintaining adequate and reasonable
levels of service for the community;
3.
Whether the proposed development will cause significant increases
in hourly or daily traffic levels in the surrounding neighborhood
which may reasonably be expected to have an adverse affect on other
existing or proposed developments;
4.
Whether the proposed development will significantly increase demands
on fire and Police protection services in excess of the normal demands
of adjacent land uses and whether the proposed development will present
any real or potential fire or public safety hazard;
5.
Whether the proposed development will adversely affect the general
appearance or character of the surrounding neighborhood due to the
location of the proposed development on the parcel of ground, the
materials used in the construction causing buildings to be greatly
dissimilar in appearance to surrounding buildings, or the architecture
of any proposed buildings being of such nature as to create visual
disharmony within the neighborhood;
6.
Whether the proposed development will adversely affect the neighborhood
in terms of overtaxing public utilities, water runoff, noise transfer,
or heat generation;
7.
Whether the intensity, duration or frequency of lighting associated
with the proposed development will adversely impact adjacent properties;
8.
Whether the landscape plan for premises to be occupied by the proposed
development is adequate in regard to the creation and maintenance
of landscaped areas, buffers and screens;
9.
Whether the comparative size, floor area and mass of the proposed
development and/or proposed structures are appropriate and reasonable
in relation to adjacent structures and buildings on surrounding properties
and in the surrounding neighborhood;
10.
Whether the frequency and duration of various indoor and outdoor
activities and special events associated with the proposed development
will have a detrimental impact on the surrounding area;
11.
Whether the activities associated with the proposed development will
generate obnoxious odors to the detriment of the surrounding area;
12.
Whether the proposed development is likely to remain in existence
for a reasonable length of time and not become vacant or unused and
whether such development involves the presence of unusual, single-purpose
structures or components of a temporary nature;
13.
Whether the proposed development is consistent with good planning
practice, meets all the provisions of the Municipal Code and is deemed
essential or desirable to preserve and promote the public health,
safety and general welfare of the community.
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The Council and/or the Commission, at their discretion, shall
have the right to require of the petitioner sound, traffic, lighting,
off-street parking, soils and/or subsurface conditions and other studies
as deemed necessary to assist the City in evaluating the development
proposal and compliance with standards provided elsewhere in this
Chapter and other applicable provisions of the Code. Each of these
studies shall be done by an engineer, or qualified professional, as
approved by the Director.
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[CC 1997 §29.52; Ord.
No. 2725-96, 2-21-1996]
The subdivision or development shall comply with the standards
contained in this Chapter and any other detailed design criteria as
specified by the Director, and any other utility companies or agencies
having jurisdiction.
[CC 1997 §29.52.1; Ord. No. 2725-96, 2-21-1996]
A.
Every
street established after the effective date of this Chapter shall
be platted, designed and built in accordance with the requirements
of this Article.
B.
Private
streets shall be prohibited, except for private drives primarily intended
to provide access to parking areas associated with multi-family residential
developments, or road easements or cross-access easements associated
with non-residential developments.
C.
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.
D.
All
dead-end streets shall be developed with a cul-de-sac turnaround.
E.
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.
F.
Whenever
possible, proposed street intersections along one (1) side of a street
shall coincide with existing or proposed intersections on the opposite
side of such street. In any event, where a centerline offset ("jog")
occurs at an intersection, the distance between the centerlines of
the intersecting streets shall not be less than one hundred fifty
(150) feet when the intersected street is a minor street, and not
less than two hundred (200) feet when the intersected street is a
collector street or highway.
G.
Street
right-of-way shall not be placed adjacent to side or rear property
lines of a lot, tract, or parcel in an established residential subdivision,
except as is necessary to provide for future connections to adjoining
unsubdivided tracts where recommended by the Commission and approved
by the Council. A minimum of a twenty-five (25) foot landscaped buffer,
established as common ground, shall be provided between the street
right-of-way and the side or rear property lines of the lots, tracts,
or parcels associated with the established residential subdivision.
Intersection roundings shall be exempt from this requirement.
H.
Additional
traffic lanes or other widening, pavement thickness, drainage facilities,
granular base, traffic control devices, and other improvements may
be required by the City to accommodate increased traffic volumes to
be generated by the development, unsuitable soil conditions, steep
grades, or other conditions.
[Ord. No. 4295-13 §1, 9-18-2013; Ord. No. 4313-13 §1, 11-20-2013]
A.
The City Council shall have the right to change the name of any street
located within the City of Hazelwood by adoption of an ordinance for
that purpose.
B.
Any proposed new name must be approved by the United States Postal
Service and the St. Louis County Department of Revenue.
C.
A new street name must be consistent with the standards for the names of new streets as set forth in Section 410.220, below, and may not be:
1.
Likely to cause public outrage, offense, derision, or embarrassment;
2.
Substantially similar to an existing street name in the City
or surrounding areas;
3.
Likely to lead to confusion by those seeking to locate it; or
4.
So long, cumbersome, odd or difficult to spell or pronounce
as to make use difficult or error likely.
D.
If residents or property owners wish to petition the City Council
to change a street name, a petition to do so must be submitted on
forms approved for that purpose by the Director of Public Works. A
petition for change of street name must be subscribed by all affected
parties.
E.
Any petition for change of street name must also be accompanied by
a processing fee sufficient to defray the costs of processing the
application, including any notice to be given by the City, and a deposit
sufficient to reimburse any cost the City is likely to incur in effectuating
the change of street name, including street signs, directional signs,
recording, mapping, records and account maintenance, and similar expenses.
Fees shall be set by the City Manager on a case-by-case basis depending
on the length of the street, the number of properties and affected
parties, projected City expenses and other relevant factors.
F.
Prior to adoption of any ordinance to change the name of a street,
the City Council shall hold a public hearing thereon. Notice of such
hearing and the proposed change shall be sent by first class United
States mail to all affected parties. If the proposed name change is
in response to a petition, a copy of the petition shall be included
with such notice.
G.
For purposes of this Section, "affected parties" means:
1.
All owners of record of all real property adjoining and having
a United States Postal Service address on the street to be renamed;
and
2.
All person(s) identified as "head of household" on all residential
occupancy permits for residential property adjoining and having a
United States Postal Service address on the street to be renamed that
is not occupied by the owner of record; and
3.
The owner(s) of all businesses named on non-residential occupancy
permits for non-residential property adjoining and having a United
States Postal Service address on the street to be renamed that is
not occupied by the owner of record; and
4.
The occupant(s) similarly situated to head of household or business
owner as aforesaid of any real property adjoining and having a United
States Postal Service address on the street to be renamed that is
not owner-occupied and for which there is no current occupancy permit.
[CC 1997 §29.52.2; Ord. No. 2725-96, 2-21-1996; Ord. No. 3699-05 §§16—19, 11-16-2005]
A.
All
streets shall comply with the standard specifications of the Department
of Highways and Traffic of St. Louis County, Missouri, except as modified
herein. The City may require additional right-of-way and/or improvements
to accommodate the proposed development and its impact on adjacent
streets. The Director may require that the applicant for subdivision
plat approval provide a traffic study to assist in determining what
additional improvements and/or right-of-way may be necessary. Where
a development is accessed from a street or highway under the jurisdiction
of the State or County, any required improvements thereon and intersecting
streets or drives shall be designed and constructed in accordance
with the requirements of the respective agency.
1.
Minor street specifications.
2.
Collector street specifications.
a.
Minimum right-of-way: 60 feet.
b.
Minimum pavement width (Measured back to back of curbs): 36 feet.
e.
Street pavement. Minimum seven (7) inch thick concrete pavement.
f.
Curb and gutter—non-residential. Concrete, vertical only, with
ADAAG compliant curb ramps provided at sidewalk intersections.
g.
Curb and gutter—residential. Concrete, vertical or lip (rolled),
with ADAAG compliant curb ramps provided at sidewalk intersections.
3.
Miscellaneous geometric requirements.
a.
All pavement surfaces shall be centered within the right-of-way.
b.
The height of the street crown shall be determined by using a cross
slope of two percent (2%) or as recommended by the design engineer
and approved by the Director.
c.
Intersections shall be designed with grades as level as possible,
notwithstanding provisions for proper drainage. Approaches to intersections
shall not have a grade exceeding three percent (3%) for a distance
of not less than one hundred (100) feet, measured from the centerline
of the intersecting street.
d.
Results of compaction test must be submitted to Director.
4.
Street names. Proposed through streets, which are
continuations of, or in general alignment with, existing streets,
shall bear the names of such existing streets. The name of a proposed
street shall not duplicate the name of any existing or platted street
within St. Louis County. All names of the streets proposed by the
developer shall be approved by the St. Louis County Department of
Revenue, prior to Council action on the record plat.
[CC 1997 §29.52.3; Ord. No. 2725-96, 2-21-1996]
A.
Sidewalk Requirements. The Director may require modifications
of the following basic, minimum requirements:
1.
Except as provided for herein, sidewalks shall be provided along
both sides of any street and around any cul-de-sac constructed within
the City.
2.
Sidewalks or pedestrian ways may be required elsewhere within a development
to provide access to parks, schools, public transportation facilities,
common land, or similar areas, when the Commission finds and the Council
concurs that such sidewalks or pedestrian ways are necessary to promote
public safety.
3.
All public sidewalks shall be concrete and meet the following minimum
construction standards:
4.
Sidewalks, new or reconstructed, shall have curb ramps designed in
accordance with ADA Accessibility Guidelines installed at street intersections
and other locations as determined by the Director. Wider widths may
be required. Where sidewalks do not presently exist along a State
highway right-of-way, they shall be placed in a public easement outside
the right-of-way when required by the City.
5.
Sidewalks, located within the street right-of-way, shall be located
as close to the right-of-way line as is practical, but shall not be
located closer than three (3) feet from the back of the curb.
6.
Pedestrian ways, as distinguished from sidewalks along streets, may
be constructed with other suitable materials, subject to the approval
of the Director, when the developer can demonstrate that:
[CC 1997 §29.52.4; Ord. No. 2725-96, 2-21-1996]
A.
Every
lot shall have access from a public street, except for non-residential
lots accessed by a roadway easement or cross-access easement approved
by the Council and recorded on a record or easement plat.
B.
The
minimum area of lots shall be in accordance with the regulations of
the zoning district in which the lots are located.
C.
The
side lot lines of lots shall generally be at right angles to straight
street lines, and radial to curved street lines.
D.
The minimum lot width is measured at the required front building setback line. In no case shall the width of the lot, measured along the street right-of-way line, be less than fifty percent (50%) of the required lot width as defined in Chapter 405, Zoning Regulations.
E.
Double
frontage lots should be avoided, except where necessary to provide
separation of the subdivision from major or secondary streets, or
as otherwise required by topography or similar conditions.
F.
Double
frontage lots shall have driveway access from the internal residential
(local) street, unless it is impractical to do so because of topography
or similar conditions.
G.
Corner lots shall have adequate width to permit the required building setback lines from both streets, except as otherwise provided for in Chapter 405.
H.
Corner
lots, located at the intersection of a collector street and a minor
street, shall have driveway access from the local street, if possible.
Driveways shall be located as far from the street intersection as
practical and shall not be located within the sight distance triangle.
I.
Flag
lots shall not be permitted.
[CC 1997 §29.52.5; Ord. No. 2725-96, 2-21-1996]
A.
General Requirements.
1.
In any case in which a developer installs or causes the installation
of water, sanitary sewer, storm 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, or maintained
by a public utility or any entity other than the developer, the developer
shall transfer to 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 or special easement plat.
2.
Where possible, easements should be located along rear and side lot
lines. Such easements shall be a minimum of ten (10) feet in width,
and may be divided evenly between abutting properties.
B.
Storm Drainage Easements.
1.
Storm drainage easements may be required for the proper drainage
within and through a development. 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 for the access and maintenance of the drainage way shall
be determined by the City 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 have a width
of not less than twenty (20) feet, or as specified by MSD.
[CC 1997 §29.52.6; Ord. No. 2725-96, 2-21-1996; Ord. No. 3699-05 §20, 11-16-2005]
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 development and in
locations approved by the Director. Switching enclosures, pad mounted
transformers, and service pedestals may also be installed above ground.
B.
Water Facilities. Public water supply shall be made available
to each lot within the subdivision for the purpose of providing sufficient
potable water supply and fire protection. The developer shall install
water mains and fire hydrants in accordance with specifications established
by the Missouri-American Water Company and the applicable fire protection
authority.
C.
Sanitary Sewers. The developer shall connect with a public
sanitary sewer system and provide sanitary sewer lines that are accessible
to every lot. All sanitary sewers, sanitary sewer connections, manholes,
and other sanitary sewer installations serving the development shall
comply with MSD design and construction standards. The developer shall
be responsible for installing all required building sewer laterals.
D.
Storm Sewers.
1.
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.
2.
The design of drainage improvements shall be coordinated to the extent
possible with present and probable future improvements so as to form
part of an integrated system.
3.
In residential developments, drainage/retention facilities and land
area required to provide access to such facilities shall be located
within common ground.
4.
Drainage detention facilities or other storm drainage facilities that will not be maintained by MSD shall be conveyed to the trustees of the subdivision for maintenance purposes, in accordance with Section 410.170 of this Chapter.
5.
In single-lot developments, drainage detention facilities or other
storm drainage facilities that will not be maintained by MSD shall
be maintained by the property owner.
6.
Drainage discharge. 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, as required by MSD or as specified by the Director.
E.
Other Utilities. The design and installation of other utilities
(e.g., electric distribution, gas mains and services, telephone, and
cable television) shall be provided at a service level necessary for
the development and in accordance with the specifications, approval,
and inspection requirements of the applicable utility company.
[CC 1997 §29.52.7; Ord. No. 2725-96, 2-21-1996]
A.
General Requirements. All public streets and sidewalks in
subdivisions shall be sufficiently illuminated to promote the security
of property and the safety of persons using such streets or sidewalks.
Effort shall be made to provide uniform surface illumination so as
to avoid dark spots or areas having significantly less light than
the average illumination. Without limiting the generality of the foregoing
standard, the following minimum standards shall apply.
B.
Street Lighting Standards.
1.
Decorative street light standards for residential districts. All street light standards and decorative fixtures within residential
developments shall be subject to the approval of the Director.
2.
Illumination standards. Street light fixtures shall
be high pressure sodium type. In residential districts, each fixture
shall have a minimum nine thousand five hundred (9,500) lumen output,
except that a higher lumen output may be required where determined
necessary by the Director. In residential districts, the maximum initial
illumination level, five (5) feet above the base of the light source,
shall be no greater than three (3) footcandles, except at street intersections
requiring higher illumination levels. In non-residential districts,
each fixture shall have twenty-five thousand five hundred (25,500)
lumen output.
3.
Height requirements. The lighting source shall
not be less than fifteen (15) feet or greater than twenty-five (25)
feet above grade, except as may be required for major streets and
highways.
4.
Location requirements.
a.
General. 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, and at each cul-de-sac turnaround. Street lights
shall be located between the sidewalk and curb, and set back a minimum
of three (3) feet from the curb but shall not be located within a
sidewalk. Variations to these requirements may be approved by the
Director, so long as proper illumination is achieved without impairing
pedestrian and vehicular traffic safety.
b.
Residential subdivisions. Residential streets shall
have street lights installed at a maximum spacing of two hundred (200)
feet.
c.
Non-residential subdivisions. Non-residential streets
shall have street lights installed at a maximum spacing of two hundred
fifty (250) feet.
5.
Installation expense, maintenance and operation. Street lights shall be installed at the expense of the developer.
Upon acceptance of streets for maintenance, the City will assume financial
responsibility for the ensuing electric charges for street lights
located in City street rights-of-way.
[CC 1997 §29.52.8; Ord. No. 2725-96, 2-21-1996]
A.
General. The developer shall provide for tree plantings on every lot within the development in accordance with the requirements of this Section. As part of the application for approval of improvement plans, a landscape plan shall be prepared indicating types, sizes and location of all proposed and existing plantings. The developer shall guarantee the installation of landscaping as shown on the approved landscape plan. For parking lot landscaping requirements within non-residential developments, see Chapter 405, Zoning Regulations.
B.
Required Trees.
1.
Minimum quantity and size. For all single-family
and two-family residential subdivisions there shall be a minimum of
two (2) trees for every lot. For multi-family residential developments
there shall be a minimum ratio of one (1) tree for every fifty (50)
feet of frontage. Each tree shall be at least one and one-half (1½)
inches in caliper, measured one (1) foot above the ground, at the
time of planting.
2.
Species. Trees shall be of an acceptable species
of hardwood or softwood variety. A list of acceptable species shall
be maintained by the Director. A maximum of forty percent (40%) of
one (1) species may be utilized to meet the planting requirements.
3.
Location. Trees, as required to meet this Section,
shall be located within fifteen (15) feet of the street right-of-way
line, but not closer than five (5) feet of said right-of-way line.
In cases of corner lots to be occupied by a single-family or two-family
dwelling, one (1) each of the required two (2) trees shall be located
in the yard fronting each street. Trees shall not be planted within
the following areas:
a.
Within the street right-of-way;
b.
Within five (5) feet of the edge of any sidewalk;
c.
Within twenty-five (25) feet of any street light;
d.
Within ten (10) feet of any storm drainage inlet or utility manhole;
e.
Within five (5) feet of the edge of any utility easement; or
f.
Within the sight distance triangle.
[CC 1997 §29.52.9; Ord. No. 2725-96, 2-21-1996; Ord. No. 3699-05 §§21—24, 11-16-2005]
A.
Site Grading.
1.
Phasing. Site grading shall be phased, as necessary, so that each graded portion of the construction site has long-term erosion control measures in place as soon as grading begins. The grading and erosion control plans, required in Section 410.110(B) of this Chapter, 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 also provide cut and fill quantities and delineate borrow and stockpile areas.
2.
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 prevent stormwater drainage from one lot
to another except as determined by MSD and the Director.
3.
Maximum finished grade slopes. No finished grade
shall be made which creates an embankment face steeper in slope than
three (3) horizontal units to one (1) vertical unit.
4.
Retaining walls. Retaining walls shall be required
wherever necessary to prevent the surface of any excavation or fill
from exceeding the maximum allowable slopes at any point. Such retaining
walls shall not exceed four (4) feet in height, unless designed by
an engineer and approved by the Director. Guard rails shall be provided
along the top edge of any retaining wall that is thirty (30) inches
or more in height, where such retaining wall is within six (6) feet
of a sidewalk, pedestrian way or other walking surface. Retaining
walls shall be constructed with reinforced concrete or decorative,
interlocking, masonry blocks.
5.
Compaction of fill. All compaction of fill shall
be engineered, monitored and certified by an engineer. A copy of such
certification bearing the engineer's seal shall be provided to the
Director. The requirements for the compaction of fill shall include,
but shall not be limited to, the following:
a.
All areas to receive fill shall be scarified to a depth of not less
than six (6) inches.
b.
All fill material shall be dictated by an engineer.
c.
The method of compaction shall be stipulated and monitored by an
engineer.
d.
The maximum thickness of the layers of the fill to be compacted shall
not exceed eight (8) inches.
e.
Optimum moisture content of fill material for compaction shall be
monitored and regulated by an engineer.
f.
The soils engineer shall notify the contractor of rejections of a
lift of fill or portion thereof. The contractor shall rework the rejected
portion of fill and obtain notification from the soils engineer of
its acceptance prior to the placement of additional fill. The project
shall be monitored by a soils engineer during fill operations. A copy
of all daily logs shall be submitted to the Director.
g.
The vertical grading tolerance shall be plus or minus 0.2 feet for
all rough grading, after allowance has been made for thickness of
topsoil, paved areas and other installations.
h.
Topsoil disturbed by grading and building operations shall be stripped
and stockpiled in an amount necessary to complete finished grading.
i.
Location of fill. No fill shall be made which would
cause or allow the same to be deposited upon or over any public 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.
j.
Fill materials. Materials for fill shall consist
of material obtained from excavation of banks, borrow pits or other
approved sources. Materials shall be free of vegetation or deleterious
material and approved by the soils engineer.
6.
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 settling, cracking or other damage.
7.
Removal of timber, rubbish, etc. Timber, logs,
trees, brush, vegetable matter and rubbish of any description shall
be removed and disposed of so as to leave the disturbed area with
a neat and finished appearance.
8.
Required clearance. Tree stumps, masonry, solid
rock, shale, and other similar materials shall be removed to a minimum
of two (2) feet below finish grade.
B.
Erosion/Siltation Control. Every subdivision or land development
shall make adequate provisions to minimize and control erosion and
siltation in accordance with the requirements of this Section and
any storm drainage control requirements of MSD. The Director may require
modifications or additions to the erosion control plans should the
proposed measures not adequately control erosion and siltation.
1.
Erosion control measures. Erosion and sediment
control measures are intended to retain siltation within the development
site. Erosion control measures shall include, but are not necessarily
limited to, the following:
a.
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.
b.
Sedimentation shall be retained on the site by filtering runoff.
Permissible siltation containment techniques include both ground secured
straw bales, woven geotextile fabric, and properly designed siltation
basins.
c.
Slope shall be designed to keep the slope length and gradient to
a minimum to minimize stormwater runoff velocities over graded areas.
d.
Steps shall be taken to direct stormwater runoff to the erosion control
measure.
e.
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 developer, at
his own expense, shall shore up and protect all buildings, walls,
fences, or other property that is exposed to any potential damage
as a result of grading the site. The developer, shall be responsible
for all damage to public or private property resulting from failure
to properly protect adjoining properties.
2.
Permanent erosion control. The site plan and erosion
control, storm drainage control, and landscape plans shall be designed
to minimize erosion potential upon completion of the development and
thereafter. In support of this objective, the following design standards
and guidelines shall apply.
a.
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, streets, sidewalks, storm drainage ways and storm sewers.
b.
Landscaping shall be provided in the form of sodded grass, ground
cover, low walls, earth berms, trees, and shrubbery to enhance the
function and appearance of erosion control grading and facilities.
[CC 1997 §29.52.10; Ord. No. 2725-96, 2-21-1996]
Whenever areas designated and platted as common land contain
facilities for retention basins or recreational uses, and for which
periodic maintenance requires the use of heavy equipment, access to
the common land shall be of sufficient width and reasonably graded
to permit access of such maintenance equipment.
[CC 1997 §29.52.11; Ord. No. 2725-96, 2-21-1996]
A.
Development Constraints. Where there is a question as to
the suitability of a proposed subdivision of land, or portion thereof
for its intended use, due to factors such as steep slopes, rock, soil
conditions, high water table, flood conditions or other adverse natural
physical conditions, the Director may require test borings or other
engineering investigations to determine the severity of such conditions.
The Director may withhold approval of the improvement plans until
engineering or other relevant studies are conducted by the applicant
and are presented to the Director, which establish that the methods
proposed to alleviate any such conditions are adequate to avoid any
danger to public health, safety, welfare, or proposed improvements
or structures. The Director may impose conditions on any applicable
permit to ensure that the necessary measures are taken to solve the
problems created by unsuitable land conditions.
B.
Construction Testing. The Director shall require the developer
to take concrete cylinder or core samples and have laboratory tests
conducted on same, and present same to the Director, for street and
sidewalk pavements to ensure compliance with design and construction
requirements.
[CC 1997 §29.52.12; Ord. No. 2725-96, 2-21-1996; Ord. No. 3699-05 §25, 11-16-2005]
A.
Any
applicant requesting approval of a residential development, or portion
thereof, within three hundred (300) feet of the right-of-way of any
interstate or freeway, primary highway, rail or airport, shall be
required to conduct a sound study and incorporate noise attenuation
measures on the site and buildings as necessary to meet the requirements
of this Section. The Director may require a study if he feels it warrants
a study.
1.
Sound study.
a.
A sound study shall be prepared by an engineer qualified in the field
of acoustics which documents existing ambient sound levels within
that portion of a proposed residential development site that is within
three hundred (300) feet of the above mentioned rights-of-way. Sound
measurements shall be taken over a continuous period of three (3)
twenty-four (24) hour days which shall be only non-holiday weekdays.
Such measurements shall be taken at least in two (2) locations:
(1)
One (1) as close as possible to the right-of-way, and
(2)
The other at least two hundred (200) feet but not greater than
three hundred (300) feet distant from the aforementioned measurement
location.
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Additional sound monitoring locations may be required depending
on topographic conditions of the site which may affect the dispersion
of sound generated by highway traffic. All locations must be approved
by the Director prior to monitoring.
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b.
Measurement systems used in the sound study shall meet the requirements
for Type 2 instruments as specified in the latest version of ANSI
S1.4 "American National Standard Institute, Inc. Specification for
Sound Level Meters," and ANSI S1.25, "American National Standard Institute,
Inc. Specification for Personal Noise Dosimeters." Sound measurements
shall be made with instruments set for "A" frequency weighting and
"slow" meter damping. Values of measured sound levels shall be specified
as the "A-weighted sound level," with units of decibels (dB) relative
to twenty (20) micropascals (uPa). The sound study shall document
the following sound levels:
c.
In the event the sound study reveals that the day-night average sound
level (Ldn) for any one (1) day equals or exceeds 65 dB at any of the monitoring locations, noise attenuation measures shall be recommended, for the City's consideration, that will achieve the standards specified in Subsection (2)(b) below. The study shall provide evidence of the effectiveness of such noise attenuation measures.
2.
Noise attenuation requirements.
a.
Ldn Sound level not exceeding 65 dB. No additional attenuation required.
b.
Ldn Sound level above 65 dB. Attenuation measures shall be required so the following sound levels
are not exceeded:
(1)
Exterior. The average day-night sound level
immediately outside any opening (e.g., window or door) of any residential
dwelling unit shall not exceed 65 dB; and
(2)
Interior. The average day-night sound level
inside any portion of a residential dwelling unit, not including garages,
shall not exceed 50 dB when unoccupied, with all openings thereto
closed.
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An occupancy permit shall be withheld until such time evidence
is provided by the developer that the above standards have been met.
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3.
Location and maintenance of exterior noise attenuation features. Noise attenuation features such as earth berms, landscaping plantings, fences or walls, and other similar site features shall be located upon common ground in multi-lot subdivisions. Such common ground and noise attenuation features shall be conveyed to the trustees of the subdivision for maintenance purposes, in accordance with Section 410.170 of this Chapter. In single-lot residential developments, such noise attenuation features shall be maintained by the property owner.
[CC 1997 §29.52.13; Ord. No. 2725-96, 2-21-1996; Ord. No. 3699-05 §26, 11-16-2005]
A.
Survey Monuments. Survey monuments shall be placed by a
land surveyor, at all street corners, and so located so as to find
angle points, points of tangency of curves on one (1) side of the
street, and at all boundary corners. Said monuments shall be constructed
in accordance with the Standards of Missouri Board for Architects,
Professional Engineers and Land Surveyors and the Department of Natural
Resources. Monuments for new streets shall not be installed until
the construction of such streets and sidewalks is complete. Permanent
markers are required at every lot corner as approved by the Director.
B.
Bench Mark. A permanent bench mark, the elevation of which
shall be based on USGS datum, shall be accessibly placed by a land
surveyor, and accurately noted on the record plat. A copy of the survey
loop notes shall be submitted to the Director.
[CC 1997 §29.53; Ord.
No. 2725-96, 2-21-1996]
A.
Applicability. For the purpose of proper administration
of the public works facilities and maintenance of the public rights-of-way
within the City, the following definitions are hereby enacted as standards
to be applied to petitions presented to the Council relative to the
establishment of public right-of-way and conversion of a private street
to an accepted public street.
B.
ACCEPTANCE OF A PUBLIC STREET FOR MAINTENANCE
ACCEPTED PUBLIC STREET
PRIVATE STREET
PUBLIC RIGHT-OF-WAY
PUBLIC STREET DEDICATION OR ESTABLISHMENT
Definitions. For the purposes of this Article the following
terms shall be deemed to have the meaning indicated below:
The acceptance by ordinance of a street for maintenance by
the Council after such street shall have been improved in accordance
with the required standard specifications of this Chapter for accepted
public streets.
Any street accepted for maintenance by the City through ordinance
or annexation of previously accepted street.
Any street, other than an accepted public street, established
for the mutual use and benefit of the lot owners of a subdivision
or abutting land owners, maintained by such owners and utilized as
an outlet to a public street.
Any dedicated right-of-way, recorded by the Recorder that
may or may not be accepted for maintenance by the City.
Any street not considered as an accepted public street, that
has been petitioned for acceptance, shall constitute a subdivision
and be subject to the requirements of this Chapter.
C.
Procedure Generally. Private streets may be converted to the status of accepted public streets by meeting the requirements of this Chapter. The establishment of an accepted public street shall not be authorized by the City until such time as the public facilities meet the standards of this Chapter. The procedure for requesting the Council to consider the conversion to the status of accepted public street may be initiated by filing a petition with the Council. A plat of the street to be dedicated, accompanied by a certificate of the dedication of the right-of-way to public use by the owners of the property and proof that the proposed public right-of-way and private street is in compliance with the provisions of this Chapter, shall be submitted with said petition. Certificates of title shall be furnished at the time the petition is submitted as evidence to the Council that the property owners have signed the plat. Should the private street not have the proper right-of-way width, the plat shall include additional dedication to public use to meet the minimum requirements, provided such dedication does not reduce any lot size below the minimum requirements established in Chapter 405.
[CC 1997 §29.54; Ord.
No. 2725-96, 2-21-1996; Ord. No. 3699-05 §§27—30, 11-16-2005]
A.
Within
City right-of-way:
1.
It shall be unlawful for any person to start any excavation within
a public right-of-way in the City without first having applied for
and secured a permit from the Director. The Director shall require
utility searches before issuing a permit.
2.
Such applicant is required to pay a charge for the permit. The fee
schedule is on file in the office of the Director.
3.
Any excavation within a City street shall require a bond to ensure
proper replacement of pavement. The fee schedule is on file in the
office of the Director.
4.
Standards for excavation and pavement replacement.
a.
All backfill shall be compacted granular material approved by the
City.
b.
All excavation within concrete streets shall be joint to joint.
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Pavement thickness:
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Minor street
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Seven (7) inches of concrete.
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Collector street
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Eight (8) inches of concrete.
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c.
All excavations within asphalt streets shall be saw-cut and replaced
with a six (6) inch concrete base and a two (2) inch asphalt overlay.
d.
All cracks and joints are to be sealed with material approved by
the Director.
5.
Upon written request and acceptance of work, the bond shall be released.
