[Ord. No. 80-48 §1, 7-16-1980]
This Chapter shall be known and may be cited and referred to
as the Bridgeton Subdivision Ordinance.
[Ord. No. 80-48 §1, 7-16-1980]
The purpose of this Chapter is to control the division of land
within the corporate area of Bridgeton in order to promote the public
health, safety and general welfare; to further the orderly development
of land; to establish accurate records of land subdivisions; to facilitate
adequate and coordinated provision for transportation, water, sewerage,
schools, parks and other public requirements; and to preserve natural
features and historic landmarks.
[Ord. No. 80-48 §1, 7-16-1980]
Every subdivision of land within the corporate area of Bridgeton
shall be shown on a plat and submitted to the City for its approval
or disapproval in accordance with the provisions of this Chapter.
No plat shall be recorded in the office of the St. Louis County Recorder
of Deeds and no lots shall be sold from such plat unless and until
it is approved as provided for in this Chapter.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 82-51 §1, 10-6-1982; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 08-41 §1, 8-20-2008]
Unless the context otherwise requires, the following definitions
shall be used in the interpretation and construction of this Chapter:
Any street duly accepted by the City, St. Louis County or
the State of Missouri for maintenance.
Any street, whether public or private, meeting standards
and specifications of the City.
A street primarily for heavy volumes of traffic on a continuous
route or for high vehicular speeds with intersections at grade.
A line on a plat between which line and the street no buildings
or structures may be erected.
A street intended to move traffic from minor streets to the
major highway system. Collector streets are designated on the Major
Thoroughfare Plan of the City.
The Planning and Zoning Commission of the City.
The land set aside for open space including stormwater, retention
lakes, ponding or recreational use for the owners of residential lots
in a subdivision. This land is conveyed by the developer in fee simple
absolute title by a warranty deed to the Trustees. The trust indenture
for common land shall provide that it be used for the sole benefit,
use and enjoyment of the lot owners present and future and shall be
the maintenance responsibility of the trustees of the subdivision.
No lot owner shall have the right to convey his interest in common
land except as an incident of his ownership of a regularly platted
lot.
A plat prepared in accordance with the provisions of Chapter
448, RSMo.
The City Council of Bridgeton.
A grant by a property owner to the public, a corporation,
or a person, for the use of land for a specific purpose.
A street intended to carry through traffic and to which owners
or occupants of abutting lands have no right of access except at such
points and such manner as designated by the public authority controlling
such facility. Expressways or freeways are designated on the Major
Thoroughfare Plan of the City.
All the property abutting on one (1) side of a street between
two (2) intersecting streets (crossing or terminating) measured along
the line of the street, or if the street is dead-ended, then all the
property abutting on one (1) side between an intersecting street and
the dead-end of the street.
A publicly or privately maintained roadway contiguous to,
and generally paralleling, an accepted public street, and established
for the purposes of reducing points of access to and/or eliminating
the parking of vehicles on the accepted public street.
A street intended to carry through traffic to and from major
traffic generators such as large shopping areas and major employment
centers. Major highways are designated on the Major Thoroughfare Plan
of the City as collectors, arterial, expressways and freeways.
A system of describing and identifying land by measure (metes)
and directions (bounds) from an identifiable point of reference such
as a survey monument, the corner of intersecting streets or other
permanent feature.
Any street not an expressway or freeway, major highway or
collector street.
A map or drawing on which the plan of a subdivision is presented
and which is intended to be submitted for approval and recordation
in conformance with the provisions of this Chapter.
Any street which is under the jurisdiction of a private Board
of Trustees, or any street which is privately owned.
A strip of land reserved or acquired by dedication, prescription,
condemnation, gift, purchase, eminent domain or any other legal means,
occupied or intended to be occupied by a street, sidewalk, railroad,
utility, sewer, or other similar use.
The paved area existing on the street right-of-way. The width
of such paved area is measured at right angles to the centerline of
the street.
A public or private right-of-way which affords the principal
means of access to abutting property. The width of a street is the
distance between property lines measured at right angles to the centerline
of the right-of-way.
The division of any land, vacant or improved, into two (2)
or more lots, parcels, sites, units, plots or interests for the purpose
of offer, sale, transfer of ownership, lease or development either
on the installment plan or upon any and all other plans, terms and
conditions, including resubdivision. Subdivision includes the division
or development of residential and non-residential zoned land, whether
by deed, metes and bounds description, devise, intestacy, lease, map,
plat or other recorded instrument. Subdivision further includes the
dedication or establishment of a public or private street through
a tract of land.
A subdivision which establishes not more than four (4) lots
in a non-residentially zoned district which meets all of the following
requirements:
The proposed subdivision does not include, and this Chapter
does not require any improvement other than sidewalks (a right-of-way
dedication for the widening of an accepted public street shall not
be considered an improvement for this purpose).
The proposed subdivision does not include a provision for common
land or recreational facilities.
The proposed subdivision does not adversely affect the development
of the parcel proposed for subdivision or of adjoining property.
The proposed subdivision is not in conflict with any provision
of this Chapter, the Zoning Ordinance or any other ordinance of the
City.
A subdivision which establishes not more than two (2) lots
and meets all of the following requirements:
The proposed subdivision does not include, and this Chapter does not require any improvement other than sidewalks (a right-of-way dedication for the widening of an accepted public street shall not be considered an improvement for this purpose). On lots which will be developed as a result of the proposed subdivision and which front on streets already improved or up to City standards, then the proposed subdivision shall not be required to conform to the requirements stipulated in Section 400.260 of this Chapter.
The proposed subdivision does not include a provision for any
common land or recreational facilities.
The proposed subdivision does not adversely affect the development
of the parcel proposed for subdivision or of adjoining property.
The proposed subdivision is not in conflict with any provisions
of this Chapter, the Zoning Ordinance or any other ordinance of the
City.
[Ord. No. 90-34 §1, 4-4-1990; Ord. No. 93-47 §1, 6-16-1993; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 96-50 §1, 8-7-1996]
A.
Prior to subdividing or resubdividing any tract or parcel of land within the corporate limits of the City, the owner or his authorized agent shall submit to the Commission an application together with copies of a preliminary plan of the proposed subdivision in the quantity designated by the Commission. The owner or his authorized agent is encouraged to meet with the City's staff prior to formalizing a preliminary plan application to seek advice and direction in presenting the application and required items. (See Section 400.150 for a Minor Subdivision). A copy of the preliminary plan will be sent by the City to each of the following offices for review and comment:
1.
Metropolitan St. Louis Sewer District.
2.
St. Louis County Health Department.
3.
Union Electric Company.
4.
Laclede Gas Company.
5.
St. Louis County Water Company.
6.
St. Louis County Department of Revenue.
7.
Southwestern Bell Telephone Company.
8.
Board of Trustees of the fire district serving the property proposed
to be subdivided.
9.
Board of Education of the school district serving the property proposed
to be subdivided.
10.
St. Louis County Department of Highway and Traffic, or the Missouri
Highway and Transportation Commission if access to the proposed subdivision
is from a County road or a State road.
11.
City Police Department.
12.
City Department of Parks and Recreation.
13.
Crown Cable.
B.
The
Commission shall study the preliminary plan with respect to the minimum
standards and requirements of the ordinances of the City, as well
as comments received from the above offices, and shall recommend to
the City Council the approval, approval with conditions, or rejection
of such plan within sixty (60) days after the day of submission thereof,
unless the applicant agrees to an extension of time. If the Commission
does not act within such period of time, the preliminary plan shall
be deemed to be recommended as approved, but such approval does not
constitute an acceptance of the subdivision final plat by the Commission
or the Council. Preliminary plans that do not contain all required
information will not be recommended for approval by the Commission.
C.
The
owners of property within one hundred eighty-five (185) feet of the
land proposed to be subdivided shall be notified by certified mail
of the date and time of the meeting at which the Commission will review
the preliminary plan and shall be afforded the opportunity to be heard
at such meeting. In addition, notice of such time and place shall
be published in a newspaper of general circulation in the City of
Bridgeton at least fifteen (15) days prior to such meeting.
D.
The
City Council, within sixty (60) days of receipt of the Commission's
recommendation, shall approve or reject the preliminary plan stating
the reasons for any rejection, or shall approve the plan with such
conditions as may be within the power of Bridgeton to impose under
the standards and provisions of this Chapter. The applicant shall
be notified in writing of the Council's action on a preliminary plan.
E.
The
Council approval of the preliminary plan shall be valid for a period
of two (2) years from the date of such approval, or such longer period
as the City Engineer may authorize in writing to facilitate adequate
and coordinated provisions for transportation, water, sewerage, schools,
parks, playgrounds or other public requirements. If no final plat
is submitted and approved within said two (2) year period, or such
longer period as the City Engineer authorizes, the approval of the
preliminary plan shall expire.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
A.
The
preliminary plan shall be any scale from one (1) inch equals twenty
(20) feet through one (1) inch equals one hundred (100) feet, so long
as the scale is an increment of ten (10) feet and shall contain the
following information:
1.
A key or location map showing the tract and its relation to the surrounding
area.
2.
A north arrow and graphic scale.
3.
The name proposed for the tract to be subdivided, which shall be
original and not a duplication of the name of any previously recorded
subdivision or development in St. Louis County.
5.
The approximate area of the tract stated in tenths of an acre.
6.
Sufficient contour data to indicate the slope and drainage of the
tract and the high and low points thereof. Contour data shall extend
one hundred fifty (150) feet beyond the limits of the subdivision
boundaries. U.S.G.S. data is acceptable.
7.
The location of existing and proposed property lines and streets, watercourses, sink holes, areas within the tract subject to inundation by stormwater, or within an area of special flood hazards as delineated by Chapter 405 of the City Code of ordinances, railroads, bridges, culverts, storm sewers, sanitary sewers, easements of record, existing buildings or other improvements that are to remain, and significant natural features, but not limited to wooded areas and rock formations.
8.
The results of any tests made to ascertain subsurface rock and soil
conditions and the water table.
9.
U.S. Survey Township, Range, and Section lines, as well as zoning
district, school district, fire district and other special districts
in which the tract is located.
10.
Any proposed alteration, adjustment or change in the elevation or
topography of any area.
11.
Lot lines and approximate minimum and maximum size of lots into which
the tract is proposed to be subdivided.
12.
Proposed type of treatment or method of sewage disposal.
13.
If the developer intends to subdivide any portion of the parcel for
use of multiple-dwelling units then the preliminary plat shall, in
addition, include the following data:
14.
A certification by the party who prepared the plan that the plan
is a correct and accurate representation of the matters shown thereon.
15.
An updated title commitment shall be submitted.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996]
A.
Upon receipt of notification of approval of the preliminary plan by the Commission, the applicant may proceed with the preparation of detailed plans and specifications for the improvements required in Sections 400.250 through 400.350. All such improvements shall be designed and constructed in compliance with:
1.
"Design Criteria for the Preparation of Improvement Plans" published
by the St. Louis County Department of Highways and Traffic,
2.
"Missouri Standard Plans for Highway Construction" published by the
Missouri Highway and Transportation Commission,
3.
MSD Rules and Regulations and Engineering Design Requirements for
Sanitary Sewage and Stormwater Drainage Facilities,
4.
Bridgeton Code of Ordinances,
5.
St. Louis County Standard Specifications for Highway Construction,
6.
Missouri Standard Specifications for Highway Construction,
7.
MSD's Standard Construction Specifications for Sewer and Drainage
Facilities, and
8.
Other applicable laws, ordinances and Codes, and shall be free of
defects.
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Such plans and specifications shall be prepared by a registered
engineer or land surveyor. The applicant shall submit completed plans
and specifications to the City and to the agencies, offices or companies
having jurisdiction over such improvements and secure written approvals
thereof. Improvement plans shall be prepared on an exhibit twenty-four
(24) inches by thirty-six (36) inches and shall contain the following
information:
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1.
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Title page, which shall include key map showing the relationship
of the area to be subdivided to the tract and which shall reflect
any areas of the tract previously subdivided plus adjacent streets.
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2.
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North arrow and graphic scale.
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3.
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Title block showing name and address of the developer and the
name, address and seal of the registered engineer or land surveyor
preparing the plans.
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4.
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One (1) or more bench marks, in or near the subdivision to which
the subdivision is referenced. The identity and elevation shall be
based on the National Geodetic Vertical Datum of 1929.
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5.
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List of the standards and specifications followed, citing volume,
section, page or other references.
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6.
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Paving details conforming to standards required by this Section
for highway construction.
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7.
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Details of streets, existing and proposed sanitary sewers, drainage
channels, swales, and storm sewers conforming to standards required
by this Section.
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8.
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Plans and profiles of streets and sewers, scale not less than
one (1) inch equals one hundred (100) feet horizontal; and one (1)
inch equals ten (10) feet vertical.
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9.
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Existing and proposed survey monuments on street plans or on
submitted copy of plans to be on proposed record plan.
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B.
Prior to constructing such improvements, the applicant shall submit to the City copies of the written approvals from all necessary agencies, offices or companies and obtain authorization from the City to proceed with such construction. The City shall review the approvals to ascertain that the requirements for the improvements contained in Sections 400.250 through 400.350 are being complied with. The City shall either find that such requirements are being complied with and authorize the applicant to proceed with construction, or find that such requirements are not being complied with and identify deficiencies which must be corrected before authorization to proceed is given. The applicant shall be notified in writing of the City's findings.
C.
Approval
by the City of the improvement plans shall be valid for a period of
two (2) years from the date of approval, or for such longer period
as the City Engineer may authorize in writing to facilitate adequate
and coordinated provisions for transportation, water, sewerage, schools,
parks, playgrounds or other public requirements. If the construction
of the improvements shall not have been completed within the two (2)
year period or such longer period as the City Engineer authorized,
a resubmission and review of the improvement plans by the City shall
be required.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 91-78 §§1 — 2, 11-6-1991; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996; Ord.
No. 99-88 §§1 — 3, 12-8-1999]
A.
Before
the final plat of any subdivided area shall be approved and recorded,
the subdivider shall make and install the improvements described in
this Chapter. In lieu of final completion of the minimum improvements
before the plat is finally approved, the subdivider may post a performance
bond or a letter of credit or enter into an escrow agreement, in form
and substance satisfactory to the Administrative Assistant and the
City Engineer, with the City, which performance bond or letter of
credit or escrow agreement will ensure to the City that the improvements
described in this Chapter shall be completed by the subdivider within
two (2) years after final approval of the plat and shall be free from
defects. The amount of such performance bond or letter of credit or
escrow agreement shall not be less than the estimated cost of completing
the improvements described in this Chapter, as such amount is estimated
by the City Engineer.
B.
Any
performance bond shall conform with the following requirements:
1.
The bonding company shall have an A.M. Best Company rating of at
least "B". If the bonding company shall cease to have such rating,
the subdivider shall provide a new bond or letter of credit or escrow
complying with the requirements of this Section.
2.
The bond shall provide that the bond shall remain in force in its
full principal sum until the subdivision improvements are finally
approved and accepted by the City and by each agency, office or company
having jurisdiction over any of such improvements.
3.
The bond shall remain in force for ten percent (10%) of its full
principal sum for a period of one (1) year after the final approval
and acceptance of the subdivision improvements by the City and such
agencies, offices or companies to guarantee maintenance of the improvements
for a one (1) year period after approval and acceptance.
4.
The bond shall contain such other terms and provisions as may be
determined by the Administrative Assistant.
C.
Escrow Agreements.
1.
Any escrow agreement shall conform with the following requirements:
a.
The escrowee shall not be related in any way to the subdivider or
to any lender for the project, and the subdivider shall furnish to
the City such written evidence of the independence of the escrowee
as may be required by the City.
b.
The escrow funds shall not be co-mingled with any other funds and
shall be kept in separate investments approved by the City or in a
separate bank account for which the City shall receive monthly statements.
c.
The escrow funds may be withdrawn only upon the joint signatures
of an authorized Bridgeton official and the escrowee, except as otherwise
provided by law or the escrow agreement.
d.
The City, by direction of the Administrative Assistant or City Engineer,
may draw directly on the escrow funds to pay directly for any subdivision
improvements that the City may complete or cause to be completed or
to pay directly for repairs of any defects in the improvements that
occur during the term of the escrow and are not corrected by the subdivider.
e.
The escrowee, upon written demand by the Mayor, Administrative Assistant
or City Engineer, shall pay over to the City the balance of the escrow
funds in the event the subdivider shall cease work on the subdivision
improvements or shall fail to complete such improvements within two
(2) years after the final approval of the plat. Said funds shall be
held and disbursed by the City to pay for any subdivision improvements
that the City may complete or cause to be completed or to pay for
repairs of any defects in the improvements that occur within the term
of such escrow. The City shall repay to the escrowee or to the other
party to the escrow agreement any balance of such funds that may remain
after all such payments by the City from such funds.
f.
Any escrow funds held by the City to secure actual construction and
installation on each component of the improvements or utilities shall
be released within thirty (30) days of completion of each category
of improvement or utility work to be installed, minus a maximum retention
of five percent (5%) which shall be released upon completion of all
improvements and utility work. Any such category of improvement or
utility work shall be deemed to be completed upon certification by
the City Director of Public Works that the project is complete in
accordance with the ordinances of the City including the filing of
all documentation and certifications required by the City in complete
and acceptable form. The release shall be deemed effective when the
escrow funds are duly posted with the United States Postal Service
or other agreed upon delivery service or when the escrow funds are
hand delivered to an authorized person or place as specified by the
owner or developer.
g.
If the City has not released the escrow funds within thirty (30)
days as provided in this Section, the City shall pay the owner or
developer in addition to the escrow funds due the owner or developer,
interest at the rate of one and one-half percent (1½%) per
month calculated from the expiration of the thirty (30) day period
until the escrow funds have been released. Any owner or developer
aggrieved by the City's failure to observe the requirements of this
Section may bring a civil action to enforce the provisions of this
Section. In any civil action or part of a civil action brought pursuant
to this Section, the court may award the prevailing party or the City
the amount of all costs attributable to the action, including reasonable
attorney's fees.
h.
Nothing in this Subsection (C)(1) shall apply to performance, maintenance and payment bonds or letters of credit required by the City.
i.
The agreement shall contain such other terms and provisions as may
be determined by the Administrative Assistant.
2.
The subdivider shall in addition to the escrow fund post a bond for
ten percent (10%) of the full amount of the escrow sum for a period
of one (1) year after the final approval and acceptance of the subdivision
improvements by the City and by each agency, office or company having
jurisdiction over such improvements, to guarantee maintenance of the
improvements for a one (1) year period after approval and acceptance.
D.
Any
letter of credit shall conform with the following requirements:
1.
The issuer of the letter of credit shall be a bank with a banking
house in St. Louis or St. Louis County, Missouri. Such bank shall
not be related in any way to the subdivider.
2.
The letter of credit may be reduced by the amount authorized by direction
of the Administrative Assistant or City Engineer upon completion and
inspection of improvements. The City will issue a release letter to
the Issuing Bank authorizing a reduction in the obligation secured
by the letter of credit. A copy of this letter authorizing the reduction
is mailed to the developer.
3.
The letter of credit shall remain in effect for ten percent (10%)
of its full sum for a period of one (1) year after such final approval
and acceptance to guarantee maintenance of said improvements for a
period of one (1) year after approval and acceptance.
4.
The City shall have the right to draw on said letter of credit to
pay for any improvements the City may complete or cause to be completed
or to pay for any repairs of any defects in the improvements that
occur within the aforesaid one (1) year guarantee period and are not
corrected by the subdivider.
5.
The letter of credit shall contain such other terms and conditions
as the Administrative Assistant may determine.
E.
The
amount of any such performance bond or letter of credit or escrow
agreement shall be increased, from time to time, by such additional
amounts as the City Engineer shall determine are necessary to complete
the improvements described in this Chapter or to correct any defects
in such improvements.
F.
In
the event the subdivider does not within ten (10) days after notification
provide such additional amounts as the City Engineer may determine
to be necessary to be required to complete or to correct any defect
in said improvements, or shall cease work on the subdivision improvements,
or shall fail to complete the subdivision improvements in accordance
with the approved plans therefor within two (2) years from the date
hereof or shall fail to correct any defect in said improvements within
ten (10) days after notification to do so, the City, in addition to
any other legal remedies available, may pursue any or all of the following
remedies:
1.
The City may complete or cause to be completed the improvements described
in this Chapter or may correct or cause to be corrected any defect
in such improvements.
2.
The City may revoke all building permits issued to the subdivider
in the City of Bridgeton and may refuse to issue any further building
permits to the subdivider.
3.
The City may order the termination of any further work by the subdivider
in the City of Bridgeton.
4.
The City may deny any occupancy permit for any building in the subdivision
for which an occupancy permit was not heretofore issued and may file
with the Recorder of Deeds of the County of St. Louis a notice that
no occupancy permits will be issued for any building in the subdivision.
5.
The City may take any action available with respect to any bond,
letter of credit or escrow agreement to protect the City's rights.
6.
The City may sue the subdivider for any additional cost of completing
or correcting any defects in the subdivision improvements not recovered
from the subdivider or from any performance bond, letter of credit
or escrowed account.
G.
All
performance bonds or letters of credit or escrow agreements shall
be signed or accepted on behalf of the City by the Administrative
Assistant.
H.
At any time, upon recommendation of the City Engineer, the City may allow a transfer of funds from an existing bond, escrow account or letter of credit to a Trust and Agency Fund in a sum equal to the cost of construction improvements to adjacent streets required by Section 400.260 as determined at acceptance of the final plat, and such transfer shall be deemed to satisfy such construction improvement requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 96-49 §1, 8-17-1996]
A.
Upon completion of the construction of required improvements, including final inspections and approvals by the responsible agencies, offices and companies, or the submission to the City of either a performance bond or letter of credit or escrow agreement in accordance with Section 400.080, together with approvals of detailed improvement plans and specifications, the applicant may submit a final plat for all or portion of the lands covered by the preliminary plan. Such submission shall consist of an original drawing on reproducible mylar and copies thereof in the quantity designated by the Commission.
1.
In the case of any proposed subdivision where (1) there is to be
common ground and (2) there is to be a subdivision indenture which
creates a Board of Trustees for such subdivision and (3) property
owners subsequent in interest to the subdivider have not yet elected
a majority of the Board of Trustees of such subdivision, the developer
of such proposed subdivision shall, before approval of the final plat
of such subdivision, deposit with the City a sum of money equal to
thirty percent (30%) of the estimated cost of construction of all
subdivision improvements except streets, sidewalks and sewers. The
City shall maintain said deposit in a separate account for the uses
and purposes herein provided.
The City shall retain said deposit until such time as a majority
of the Board of Trustees of such subdivision shall be persons elected
by property owners in said subdivision subsequent in interest to the
subdivider. Upon the subdivider furnishing to the City a letter from
the Chairman of the Board of Trustees identifying each member of the
Board of Trustees and stating whether such member is a property owner
subsequent in interest to the subdivider and certifying that a majority
of the Board of Trustees of such subdivision have been elected by
property owners subsequent in interest to the subdivider, the City
shall refund to the subdivider such deposit.
B.
If
the final plat conforms in substance to the approved preliminary plan
and if matters relating to required improvements are found in order,
the Commission shall recommend to the City Council the approval of
the final plat. If such is not the case, the Commission shall recommend
to the Council that the final plat not be approved and the applicant
shall be informed in writing as to the reasons therefor. The Commission
shall act upon a final plat within sixty (60) days of its submission
unless the applicant agrees to an extension of the time. A copy of
the final plat recommended for approval by the Commission shall be
signed by its Chairman.
C.
The
recommendation of the Commission shall be presented to the Council
for its approval or rejection. If the final plat conforms to the approved
preliminary plan and if matters relating to required improvements
are found in order, the Council shall approve the final plat. If such
is not the case, the final plat shall not be approved. The applicant
shall be informed in writing of the action of the Council.
D.
If
the Commission has not approved the final plat of the subdivision,
the Council may approve said plat only by the affirmative vote of
three-fourths (3/4) of all of the members.
E.
Upon approval of the final plat by the City Council, the Mayor and City Clerk shall place their signatures on the plat, with the date of such approval. The applicant shall file the final plat with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Council. If any final plat is not filed within this period, the approval shall expire. Upon recording, the subdivider shall file with the City Engineer one (1) copy of the recorded plat, showing the book and page of recording. Approval of the final plat does not constitute acceptance of dedications or improvements. (See Section 400.320)
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
A.
The
final plat shall be prepared by a registered engineer or land surveyor,
and be drawn at any scale from one (1) inch equals twenty (20) feet
to one (1) inch equals one hundred (100) feet in any increment of
ten (10) feet on one (1) or more sheets whose maximum dimensions are
thirty (30) inches by forty-two (42) inches. In certain unusual instances
where the subdivided area is of unusual size or shape, the City Engineer
may permit a variation in the scale or size of the final plat. If
more than one (1) sheet is required, a key map on sheet #1 showing
the entire subdivision at reduced scale shall be provided. The final
plat shall show and be accompanied by the following information:
1.
North arrow, graphic scale, and name of owner or owners.
2.
All U.S. Survey Section, Township and Range Lines.
3.
The lines of all proposed streets with their widths and names.
4.
An accurate delineation of any property offered for dedication to
public use.
5.
The line of departure of one (1) street from another.
6.
The boundary lines of all adjoining lands and the right-of-way lines
of adjacent streets with their widths and names.
7.
All lot lines, including their dimensions and an identification system
for all lots and blocks.
8.
Building lines and easements for right-of-way provided for public
use, services or utilities, with figures showing their dimensions.
9.
All dimensions and bearings, both linear and angular, radii and arcs,
necessary for locating the boundaries of the subdivision, blocks,
lots, streets, alleys, easements, building lines, and of any other
areas for public or private use.
10.
All survey monuments, together with their descriptions.
11.
Area in square feet for each lot or parcel on the plat or a supplemental
sheet showing same.
12.
Name of subdivision and description of property subdivided, showing
its location and area.
13.
Certification by the engineer or land surveyor to the effect that
the plat represents a survey made by him, and that the locations of
all required survey monuments, installed or to be installed, are correctly
shown thereon. The month and year during which the survey was made
shall also be shown.
14.
Private restrictions and/or trust indentures where required by ordinance
and their periods of existence. Should such restrictions and trusteeships
be of such length as to make the lettering of same on plat impracticable
and thus necessitate the preparation of a separate instrument, reference
to such instrument shall be made on the plat.
15.
A certificate by County tax officials showing that there are no delinquent
taxes outstanding.
[Ord. No. 80-48 §1, 7-16-1980]
The City Engineer shall assist the Commission in the discharge
of its responsibilities under this Chapter by examining preliminary
plans, improvement plans and final plats and by coordinating with
other officials and agencies as necessary in order to provide the
Commission with the professional and technical input appropriate to
facilitating its review and decision on each application.
[Ord. No. 80-48 §1, 7-16-1980]
The registered professional engineer or land surveyor employed
by the developer to design the improvement plans shall be responsible
for the submission of improvement design details and specifications,
as well as staking out and supervision of the installation of said
improvements.
[Ord. No. 80-48 §1, 7-16-1980]
Periodic inspections by the City Engineer shall be made of the
subdivision area during the planning stages and as construction progresses.
Final inspection shall be made before improvements are accepted by
the City for maintenance.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
Upon completion of all improvements and installations as required,
the developer's engineer shall file with the City Engineer an affidavit
stating that all construction, improvements, work and materials fully
comply with applicable specifications and designs. At the same time
he shall file with the City Engineer detailed plans, certified by
him, showing all improvements and installations as built.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
If the City Engineer finds that a subdivision meets all of the
requirements for a minor subdivision, as defined in this Chapter,
the City Engineer shall waive the requirement of submission of all
plans except the final plat.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 88-28 §§1 — 2, 5-4-1988]
A.
In
the case of the sale or exchange of parcels of land in residential
districts to or between adjoining property owners, where such sale
or exchange does not create additional lots and where the original
lots are not reduced below the minimum sizes required by the Zoning
Ordinance, and where, to the extent physically possible, other requirements
of the Zoning Ordinance are complied with, such owners shall submit
to the City Engineer a plat showing the proposed adjustment of lot
lines together with buildings and other improvements on the properties.
The information shown on the plat shall be attested as to correctness
by a registered engineer or land surveyor.
B.
In
the case of the sale or exchange of parcels of land in Rural, "B"
or "M" Districts, to or between adjoining property owners, where such
sale or exchange does not create additional lots and where the original
lots are not reduced below the minimum sizes required by the Zoning
Ordinance, or when no minimum lot size is required by the Zoning Ordinance,
the original lot shall not be reduced to less than six thousand (6,000)
square feet, and where, to the extent physically possible, other requirements
of the Zoning Ordinance are complied with, such owners shall submit
to the City Engineer a plat showing the proposed adjustment of lots
lines together with buildings and other improvements on the property.
The information shown on the plat shall be attested to as to correctness
by a registered engineer or land surveyor.
C.
If
the City Engineer finds such plat and adjustment in property lines
to be in order and in compliance with the requirements of this Chapter
and the Zoning Ordinance, he shall approve the plat by signing it
on behalf of the City of Bridgeton. The owners shall file the plat
with the St. Louis County Recorder of Deeds within sixty (60) days
after approval by the City Engineer. If any such plat is not filed
within this period the approval shall expire. The owners shall provide
the City with a copy of the recorded plat showing the book and page
of recording, as evidence of compliance with the above requirements.
[Ord. No. 96-32 §1, 5-1-1996]
In the case of a proposed subdivision of a lot, that does not
have the required frontage on a public street, a permanent easement
of access to a public street and for utilities of not less than thirty
(30) feet in width will be permitted. A lot developed in this manner
is not encouraged unless there is no other alternative to develop
the lot or surrounding area. A roadway width of not less than ten
(10) feet wide shall be required and meet driveway requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §1, 10-29-1980; Ord. No. 96-50 §1, 8-7-1996; Ord. No. 04-34 §5, 5-19-2004]
A.
The
developer of a proposed subdivision containing less than ten (10)
lots may, after approval of the preliminary plan by the Commission,
submit a display house plat to the City Engineer for review and approval
of no more than two (2) display houses.
There may be one (1) display house for every fifteen (15) additional
lots beyond the first ten (10) lots, not to exceed ten (10) display
houses for the subdivision. The display house plat shall include a
complete outboundary survey of the proposed subdivision and the location
of each display house in relation to proposed lots. The script of
the display house plat shall contain terms and conditions as required
by the City Engineer including the following:
1.
The display house plat shall be recorded with the St. Louis County
Recorder of Deeds prior to the issuance of a building permit for a
display house;
2.
The display house plat shall become null and void upon the recording
of a final plat that establishes that each display house is on an
approved lot;
3.
No part of the proposed subdivision may be conveyed or an occupancy
permit issued for any structure thereon until the display house(s)
have been located on approved lots; and
4.
If the initial construction of a display house has not commenced
within sixty (60) days after the City Engineer's approval of the display
house plat, such approval shall lapse and the said plat shall be null
and void.
5.
Display house plat fee, three hundred dollars ($300.00).
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §2, 10-29-1980; Ord. No. 04-34 §6, 5-19-2004]
A.
At
the time of filing a preliminary plan of a proposed subdivision, the
subdivider shall pay a filing fee based on the following schedule:
|
Three (3) or less lots
|
$500.00
| |
|
Four (4) to twenty (20) lots
|
$700.00
| |
|
More than twenty (20) lots
|
$900.00
|
B.
At
the time of filing a final plat, the subdivider shall pay a fee of
two hundred dollars ($200.00) per lot, but not less than five hundred
dollars ($500.00). The fees thus collected shall be in lieu of the
fees for City permits and inspections during the installation, by
the subdivider, or required improvements such as paving, storm drainage
facilities and other improvements to rights-of-way.
C.
At
the time of filing the plat for a minor subdivision, the subdivider
shall pay a filing fee of six hundred fifty dollars ($650.00). At
the time of filing a minor boundary adjustment plat, the owner of
the land shall pay a filing fee of five hundred dollars ($500.00).
For a minor subdivision or a minor boundary adjustment plat, the final
plat fee of two hundred dollars ($200.00) per lot is not required.
D.
For
any subdivision or planned development with respect to which any Section
of this Chapter or the Zoning Ordinance requires the applicant to
submit a subdivision indenture or trust indenture, the applicant's
filing fee shall be increased by four hundred dollars ($400.00).
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 90-56 §1, 6-6-1990; Ord.
No. 00-29 §1, 4-19-2000]
A.
Whenever
the tract to be subdivided is of such unusual size or shape or is
surrounded by such development or unusual conditions that the strict
application of the requirements contained in this Chapter would result
in real difficulties and substantial hardships or injustices, the
Commission may vary or modify such requirements so that the subdivider
is allowed to develop his property in a reasonable manner but so,
at the same time, the public welfare and interests of the City are
protected and the general intent and spirit of this Chapter are preserved;
provided that where construction standards or requirements are to
be varied, the City Engineer concurs that the resultant construction
will be adequate to provide the required service and/or meet the anticipated
need.
B.
Whenever
a subdivision is developed under the planned development provisions
of the Zoning Ordinance, wherein public open space as well as traffic
and access requirements are being provided as part of an overall plan,
the Commission may vary the requirements of this Chapter in any respect;
provided that where construction standards or requirements are to
be varied, the City Engineer concurs that the resultant construction
will be adequate to provide the required service and/or meet the anticipated
need; and further provided that the overall dwelling unit density
in the development is not greater than that permitted under the Zoning
Ordinance.
C.
Whenever
the tract to be subdivided is of such unusual size or shape or surrounded
by such development and unusual construction that the strict application
of applicable lot dimensions and yard setback requirements of the
Zoning Ordinance would result in real difficulties and subsequent
hardships or injustices, the Commission may vary or modify such requirements
so that the subdivider is allowed to develop his property in a reasonable
manner, but so, at the same time, the public welfare and interests
of the City are protected and the general intent and spirit of this
Chapter are preserved; provided, that nothing in this Subsection shall
be construed to permit the Commission to vary the minimum lot size
as required by the Zoning Ordinance.
D.
The
developer may request a variance from any requirement of City ordinances
for the construction of sidewalks because of geographic or topographic
conditions or the condition of property adjoining the area proposed
to be subdivided or any other conditions which would make it impossible,
impractical or otherwise not beneficial to the interests of the City
to require sidewalk construction, and the developer may also request
a waiver for the deposit of funds in lieu of the construction of such
sidewalks.
1.
Such request shall be submitted by the developer as an explicit but
integral part of the preliminary subdivision plan submitted for consideration
to the Planning and Zoning Commission and the City Council.
2.
Upon such request, the Commission may recommend to the Council to
grant a variance for the construction of such sidewalks and may also
recommend that the deposit of funds for the construction of such sidewalks
be waived.
3.
Upon consideration of such request, the City Council may grant such
variance or waiver by majority of its vote, however, six (6) affirmative
votes will be required to grant such variance or waiver, when such
request fails to obtain a positive recommendation from the Planning
and Zoning Commission.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §3, 10-29-1980]
A.
The
owner of a lot or a parcel of land created or subdivided in violation
of or without compliance with the provisions of this Chapter may apply
to the City Engineer for the approval of a subdivision plat of said
lot or parcel. The owner shall submit a plat for the proposed subdivision
along with the application and a filing fee of three hundred dollars
($300.00). The City Engineer shall make an investigation of the facts
and circumstances of the original illegal subdivision and the present
status of the illegally subdivided lot or parcel of land and shall
make a recommendation as to whether the application shall be approved
or rejected, taking into consideration conditions that should be imposed
and the following factors:
1.
Whether it is impossible, impractical or infeasible to require the
owner of the illegally subdivided lot or parcel of land (either alone
or in conjunction with other owners of lots or parcels of land which
were created or subdivided without compliance with the provisions
of this Chapter in conjunction with the illegal subdivision of the
applicant's parcel of land) to make boundary adjustments, dedications
or other changes so as to make the lot or parcel of land conform to
the requirements of this Chapter;
2.
Whether the illegal subdivision was made in justifiable ignorance
of the requirements of this Chapter and without an intent to evade
the requirements of this Chapter;
3.
Whether the lot or parcel of land was acquired by the present owner
or his predecessor in interest in ignorance of the illegality of such
lot or parcel;
4.
Whether the failure to comply with the provisions of this Chapter
has materially impaired or hindered the ability of the owner of the
lot or parcel of land to develop his property in a reasonable manner;
and
5.
Whether the public welfare and interest of the City of Bridgeton
will be protected and the general intent and purpose of this Chapter
will be preserved if the application is granted.
B.
The
City Engineer shall forward his findings and his recommendation to
the Commission, which shall review the application and forward its
recommendation thereon to the Council. The Council may by ordinance
approve the plat of the subdivision of the property upon such terms
and conditions as the Council determines will most equitably preserve
the general intent and purpose of this Chapter. The Council may condition
its approval upon the making of such boundary adjustments, dedications
or other changes or conditions as the Council deems necessary to preserve
the purpose and intent of this Chapter, and the Council shall not
enact an ordinance approving any such plat until the applicant has
posted bond or other security satisfactory to the City Engineer in
an amount approved by the City Engineer to assure to the City completion
of any subdivision improvements required under the proposed ordinance
for such property.
C.
The
enactment of an ordinance approving a plat of a lot or parcel of land
created or subdivided in violation of or without compliance with the
provisions of this Chapter shall, with respect to approval of that
plat, be in lieu of any other proceedings otherwise required under
this Chapter.
D.
The
owner shall file the plat with the St. Louis County Recorder of Deeds
within sixty (60) days after Council approval. If any such plat is
not filed within this period the approval shall expire. The owners
shall provide the City with a copy of the recorded plat showing the
book and page of recording as evidence of compliance with the above
requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §4, 10-29-1980; Ord. No. 04-34 §7, 5-19-2004]
A.
The
owner of lands included within a recorded plat or portion thereof
may apply for the vacation of such plat or portion thereof by filing
with the Commission an application giving a specific legal description
of the property affected, the reasons why such vacation is necessary
and the anticipated impact of such vacation on adjacent lands, together
with a filing fee of five hundred dollars ($500.00).
B.
The
owners of property within one hundred eighty-five (185) feet of the
land involved in the proposed vacation shall be notified by certified
mail of the date and time of the meeting at which the Commission will
review the application and shall be afforded the opportunity to be
heard at such meeting.
C.
The
Commission shall study the proposal and its possible impacts and shall
forward its recommendations thereon to the Council. If the City Council
finds that the public welfare and interest of the City will be protected
and that the general intent and purpose of this Chapter will be preserved
if the vacation is granted, the Council may vacate the plat or portion
thereof with such restrictions as it deems appropriate to protect
the public interest. If the Commission recommends against the vacation
or if a protest against it is presented in writing to the City Clerk,
duly signed and acknowledged by ten percent (10%) or more of the owners
of land within one hundred eighty-five (185) feet of the property
involved in the proposal, the vacation shall not become effective
except by the favorable vote of three-fourths (¾) of all of
the members of the Council.
[Ord. No. 80-48 §1, 7-16-1980]
A.
No
plat of any subdivision shall be entitled to be recorded by the St.
Louis County Recorder of Deeds or have any validity until it shall
have been approved in the manner prescribed herein.
B.
The
Building Official shall not issue building or repair permits for any
structure located on a lot in any subdivision, the plat of which has
been prepared after June 5, 1957, but which has not been approved
in accordance with the provisions contained herein. Neither shall
any building or repair permit be issued for a structure located on
a lot which has been created, sold or transferred after June 5, 1957,
in violation of this Chapter.
C.
The
Council shall not permit any public improvements over which it has
any control to be made or any money expended for improvements in any
area that has been subdivided or upon any street that has been platted
after June 5, 1957, unless such subdivision or street has been approved
in accordance with the provisions contained herein.
[Ord. No. 80-48 §1, 7-16-1980]
Any regulations or provisions of this Chapter may be changed
and amended from time to time by the Council; provided however, such
changes or amendments shall not become effective until after study
and report by the Commission, and after a public hearing thereon,
held by the Council. If the Commission submits no report within sixty
(60) days, or such longer period as agreed to by the Council, it shall
be considered to have made a report favoring the proposed changes
or amendments.
[Ord. No. 82-51 §2, 10-6-1982; Ord. No. 04-34 §8, 5-19-2004]
A.
An owner, or his authorized agent, of a tract of land within the corporate limits of the City desiring to file a condominium plat for the subdivision of such tract shall prepare and obtain approval of the preliminary plat of the subdivision in accordance with Sections 400.050 and 400.060, and improvement plans and installation in accordance with Sections 400.070 and 400.080. The preliminary plan shall, in addition to the information prescribed in Section 400.060, provide locations of proposed buildings, the proposed property divisions within existing and/or proposed buildings, the means of ingress/egress to the development, proposed easements, and proposals with respect to trust indentures and public dedications.
B.
Upon completion of the construction of required improvements, including final inspections and approvals by the responsible agencies, officials and companies, or the submission to the City of either a performance bond or escrow agreement in accordance with Section 400.080, together with approvals of detailed improvement plans and specifications, the applicant may submit a condominium plat for all or a portion of the lands covered by the preliminary plan. Such submission shall consist of an original drawing on reproducible mylar and copies thereof in the quantity designated by the Commission, and shall conform to the requirements of Chapter 448, RSMo.
C.
If
the condominium plat conforms to the approved preliminary plan and
if matters relating to required improvements are found in order, the
Commission shall recommend to the City Council the approval of the
condominium plat. If such is not the case the Commission shall recommend
to the Council that the condominium plat not be approved and the applicant
shall be informed in writing as to the reasons therefor. The Commission
shall act upon a condominium plat within sixty (60) days of its submission,
unless the applicant agrees to an extension of the time. A copy of
the condominium plat recommended for approval by the Commission shall
be signed by the Chairman.
D.
The
recommendation of the Commission shall be presented to the Council
for its approval or rejection. If the condominium plat conforms to
the approved preliminary plan and if matters relating to required
improvements are found in order, the Council shall approve the condominium
plat. If such is not the case, the condominium plat shall not be approved.
The applicant shall be informed in writing of the action of the Council.
If the Commission has not approved the condominium plat, the Council
may approve said plat only by the affirmative vote of three-fourths
(3/4) of all of the members.
E.
Upon approval of the condominium plat by the City Council, the Mayor and City Clerk shall place their signatures on the plat with the date of such approval. The applicant shall file the condominium plat with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Council. If any condominium plat is not filed within this period, the approval shall expire. Upon recording, the subdivider shall file with the City Engineer one (1) copy of the recorded plat showing the book and page of recording. Approval of the condominium plat does not constitute acceptance of dedications or improvements. (See Section 400.320)
F.
The subdivider of a condominium plat shall be subject to the requirements of Sections 400.110 through 400.140 inclusive. The condominium plat shall conform with the requirements of Sections 400.250 through 400.350 inclusive, except when a variance is granted in accordance with the provisions of Section 400.190.
G.
At
the time of filing the preliminary plan, the subdivider shall pay
a fee of eight hundred fifty dollars ($850.00). Such fees shall be
in lieu of fees for City permits and inspections during installation,
by the subdivider, or improvements required under this Chapter. At
the time of filing the final condominium plat, the subdivider shall
pay an additional fee of eight hundred fifty dollars ($850.00).
[Ord. No. 80-48 §1, 7-16-1980]
No subdivision plat shall be approved by either the Commission
or the Council unless it conforms to the minimum standards and requirements
of this Chapter.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 81-24 §1, 4-15-1981; Ord. No. 91-78 §3, 11-6-1991; Ord. No. 96-32 §1, 5-1-1996]
A.
Arrangement
of streets shall reasonably conform as nearly as possible to the Major
Thoroughfare Plan, and the developer shall make provisions for the
extension of major, arterial, collector and minor streets. Except
for dead-end streets, streets normally shall connect with streets
already established or provide for future connections to adjoining
unsubdivided tracts, or shall be a reasonable projection of streets
in the nearest subdivision tracts.
B.
Whenever
there are indications that an area being subdivided will eventually
be resubdivided into smaller building plots, consideration shall be
given in the street and lot arrangement of the subdivision to the
need for future minor streets that will permit a logical arrangement
of smaller lots.
C.
The
requirements of this Section shall apply to all streets whether dedicated
to the public or retained as private streets.
D.
The
minimum right-of-way width shall be eighty (80) feet for major highways,
seventy (70) feet for a collector street and fifty (50) feet for a
minor street; provided that the minimum for a permanent dead-end street
less than two hundred fifty (250) feet in length shall be forty (40)
feet; and further provided that right-of-way widths greater than the
minimums may be required when needed to accommodate anticipated traffic
volumes.
E.
Whenever
a street adjoins unsubdivided property for a distance in excess of
one hundred (100) feet, a half-street having a right-of-way width
of not less than thirty (30) feet may be permitted. Whenever property
adjoining a half-street is proposed to be subdivided, the remainder
of the right-of-way shall be provided in accordance with the standards
of this Chapter for the class of street involved.
F.
Where
a subdivision abuts an existing accepted public street that does not
meet the standards of this Chapter, the Commission shall require the
additional right-of-way and/or construction improvement necessary
to meeting such standards on the half of the right-of-way adjacent
to the subdivision; provided that upon recommendation of the City
Engineer the Commission may waive the required construction improvements,
but only if the subdivider deposits with the City a sum equal to the
cost of such improvements as estimated by the City Engineer. The City
will retain such funds in a Trust and Agency Fund for Future Street
Construction as approved by the City Council.
G.
Where
a subdivision abuts or contains an existing or proposed major highway,
the Commission may require frontage streets parallel and adjacent
to such highway or double frontage lots with screen planting and non-access
strips at the rear of such lots (adjacent to such highway).
H.
Where
topography or other considerations make it desirable, a subdivision
may include permanent dead-end streets; provided that, if more than
one hundred fifty (150) feet in length, such streets shall terminate
in a circular open space having a minimum right-of-way radius of fifty
(50) feet; and further provided that such streets shall normally not
exceed one thousand (1,000) feet in length.
I.
The
minimum roadway width shall be forty-eight (48) feet for major highways,
thirty-eight (38) feet for collector streets and twenty-six (26) feet
for minor streets; provided that roadway widths greater than the minimums
may be required when needed to accommodate anticipated traffic conditions.
All streets shall be designed in accordance with "Design Criteria
for the Preparation of Improvement Plans" published by the St. Louis
County Department of Highways and Traffic, and constructed in accordance
with "St. Louis County Standard Specifications for Highway Construction",
and shall include storm drainage facilities meeting the requirements
of the Metropolitan St. Louis Sewer District.
J.
Minor
street intersection jogs or discontinuities with centerline off-sets
of less than one hundred (100) feet shall be avoided.
K.
Reserved
strips of land which control or limit access at the terminus of streets
are prohibited.
L.
A tangent
at least one hundred (100) feet long shall be introduced between reverse
curves on major highways and collector streets, and the minimum radius
for curves on such highways and streets shall be one hundred thirty
(130) feet.
M.
A subdivision
entrance street shall intersect the major highway or collector street
with an interior angle between seventy degrees (70°) and ninety
degrees (90°).
N.
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 curb shall
be required. Greater radii may be required at the intersection and
at the back of curb of a street intersecting with a major street.
The Commission may permit comparable cutoffs or cords in lieu of rounded
corners.
O.
All
streets intersecting on major highways or collector streets shall
be directly opposite existing or other proposed streets or shall be
a minimum of three hundred (300) feet distant, as measured between
street centerlines.
P.
Where
a collector street enters or connects with a major highway, the City
Engineer must approve the entrance plan. Additional traffic lanes
or other traffic safety improvements may be required.
Q.
All
stub streets in excess of one hundred fifty (150) feet in length shall
be provided with a temporary turnaround.
R.
Signs
bearing the name of the street, as designated on the final plat, and
meeting the size, height and style specifications of the City, shall
be placed at all street intersections as well as at all points where
the name of the street changes.
S.
The
subdivider shall pay for the installation of street lights in accordance
with the plan for lighting developed and installation work performed
by Union Electric Company. Street lights are required in all residential
and commercial subdivisions. Such plan and installation work is subject
to the approval of the City Engineer.
[Ord. No. 80-48 §1, 7-16-1980]
A.
Easements
shall be provided as requested by the City Engineer and the several
utility companies and agencies providing service to the area for the
purposes of:
1.
Installing and maintaining utility services and facilities;
2.
Providing proper surface drainage within and through the subdivision;
3.
Permitting the construction and maintenance of slopes for street
cuts and fills which extend beyond the limits of the right-of-way;
and
4.
Providing adequate area to contain facilities or improvements necessary
to take care of flooding or erosion along any stream or surface drainage
course within the subdivision.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
A.
Except
as the Commission deems necessary to secure the efficient use of land
or desired features of street layout, block lengths shall not exceed
two thousand (2,000) feet.
B.
All
side lines of lots shall be at right angles or radial to street lines
unless the City Engineer deems a variation will provide a better street
and lot plan. Except as otherwise provided in this Chapter, lots with
double frontage shall be avoided.
C.
Lots
shall have an area and lot width at the building line that conform
with the requirements of the zoning district(s) in which the lots
are located. The area of street rights-of-way, whether dedicated to
the public or retained as private streets, shall not be included in
calculating the area of lots.
D.
Lots
larger than the minimum required by zoning regulations are desirable.
Lots shall have a width and depth entirely adequate to meet the yard
requirements of zoning regulations. Corner lots shall have extra width
sufficient to permit the establishment of front building lines on
both the front and street side of the lot.
E.
Where
lots front upon a circular terminus of a dead-end street or upon a
curve of a street having a radius of two hundred (200) feet or less,
the minimum lot width at the right-of-way line shall be not less than
fifty percent (50%) of the width required at the building line.
F.
Building
lines shall be shown on all lots intended for residential use and
may be required by the Commission for other lots when deemed necessary
to secure a desirable pattern of development. Building lines shall
provide for setbacks not less than required by ordinances of the City.
Restrictions requiring buildings to be built at or behind the building
line shall be either shown on the plat or contained in a separately
recorded instrument referred to on the final plat.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 84-31 §1, 5-16-1984; Ord. No. 89-62 §1, 7-5-1989; Ord. No. 91-71 §1, 10-2-1991; Ord. No. 96-32 §1, 5-1-1996]
A.
The
subdivider shall contract with and deposit the necessary funds with
the St. Louis County Water Company for water lines and fire hydrants
to serve all the lots in the subdivision, and shall sign the contract
provided, agreeing not to request said contract to be canceled after
the final plat is filed.
B.
Where
a public sanitary trunk sewer is reasonably accessible or where plans
for the installation of such sanitary trunk sewer have been prepared
and approved by the Metropolitan St. Louis Sewer District, the subdivider
shall connect with such sanitary trunk sewer and provide adequate
sanitary sewer lines accessible to each lot, all in compliance with
the ordinances of said district and under the supervision of said
district. In the event that the connection with a planned trunk sewer
line is not immediately practicable, the use of temporary disposal
facilities will be permitted provided that such facilities are constructed
in compliance with the standards and requirements of the Metropolitan
St. Louis Sewer District and the St. Louis County Department of Health;
and further provided that covenant provisions requiring owners to
make such connection when it becomes practicable are either shown
on the plat or contained in a separately recorded instrument referred
to on the plat.
C.
Where a public sanitary trunk sewer is not readily accessible and plans for same have not been prepared, the subdivider may elect to utilize individual sewage disposal devices for each lot; provided that each such lot contains at least twenty thousand (20,000) square feet; and further provided that the design and installation of such devices is in accordance with the regulations and requirements of the Missouri Department of Natural Resources and the Metropolitan St. Louis Sewer District as well as in accordance with the requirements and results of percolation tests made under the provisions of Chapter 610 of the St. Louis County Code of Ordinances.
D.
Adequate
provision shall be made for the disposal of stormwater, including
as may be necessary, improvement of channels, construction or reconstruction
of bridges and the installation of enclosed pipes or conduits. In
this connection, the subdivider shall comply with the provisions of
the Metropolitan St. Louis Sewer District regarding stormwater retention;
provided that a retention facility for residential development shall
be located on common ground or easements and shall be at least thirty
(30) feet from all property lines defining the limits of such common
ground and easements. Retention facility for non-residential developments
shall be located on common ground or easements and shall be at least
fifteen (15) feet from all property lines defining the limits of such
common ground or easements, except that the facility shall be at least
thirty (30) feet from any adjacent residential property. Plans developed
for the purpose of complying with these provisions shall comply with
the requirements of the Metropolitan St. Louis Sewer District.
E.
All
utility lines, including but not limited to electric, telephone and
cable television distribution lines, shall be installed underground
in and through all subdivisions platted hereafter, provided that:
1.
Cable switching enclosures, pad mounted transformers, service pedestals,
and terminal poles (where connections are made to existing overhead
facilities) may be installed above ground;
2.
The conversion of existing overhead facilities shall not be required;
3.
Intercity transmission lines shall not be required to be underground;
4.
In non-residential subdivisions service laterals of thirty-four (34)
KV or higher shall not be required to be underground.
F.
In
those instances where the City Engineer, because of geographic or
other natural conditions in the area proposed to be subdivided, concludes
that it will be impossible, impractical or otherwise not beneficial
to the interests of the City to require strict compliance with the
provisions for undergrounding utility lines, the City Engineer shall
have the authority to waive such requirements but only to the extent
necessary to overcome the identified problem.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 89-93 §1, 11-1-1989]
A.
Sidewalks
shall be required along both sides of major highways, where deemed
essential for the public safety by the Commission, and shall be required
along both sides of collector streets and both sides of minor streets.
The minimum thickness of sidewalks shall be four (4) inches, except
that such minimum shall be six (6) inches at driveways. The minimum
width of sidewalks shall be four (4) feet. Plans for sidewalks shall
conform in other respects to City standards.
B.
All
retaining wall material in new subdivisions shall be constructed of
decorative, interlocking masonry block such as Versalok, Keystone,
Allenblock or similar; poured reinforced concrete. Gabion baskets
may be used for stormwater channel walls only.
[Ord. No. 80-48 §1, 7-16-1980]
All subdivision boundary corners and all other points deemed
necessary by the City Engineer shall be definitely marked with permanent
monuments. A permanent monument shall be constructed of concrete extending
a minimum of four (4) inches below the frost line or steel pipe firmly
imbedded in concrete which so extends below the frost line. Should
conditions prohibit the placing of monuments on line, off-set marking
will be permitted, provided that exact off-set courses and distances
are shown on the final plat. A permanent bench mark shall be accessibly
placed, the elevation of which shall be based on the National Geodetic
Vertical Datum of 1929, and the location and elevation of which shall
be accurately noted on the final plat.
[Ord. No. 80-48 §1, 7-16-1980]
A.
Where
private streets are established, adequate provision shall be made
in the deed restrictions accompanying the plat to dedicate such areas
to a subdivision Board of Trustees and to make proper provision for
said Board of Trustees to have the power of assessment of property
owners in the subdivision for the supervision, maintenance, and construction
or reconstruction of improvements in such streets.
B.
Whenever
any sanitary sewers, storm sewers, drainage channels or other improvements
are required under this Chapter, or provided for or installed in any
property, the subdivider shall provide, in a form and manner satisfactory
to the City Attorney, for the dedication for public use forever, to
the City or the private company or other public agency responsible
for the maintenance of such improvements, of all easements and installations
for sanitary sewers or stormwater sewers or other drainage facilities,
which easements and installations shall be subject to acceptance by
the City Engineer or such private company or other public agency.
C.
Whenever
a subdivider elects to dedicate streets to the City, he shall provide
for same in a form and manner satisfactory to the City Attorney, and
such dedication and improvement thereon shall be subject to acceptance
by the City Engineer.
[Ord. No. 80-48 §1, 7-16-1980]
A.
The
Commission or its staff shall confer with the subdivider regarding
the type and character of development that will be permitted in the
subdivision, and may agree with the subdivider as to certain minimum
restrictions to be placed upon the property to prevent the construction
of substandard buildings, and control the type of structures or the
use of the lots which, unless so controlled, would clearly depreciate
the character and value of the proposed subdivision and of adjoining
property. Deed restrictions or covenants should be included to provide
for the creation of a property owners' association or Board of Trustees
for the proper protection and maintenance of the development in the
future.
B.
Where
the subdivision contains private streets, sewers, sewage treatment
plants, water supply systems, storm drainage areas or facilities,
park areas or other physical facilities necessary or desirable for
the welfare and benefit of the area which are not or cannot be satisfactorily
maintained by any existing public agency, provisions shall be made
by trust agreement made a part of the deed restrictions, acceptable
to any agency having jurisdiction over the location and improvement
of such facilities, for the proper and continuous maintenance and
supervision of such facilities.
C.
All
deed restrictions shall be shown on the plat or contained in a separately
recorded instrument referred to on the final plat. In no event shall
any deed restrictions or covenants contain reversionary clauses pursuant
to which title to any lot shall revert to the subdivider as the result
of a violation of the terms of any such deed restrictions or covenants
where the reversion to the subdivider would serve no purpose beneficial
to the subdivision and would be confiscatory in nature.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
Where a proposed park, playground, school or other public area
shown on the City Comprehensive Plan is located in whole or in part
in a subdivision, the Commission may request the cooperation of the
developer for reservation of such area within the subdivision for
a reasonable length of time to allow purchase or necessary option
arrangements by appropriate public agencies. Where such open space
should be a part of more than one (1) subdivision, the site should
be selected at or near the boundary of the subdivision in order that
it may be combined with the land reserved by the adjacent developers.
[Ord. No. 87-84 §1, 9-2-1987; Ord. No. 96-32 §1, 5-1-1996; Ord.
No. 04-34 §9, 5-19-2004]
A.
A subdivision
landscape plan shall be submitted for review to the City Engineer.
At the time of submitting such landscape plan, the subdivider shall
pay a fee of seventy dollars ($70.00) This plan shall contain types,
sizes and locations of all proposed and existing plantings. The subdivider
shall install and guarantee for a period of at least one (1) year
the proposed plantings shown on the approved plan.
B.
For
all single-family residential subdivisions there shall be a minimum
of one (1) tree on every lot; provided that for lots having frontage
on more than one (1) street there shall be a minimum of one (1) tree
on the lot for each street on which the lot fronts. For two-family
or multi-family residential subdivisions (including condominium developments)
as well as for common ground, there shall be a minimum of two (2)
trees for each building or for each one hundred (100) feet of street
frontage, whichever results in the larger number. For non-residential
subdivisions there shall be a minimum of one (1) tree for each fifty
(50) feet of street frontage.
C.
Trees
may be of the hardwood or softwood varieties as approved by the City
Engineer. Each tree shall be at least one and one-half (1½)
inches in caliper. A maximum of forty percent (40%) of one (1) species
may be utilized to meet planting requirements within each final plat
of a subdivision.
E.
The
City Engineer shall require groundcover appropriate to ensure proper
surface water runoff. The City Engineer may require the clearing of
underbrush and shall require sodding and other landscape improvements
in common ground where land has been altered.
[Ord. No. 21-34, 11-17-2021]
