[Ord. No. 4052, 6-25-2020]
Every use, activity, process, or operation located or occurring in the City shall comply with the environmental performance standards prescribed in this Chapter.
Every use, activity, or structure permitted shall comply with the provisions of the City's and other governmental regulating bodies' environmental and safety hazard ordinances, laws, or acts which pertain to noise and vibration, smoke, odorous matter, toxic matter, radioactive materials, fire, explosives, humidity, heat, glare, and other offensive and/or safety hazards.
It is the intent of this Chapter to minimize or eliminate activities which may potentially create conditions that are offensive and/or hazardous. All activities shall be in compliance with all City, County, State, and Federal environmental laws, Statutes, and regulations.
Each developer is responsible for informing the City of all environmental laws and regulations that are applicable to the particular site and obtaining all appropriate permits before a building permit is issued and construction begins.
[Ord. No. 4052, 6-25-2020]
Whenever, in the opinion of the Director, there is a reasonable probability that any use or occupancy violates these environmental performance standards, he/she is hereby authorized to employ a qualified technician or technicians to perform whatever investigations and analyses as are necessary to determine whether or not they are in fact being violated.
In the event that a violation is found to exist, the violator shall be liable for the reasonable fee of the technicians employed to perform such investigations and analyses. Such fees may be recovered as a penalty in the same manner as, and in addition to, the penalties specified in Section 425.020 of the Zoning Code.
If a complaint is received regarding an alleged violation of any of the provisions of this Chapter and the Director does not believe that there is a reasonable probability that such a violation actually exists, the Director may, as a condition precedent to further investigation, require that the complainant agree to pay all costs in accordance with the terms of this Section and post an escrow deposit in the amount of two hundred dollars ($200.00) to defray the cost of employing a qualified technician or technicians to perform such investigation and analyses as may be necessary to determine whether or not such violation exists. Nothing in this Section shall require the Director to conduct such investigation regardless of willingness of complainant to post such escrow.
In the event that the complaint is substantiated, the escrow deposit shall be refunded to the depositor and the reasonable fees associated with the investigation and analyses shall be recovered in the manner provided above.
If the complaint proves unfounded, such fee shall be paid from the complainant's escrow deposit. Any remainder of such deposit shall be refunded to the complainant upon completion of the investigation. In the alternative, if the deposit does not cover all of the costs of the investigation, the complainant shall provide the City additional payment to cover all such costs.
[Ord. No. 4052, 6-25-2020]
Vibrations. Every use shall be so operated that the maximum ground vibration generated is not perceptible without instruments at any point on the lot line of the lot on which the use is located, except that vibration caused by blasting conducted in accordance with the requirements of the Explosives Code, Chapter 711 St. Louis County Revised Ordinances (SLCRO), as amended, may exceed these limitations.
Noise. Every use shall be so operated that the pressure level of sound or noise generated does not exceed the limitations of the Noise Control Code, Chapter 625 SLCRO, as amended.
Odors. Every use and property shall be so operated that no offensive or objectionable odor is emitted in accordance with the requirements of the Air Pollution Code, Chapter 612 SLCRO, as amended.
Smoke. Every use shall be so operated that no smoke from any source shall be emitted that exceeds the emission levels in the requirements of the Air Pollution Code, Chapter 612 SLCRO, as amended.
Toxic Gases. Every use shall be so operated that there is no emission of toxic, noxious, or corrosive fumes or gases which exceeds the emission levels of the Air Pollution Code, Chapter 612 SLCRO, as amended.
Emission of dirt, dust, fly, ash, and other forms of particulate matter. The emission of dirt, dust, fly ash, and other forms of particulate matter shall not exceed the emission levels in the requirements of the Air Pollution Code, Chapter 612 SLCRO, as amended.
Radiation. Every use shall be so operated that there is no dangerous amount of radioactive emissions.
Glare And Heat. Any operation producing intense glare or heat shall be performed in an enclosure in such a manner as to be imperceptible along any lot line without instruments.
Each lot's storm water drainage system shall be allowed to flow unrestricted and runoff water shall not be allowed to make contact with potential sources of contamination related to a developer's or parcel owner's operations. Construction and site grading activities shall require drainage and erosion control which will be implemented prior to construction and exposed soil shall be replanted at the earliest possible date after the completion of such grading.
All erosion and siltation control devices shall be regularly inspected and maintained during development and be in accordance with all applicable Federal, State, and local regulations and guidelines. Where fill is necessary to attain the approved finished grade of any lot, the fill shall be free of waste materials and shall not contain noxious materials that will give off odors of any kind.
Where applicable, storm water diversion will be allowed only if a National Pollution Discharge Elimination System (NPDES) permit is granted by the Missouri DNR.
Site Hazards. Any operation shall be carried on with reasonable precautions against fire and explosion hazards. All areas inside and outside of a building or structure shall conform to all current National Fire Protection Association (NFPA) fire and safety codes. Only minimum quantities of materials including raw materials, reagents, products, by-products, and wastes will be stored on site. Storage, handling, and use of hazardous and/or explosive materials shall be in accordance with Missouri DNR and U.S. Environmental Protection Agency rules and regulations, if applicable.
Building Materials And Disposal. No building materials which will create an exposure hazard to occupants of a facility in excess of Occupational Safety and Health Agency (OSHA) standards will be allowed. All waste and construction materials are to be collected and properly disposed. No waste construction materials are to be incorporated into the fill of a lot within the limits of the City.
Violations And Accidental Spills. All environmental violations including accidental spills are to be reported immediately upon detection to the appropriate agency. Each property owner is responsible for the cleanup and shall copy the City on all correspondence sent or received which relate to the violation/spill including cleanup. Cleanup plans are subject to review and approval by the City prior to implementation in addition to any other appropriate agencies review.
Lighting. All illumination structures, except for approved streetlights, shall be so arranged as not to cast light directly from any source of illumination on any public right-of-way or on adjacent residentially zoned properties.
Utility Regulations. Unless otherwise provided in the Excavations and Public Rights-of-Way Management Chapter, all new utilities must be placed underground in an aesthetic and safe manner. These utilities, would include, but are in no way limited to, fiber optics, electric, telephone, cable, natural gas, sewer, and water.