Charter Reference — Subdivisions, §11.4.
Cross References — Environmental quality commission, §§120.185 et seq.; landmarks commission, §120.280; buildings and building regulations, chs. 500 — 505; compliance with zoning regulations regarding signs, §520.220; regulation of video service providers, ch. 610; emergency management, ch. 240; electricity, §§505.040 et seq.; fire prevention and protection, ch. 215; flood damage prevention and control, ch. 415; parks and recreation, ch. 245; planning and community development, ch. 400; plumbing, §§505.060 et seq.; streets and sidewalks, ch. 530; zoning regulations, ch. 405.
State Law Reference — Plats generally, RSMo. §§445.010
et seq.
[Ord. No. 1095 §I, 6-13-1960; Ord. No. 5256, 7-22-1991]
For the purpose of this Chapter, certain terms and words are
herewith defined as follows:
Any public street duly accepted for maintenance by the City
of Florissant, the St. Louis County Council, the Missouri State Highway
Commission, the Federal Government or a municipal government.
Any street, whether public or private, meeting all applicable
construction and design standards and specifications of the City of
Florissant or any accepted public street.
A line parallel to and equidistant from the street between
which line and street no buildings or structures may be erected.
A street which carries or is proposed to carry traffic from
a major street to a major street and is indicated as a collector street
on the City plan.
City Planning and Zoning Commission of the City of Florissant,
Missouri.
City Council of the City of Florissant, Missouri.
A grant by the property owner to the public, a corporation
or persons of the use of a strip of land for specific purposes.
Only lawful money of the United States of America, negotiable
obligations of the United States Government, State of Missouri or
any of their political subdivisions.
That portion of a lot, parcel or tract of land adjacent to
or abutting a street.
A public or private street or road auxiliary to and located
on the side of an approved street for service to abutting property
and adjacent acres and for control of access.
A street of substantial continuity which serves or is intended
to serve fast or large volumes of traffic and is indicated as a major
street on the City plan.
The method used to describe a tract of land by angular (metes)
and linear (bounds) measurements.
A street in a single-family residentially zoned district
primarily for access to abutting property.
Historic buildings or sites, parkway strips, ornamental parks,
traffic circles, easements along streams and buffer strips along roads
or to separate conflicting uses.
A street for non-commercial traffic with full or partial
control of access which is developed with a parklike character.
Wherever the word "pavement" is used in
this Chapter, it shall refer to that portion of a street having a
constructed surface for the movement of vehicular traffic.
A map, chart or drawing, to scale, of a tract of land to
be subdivided showing such information as required elsewhere in this
Chapter.
A park intended for the use of the lot owners of the proposed
subdivision.
Any street, way or place in private ownership and used for
vehicular travel by the owner and those having express or implied
permission from the owner.
A park intended for the use of the public.
A line parallel to the centerline of a street or highway,
between which line and street no buildings or structures may be erected.
A public or private way for purposes of vehicular travel
or access to property, including the entire area within the right-of-way.
A subdivision is:
Any division of land into two (2) or more tracts, lots, sites
or parcels;
The dedication or establishment of right-of-way for a public
or private street, road, alley, highway or walkway, except for a dedication
of right-of-way in response to or as a result of official governmental
action or request requiring or calling for such dedication;
Any rearrangement of property lines, whether or not additional
lots, tracts or parcels are created, including rearrangements wherein
fewer lots are created than previously existed;
Any tract of land, larger than one (1) acre, whether divided
into separate lots or not, that is intended for occupancy by multiple
families, such as duplexes, apartment buildings, condominiums, row
houses, or other arrangements of attached or connected dwelling units.
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Subdivisions are separated into two (2) classifications for
administrative purposes, as follows:
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1.
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A minor subdivision is any subdivision of property that is zoned
for, and intended for use as, single-family residential property and
which meets the following criteria:
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a.
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No more than four (4) lots are altered or created; or all lots
created are larger than ten (10) acres; and
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b.
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All lots altered or created have access to, and proper frontage
on, an existing public street, and no additional dedication of public
rights-of-way or public easements is otherwise required; and
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c.
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No public improvements, other than sidewalks, are required to
be constructed for the subdivision.
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2.
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Major subdivisions are any subdivisions not meeting the requirements
for minor subdivisions.
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Wherever the term "Zoning District" is used
in this Chapter, it shall refer to the Zoning Districts as established
by the Zoning Districts and amendments thereto of the City of Florissant.
[Ord. No. 1095 §II, 6-13-1960; Ord. No. 5256, 7-22-1991; Ord. No.
5323, 1-27-1992; Ord. No. 6304, 10-11-1999]
A.
Generally. Every subdivision of land within the City of
Florissant, or for which annexation to the City of Florissant has
been requested, shall be by recorded plat, in addition to metes and
bounds description, and no subdivision shall be made except according
to the requirements and procedures set forth herein. Petitioners desiring
to subdivide property shall first hold a preliminary conference with
the Director of Public Works to discuss the requirements applicable
to the proposed subdivision. Petitioners shall submit a completed
and fully executed application to appear before the Planning and Zoning
Commission, together with all fees, plats, plans and other required
documentation, at least two (2) weeks in advance of the Planning and
Zoning Commission meeting at which petitioner desires to present his/her
petition. Such timely submittal, however, shall not constitute a guarantee
that the subdivision will be placed on the agenda for the desired
meeting.
B.
Major Subdivision Procedure.
1.
Preliminary plat.
a.
After holding the preliminary conference with the Director of Public Works, petitioners desiring a major subdivision must submit, together with their application to appear before the Planning and Zoning Commission and the proper fee, two (2) copies of a preliminary plat containing all information described in Section 410.030(A) below to the Director of Public Works for review and approval. The petitioner shall also submit at this time a copy of a certificate of title, or other documentation acceptable to the City Attorney, showing petitioner's legal interest in the property to be subdivided, together with any designation of agents desired by the petitioner. Preliminary plat review will not be started until the application, fee, plat and certificate of title have been received and dated by the Director of Public Works.
b.
The
Director of Public Works will review the preliminary plat for conformance
to the requirements of the subdivision and zoning ordinances and to
current engineering practices and shall complete the appropriate portion
of the subdivision administrative review form. If the preliminary
plat does not comply with all requirements, one (1) copy will be returned
to the petitioner for correction and resubmittal with the deficiencies
indicated. If more than one (1) resubmittal is required, an additional
subdivision application fee shall be charged. When the Director of
Public Works has approved the preliminary plat, the petitioner shall
submit ten (10) additional copies of the approved preliminary plat.
Upon receipt of the additional copies, the preliminary plat shall
be placed on the next available agenda for consideration by the Planning
and Zoning Commission. Petitioners should note that agendas are normally
closed at 5:00 P.M. on the Wednesday preceding a Planning and Zoning
Commission meeting.
c.
The
Planning and Zoning Commission shall approve, approve with conditions
or disapprove the preliminary plat within sixty (60) days of the first
(1st) meeting of the Commission to consider the plat, unless extensions
for further consideration are mutually agreed upon by the Commission
and the petitioner. Failure to approve or reject the preliminary plat
within sixty (60) days shall be deemed approval of the Commission.
d.
The
action of the Commission shall be noted on two (2) copies of the preliminary
plat, along with the signatures of the Chairman and Secretary of the
Commission and any conditions imposed by the Commission. One (1) copy
shall be returned to the petitioner, and one (1) copy shall be retained
by the Commission.
e.
Approval
of a preliminary plat by the Commission constitutes authorization
for the petitioner to complete engineering designs and began preparation
of the final plat. If desired, petitioner may, at his/her own risk,
begin tree removal, grading and improvements; but petitioner should
note that only approval of the final plat by the City Council constitutes
approval of the subdivision for recording, the sale of lots or any
other purpose. Petitioners should note that changes may be required
in the subdivision between approval of the preliminary plat and approval
of the final plat, such as addition or relocation of utility easements,
changes in the number, location or size of lots, or relocation of
street rights-of-way, and must be prepared to make necessary corrections
to any site construction already performed at their own cost.
2.
Public/common use improvement plans.
a.
After
approval of the preliminary plat by the Planning and Zoning Commission,
the petitioner shall submit two (2) bound sets of all public or common
use improvement plans to the Director of Public Works for review and
approval. The plans must bear the seal and signature of a registered
professional engineer licensed to practice in the State of Missouri
and must show all plans, details, profiles and cross sections necessary
for the construction of all improvements of a public or common-use
nature, such as streets, sidewalks, detention facilities, sanitary
and storm sewers, water mains and fire hydrants and street lights,
whether or not such improvements are proposed to be dedicated to any
public agency for maintenance.
b.
The Director of Public Works shall date the improvement plans and review them for compliance with the requirements of Section 410.040 and 410.050 of this Chapter and with current engineering practice and shall complete the appropriate portion of the subdivision review form. If corrections or changes are needed, one (1) copy of the improvements plans shall be returned to the petitioner for correction and resubmittal. Should more than one (1) resubmittal be required, an additional subdivision application fee will be charged.
c.
Improvement
plans shall not be approved by the Director of Public Works until
the following information has also been received, if applicable to
the subdivision:
(1)
A letter from the Metropolitan St. Louis Sewer District, or other
authority having jurisdiction over the collection and treatment of
sanitary and storm sewage, approving the design of any sanitary and/or
storm sewers and detention facilities proposed or required for the
subdivision;
(2)
A letter from the fire district having jurisdiction approving the
layout and sizing of the water mains and fire hydrants;
(3)
A letter from AmerenUE approving the layout of the street lights;
(4)
An itemized estimate of the total cost of the improvements prepared
by a registered professional engineer and based upon the current St.
Louis County Department of Highways and Traffic's construction cost
list.
d.
Upon
approval of the improvement plans by the Director of Public Works,
the petitioner shall submit four (4) additional bound sets of the
approved plans with the approval date noted thereon.
3.
Final plat.
a.
After
all public or common use improvement plans have been approved by the
Director of Public Works, the petitioner shall submit two (2) copies
of the final plat for review and approval. The Director of Public
Works will review the final plat for conformity to the requirements
of the subdivision and zoning ordinances and with current engineering
practice and shall complete the applicable portion of the administrative
review form. If the final plat does not comply with all requirements,
one (1) copy will be returned, with deficiencies noted, for correction
and resubmittal. Should more than one (1) resubmittal be required,
an additional application fee will be charged.
b.
Upon
approval of the final plat by the Director of Public Works, the petitioner
shall submit the original of the final plat, fully signed and executed
by all parties having a legal interest in the property, including
mortgage holders, together with twenty-one (21) copies of the approved
final plat. The date shown on the plat shall be the date of approval
by the Director of Public Works. The original of the plat shall be
on tracing cloth (linen), drafting film (mylar) or equivalent material
suitable for recording and permanent recordkeeping.
c.
The
petitioner shall also submit with the original of the approved final
plat the following:
(1)
A copy of the indentures, if any, containing deed restrictions and
establishing trusts, unless these items are set out in full text on
the final plat. If separate indentures are to be recorded, they shall
be referenced by notes on the final plat. If no indentures pertain
to the subdivision, this fact shall be noted on the final plat.
(2)
A certificate from St. Louis County showing that all taxes due have
been paid.
(3)
A set of plans for each type of building to be constructed in the
subdivision, including floor plans, elevations, color scheme, materials
of construction, landscaping and siting of the buildings on the lots.
Such plans must be sufficient to allow review of the structural and
landscaping improvements proposed against the standards of good architecture,
civic design, the character of the neighborhood, and the requirements
of all other ordinances of the City of Florissant. When the petitioner
intends to sell improved lots in all or part of the subdivision without
buildings erected thereon, he/she may certify this intent in writing
in lieu of this requirement.
(4)
A letter from the local postmaster approving the names of the proposed
streets and the proposed system of addresses along such streets.
(5)
A letter from the St. Louis County Recorder's office approving the
proposed name of the subdivision.
(6)
A completed and executed land subdivision surety bond, escrow agreement
or certificate of completion of all required improvements as required
by Sections 410.050(8)(a) and 410.050(8)(b).
(7)
A completed and executed water main agreement, if the subdivision
is to be served by the City of Florissant Water Company, or proof
that water lines and hydrants have been or will be installed and maintained
by another public utility in conformance with Sections 410.050(8)(c)(10)
or 410.050(8)(c)(11).
d.
No
final plat shall be placed on the agenda for review by the Planning
and Zoning Commission until all above items have been received by
the Director of Public Works. Upon receipt of the required documentation,
the final plat shall be placed upon the next available agenda for
consideration by the Planning and Zoning Commission.
e.
The
Planning and Zoning Commission may recommend approval, approval with
conditions or disapproval of the proposed final plat. If the Commission
recommends approval with conditions and the conditions are acceptable
to the petitioner, the petitioner shall make any necessary changes
in the final plat and shall resubmit the original and twenty-one (21)
copies of the revised plat to the Director of Public Works for verification
that the conditions required have been incorporated. The date of the
revisions shall be shown on the plat. The Commission may require that
the revised final plat be resubmitted for their review, or they may
elect to allow the plat to be presented to the City Council directly
after verification of the revisions by the Director of Public Works.
f.
The
recommendation of the Commission shall be noted on the original plat
over the signatures of both the Chairman and the Secretary of the
Commission. The original plat shall then be forwarded to the City
Council for their consideration.
g.
Upon
the issuance of a recommendation by the Planning and Zoning Commission,
the City Council shall set a public hearing on such final plat provided
that the petitioner has deposited funds with the City Clerk sufficient
to cover the anticipated cost of advertising such public hearing.
If no recommendation has been made by the Planning and Zoning Commission
within sixty (60) days of the first (1st) meeting of the Commission
to consider such final plat, the petitioner may request the City Council
to set a public hearing on such final plat by filing a written request
thereof with the City Clerk together with any required deposit to
cover the anticipated costs of advertising such public hearing. Upon
receipt of such written request and the deposit for advertising costs,
the City Council shall set a public hearing and in the absence of
a recommendation from the Planning and Zoning Commission, the Planning
and Zoning Commission shall be deemed to have made a recommendation
of approval.
h.
At
least fifteen (15) days' notice of such public hearing shall have
been published in a legal newspaper of general circulation within
the City of Florissant giving the time, date, place and purpose of
such hearing, but no public hearing shall be commenced until the petitioner
has provided payment for the notice of publication of such public
hearing. If such payment is not provided by the petitioner within
sixty (60) days of submission of a bill thereto, the petition shall
be deemed abandoned and the request for public hearing withdrawn.
i.
Upon
enactment of an ordinance approving a final plat, the City Clerk shall
certify such enactment on the face of the original plat and shall
return the plat to the petitioner for recording. Two (2) copies of
the final plat, with the book and page where recorded noted thereon,
shall be filed with the City Clerk after recording. No building permits
shall be issued for any subdivision until said two (2) copies of the
recorded plat have been filed with the City Clerk.
C.
Minor Subdivision Procedure.
1.
After holding the preliminary conference with the Director of Public Works, petitioners desiring a minor subdivision must submit, together with their application to appear before the Planning and Zoning Commission and the proper fee, a copy of a certificate of title or other documentation acceptable to the City Attorney showing the petitioner's legal interest in the property to be subdivided and any designation of agents desired by the petitioner. Petitioner shall also submit two (2) copies of the proposed final plat and, if applicable, two (2) copies of the improvement plans for any necessary sidewalks together with an itemized cost estimate for the sidewalks or request for exemption or modification of sidewalk requirements. The final plat shall contain all the information required in Section 410.030(B) below; improvement plans, if necessary, shall conform to the requirements of Sections 410.040 and 410.050 below. Review of the final plat will not be started until all items listed above have been received and dated by the Director of Public Works.
2.
The
Director of Public Works will review the final plat and improvement
plans for conformity to the requirements of the subdivision and zoning
ordinances and to current engineering practice and shall complete
the applicable portion of the administrative review form. If the final
plat or improvement plans do not comply with all requirements, one
(1) copy will be returned, with deficiencies noted, for correction
and resubmittal. Should more than one (1) resubmittal be required,
an additional fee will be charged.
3.
Upon
approval of this final plat and, if applicable, the improvement plans
by the Director of Public Works, the petitioner shall submit the following:
a.
Four
(4) additional sets of any sidewalk plans.
b.
The
original of the final plat, fully signed and executed by all parties
having a legal interest in the property, including mortgage holders,
together with twenty-one (21) copies of the approved final plat. The
date shown on the plat shall be the date of approval by the Director
of Public Works. The original plat shall be on tracing cloth (linen),
drafting film (mylar), or equivalent material suitable for recording
and permanent recordkeeping.
c.
A
certificate from St. Louis County showing that all taxes due have
been paid.
d.
A
set of plans for each type of building, if any, to be constructed
in the subdivision, including floor plans, elevations, color scheme,
materials of construction, landscaping and siting of the buildings
on the lots. Such plans must be sufficient to allow review of the
structural and landscaping improvements proposed against the standards
of good architecture, civic design, the character of the neighborhood,
and the requirements of all other ordinances of the City of Florissant.
When the petitioner intends to sell improved lots in all or part of
the subdivision without buildings erected thereon, he/she may certify
this intent in writing in lieu of this requirement.
e.
A
letter from the St. Louis County Recorder's office approving the proposed
name of the subdivision.
f.
If
sidewalks are required, a completed and executed land subdivision
surety bond, escrow agreement or certificate of completion of all
required improvements as required by Sections 410.050(8)(a) and 410.050(8)(b).
4.
No final
plat shall be placed on the agenda for review by the Planning and
Zoning Commission until all above items have been received by the
Director of Public Works. Upon receipt of the required documentation,
the final plat shall be placed upon the next available agenda for
consideration by the Planning and Zoning Commission.
5.
The
Planning and Zoning Commission may recommend approval, approval with
conditions or disapproval of the proposed final plat. If the Commission
recommends approval with conditions and the conditions are acceptable
to the petitioner, the petitioner shall make any necessary changes
in the final plat and shall resubmit the original and twenty-one (21)
copies of the revised plat to the Director of Public Works for verification
that the conditions required have been incorporated. The date of the
revisions shall be shown on the plat. The Commission may require that
the revised final plat be resubmitted for their review, or they may
elect to allow the plat to be presented to the City Council directly
after verification of the revisions by the Director of Public Works.
6.
The
recommendation of the Commission shall be noted on the original plat
over the signatures of both the Chairman and the Secretary of the
Commission. The original plat shall then be forwarded to the City
Council for their consideration.
7.
The
City Council may hold a public hearing on any proposed minor subdivision
but a public hearing shall not be required for minor subdivisions
unless requested by the petitioner, the Commission or at least three
(3) members of the City Council. At least fifteen (15) days' notice
of such public hearing shall have been published in a legal newspaper
of general circulation within the City of Florissant giving the time,
date, place and purpose of such hearing.
8.
Upon
the issuance of a recommendation by the Planning and Zoning Commission,
or if no recommendation has been made by the Planning and Zoning Commission
within sixty (60) days of the first (1st) meeting of the Commission
to consider such final plat, the petitioner may request the City Council
to set a public hearing on such final plat by filing a written request
therefor with the City Clerk together with any required deposit to
cover the anticipated costs of advertising such public hearing. In
the event that the petitioner has requested the setting of public
hearing in the absence of a recommendation from the Planning and Zoning
Commission, the Planning and Zoning Commission shall be deemed to
have made a recommendation of disapproval.
9.
At least
fifteen (15) days' notice of such public hearing shall have been published
in a legal newspaper of general circulation within the City of Florissant
giving the time, date, place and purpose of such hearing, but unless
the public hearing has been requested by the Planning and Zoning Commission
or at least three (3) members of the City Council, no public hearing
shall be commenced until the petitioner has provided payment for the
notice of publication of such public hearing. If such payment is not
provided by the petitioner within sixty (60) days of submission of
a bill thereto, the petition shall be deemed abandoned and the request
for public hearing withdrawn.
10.
Upon
enactment of an ordinance approving a final plat, the City Clerk shall
certify such enactment on the face of the original plat and shall
return the plat to the petitioner for recording. Two (2) copies of
the final plat, with the book and page where recorded noted thereon,
shall be filed with the City Clerk after recording. No building permits
shall be issued for any subdivision until said two (2) copies of the
recorded plat have been filed with the City Clerk.
D.
Boundary Adjustments.
1.
Purpose. The purpose of this Section is to allow adjustments
to lot lines of platted lots or other lawful parcels for the purpose
of adjusting the sizes, frontages or configuration of buildable lots
or consolidation or division of existing lots.
2.
Boundary adjustment criteria. Boundary adjustments must
meet the following criteria:
a.
No
additional, divided or consolidated buildable lot shall be created
by any boundary adjustment.
b.
The
resulting lot or lots shall not be reduced below the minimum sizes
and dimensions required by the City of Florissant Zoning Code.
c.
Boundary
adjustments shall be allowed for lawful lots existing in non-compliance
with minimum area, frontage and dimensional requirements of the City
of Florissant Zoning Code, provided that the resulting adjustment
of lot lines does not increase the degree of non-compliance of any
lot with the Zoning Code.
3.
Procedure.
a.
A
boundary adjustment shall be accomplished by plat prepared by a surveyor
licensed in the State of Missouri and shall include an adequate legal
description of the boundaries of the original lots and or the adjusted
lots.
b.
The
boundary adjustment plat or plats shall be submitted to the Department
of Public Works and the City Clerk for review and approval prior to
its recording with the Recorder of Deeds of St. Louis County. No further
approval shall be required by the City.
4.
Fee. At the time of submitting the plat to the City, a fee
of one hundred fifty dollars ($150.00) shall be paid to defray the
administrative costs incidental to reviewing and signing the plat.
[Ord. No. 1095 §III, 6-13-1960; Ord. No. 5256, 7-22-1991]
A.
Preliminary Plat. The preliminary plat shall show:
1.
The
location of present property, U.S. survey, section, township and range
lines of incorporated areas.
2.
The
proposed location and width of streets, alleys, lots, building and
setback lines and easements.
3.
Existing
sanitary and storm sewers, water mains, culverts and other underground
structures within the tract or immediately adjacent thereto. The location
and size of the nearest water main and sewer or outlet are to be indicated
upon the plat.
4.
The
title under which the proposed subdivision is to be recorded and the
name of the subdivider platting the tract.
5.
The
names and adjoining boundaries of all adjoining subdivisions and the
names of owners of adjoining parcels of unsubdivided land as shown
on public records.
6.
Existing
contours with intervals of not more than five (5) feet referred to
sea level datum.
7.
North
point, scale and date.
8.
Location
of parks and other public or semi-public area.
9.
Statement
of type of sanitary sewers or other sewage disposal facilities.
B.
Final Plat. The final plat shall show:
1.
The
boundary lines of the area being subdivided with accurate distances
and bearings; all U.S. survey, section, township and range lines.
2.
All
proposed and existing streets and alleys with their widths and names.
3.
The
outboundary dimensions of any property which is offered for dedication
for public use.
4.
The
boundaries of all adjoining lands and all adjacent streets and alleys
with their widths and names.
5.
All
lot lines and an identification system for all lots and blocks.
6.
Building
lines and easements provided for public use, services or utilities
with figures showing their dimensions.
7.
All
dimensions, both linear and angular, necessary for locating boundaries
of subdivisions, lots, streets, alleys, easements for building lines
and of any other areas for public or private use; the linear dimensions
are to be expressed in feet and decimals of a foot.
8.
Radii,
arcs, points of tangency and radii for all rounded corners.
9.
All
survey monuments and bench marks, together with their descriptions.
10.
Name
of subdivision and location of property subdivided with regard to
township, range and section, U.S. survey; points of compass, scale
of plan and name of owner or owners.
11.
Certification
by a registered land surveyor that the plat represents a survey made
by him/her; that all the necessary survey monuments are correctly
shown thereon; and that all lots shown have the required minimum area.
Also impressed thereon, and affixed thereto, the personal seal
and signature of the registered land surveyor by whom, or under whose
authority and direction, the plat was prepared in conformance with
Missouri Revised Statutes. The seal and signature should be in substantially
the following form:
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I, _______________, Missouri Land Surveyor, do hereby certify
that this plat is a correct representation of a survey made by me
on the ____ day of __________, 20____, at the request of _______________
for the purpose of subdividing said tract into lots as shown.
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LAND
SURVEYOR'S
SEAL
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Surveyor's Name. L.S. Number
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12.
Private
restrictions and trusteeships and their periods of existence. Should
such restrictions and trusteeships be filed as a separate instrument,
reference to such instrument shall be made on the plat. Plats shall
contain proper acknowledgments of owners and holders of deeds of trust.
[Ord. No. 1095 §IV, 6-13-1960]
A.
A plan
or plans showing future streets, rights-of-way, street widening, cross
sections of streets, private parks and open spaces, natural drainage
areas, historic building or sites, building lines or other features
which are to be incorporated into new subdivisions can be prepared
by the Commission, adopted by the Council and amended or added to
as required, all according to the procedures for adopting and amending
this Chapter. Plans for any one (1) or all of the elements listed
above can be so adopted, and after its adoption, all proposed subdivisions
shall be reviewed against the standards and requirements of the plan.
B.
Such
plan or plans shall be known as the City plan and, when adopted, will
be automatically incorporated by reference as a part of this subdivision
ordinance.
C.
All streets,
parks, open space or other features or standards of the City plan
applicable to a tract or parcel of land proposed to be subdivided
shall be included in the plat of such subdivision substantially as
shown on the City plan. Refinements and modifications of the features
required by the City plan may be approved by the Commission when this
will improve the design of the subdivision and further the purposes
of the City plan.
D.
The approved
City plan with all amendments thereto shall be signed by the Mayor
and City Clerk and filed with the City Clerk. Copies of the City plan
shall be available to all subdividers.
[Ord. No. 331, no date; Ord. No.
1095 §V, 6-13-1960; Ord. No. 1943 §1, 5-13-1968; Ord. No. 2269 §§1, 2, 6-8-1970; Ord. No. 4371 §1, 3-26-1984; Ord. No. 5256, 7-22-1991; Ord. No. 5442, 11-23-1992]
A.
No subdivision
plat shall be approved by either the Commission or by the Council
unless it conforms to the following minimum standards and requirements:
1.
Potential dwelling displaced by parks or open space.
a.
When
parks or open space are included in the plat, the subdivider may provide
for that number of dwelling units that he/she would be permitted to
build under the zoning ordinance if no parks or open space were included
in the subdivision, but such dwelling units must be located within
that portion of the tract or parcel indicated for residential use
by the City plan. If offered to the City for dedication, such parks
may be accepted for dedication and maintenance.
b.
In
order that potential dwellings displaced by parks or open space can
be accommodated in the subdivision, the yard, height and lot size
established by the zoning ordinance for that tract or parcel can be
waived by the Commission. The Commission shall waive these requirements
only when it finds that the proposed subdivision makes good use of
topography and natural features, provides needed open space and contributes
variety and interest to the character of its neighborhood without
adversely affecting adjacent property. Requirements such as for side
or rear yard, replacing those that are waived under this provision,
shall be included in the subdivision plat or restrictions, and subsequent
replacement and extension of buildings shall be controlled by such
plat or restrictions.
2.
Streets.
a.
The
location, width and typical cross section of all streets shall conform
to the City plan and shall be designed to relate to existing and future
streets, to topographical and natural conditions, to public convenience
and necessity, to visual character, and to the proposed uses of the
land to be served by the street. The subdivider may be required to
continue adjoining streets through the area being subdivided when
necessary to provide for local movements of vehicles or to enable
adjoining property to be properly subdivided.
b.
Streets
shall have the following rights-of-way, except as increased or decreased
by the City plan or varied in unusual circumstances by the Commission:
c.
Where
a minor street is required to terminate in a circular open space,
said open space shall have a minimum radius of fifty (50) feet. Except
in unusual instances, no such street, including cul-de-sac, shall
exceed six hundred (600) feet in length.
d.
Intersections
with a major street or collector street shall be designed as nearly
as possible at right angles.
e.
Streets
may be retained as private streets or offered for dedication as public
streets, but the Commission may require that certain streets be dedicated.
Reserve strips controlling access are prohibited except when
control is placed with the City under conditions approved by the Commission.
Where streets are to be retained as private streets, they shall be
constructed to conform with the provisions of this Chapter relative
to dedicated streets, and all provisions of this Chapter shall apply
thereto, although continued to be maintained as private streets. All
escrow funds and any other provisions pertaining to streets contained
in this Chapter shall apply to the construction and maintenance of
private streets or streets that are to be maintained as private streets
after construction thereof.
f.
When
a subdivision abuts or contains an existing or proposed major street,
the Commission may require a frontage road, or on a major street reverse
frontage with a reservation of land along the rear property line through
which no access shall be permitted, deep lots with rear service alley,
or such other treatment as may be appropriate to separate through
and local traffic, to develop all major streets according to limited
access principles and to protect residential uses from through traffic.
3.
Easements.
a.
Easements
not less than five (5) feet wide shall be provided on each side of
all rear lot lines, and side lines where necessary, for poles, wires,
conduits, sanitary sewers, gas, water and heat mains, and storm sewers
and stormwater drainage improvements. Easements of greater width may
be required along lines or across lots where necessary for the extension
of mains, sewers, utilities and sidewalks or crosswalks. When alleys
are provided, utilities may be located within the alley.
b.
Whenever
any stream or surface drainage course is located in an area that is
being subdivided within the Metropolitan St. Louis Sewer District,
the subdivider shall dedicate an adequate easement as required by
the Metropolitan St. Louis Sewer District for the purpose of widening,
deepening, sloping, realigning, improving or protecting the stream
or surface drainage course.
c.
Where
any stream or surface drainage course is located in an area that is
being subdivided outside the Metropolitan St. Louis Sewer District,
the subdivider shall dedicate, as determined by the Commission, an
adequate easement for the purpose of widening, deepening, sloping,
realigning, improving or protecting the stream or surface drainage
course.
4.
Blocks.
a.
The
length, width and shape of blocks shall be determined with regard
to adequate building sites suitable to the special needs of the use
contemplated and the limitations and opportunities of topography.
b.
No
block shall be longer than fifteen hundred (1,500) feet between intersecting
streets. A crosswalk of ten (10) feet may be required when necessary
for pedestrian access and circulation.
c.
Blocks
adjacent to a major street shall be designed to minimize points of
ingress and egress.
5.
Lots.
a.
All
lots shall be designed to provide desirable building sites properly
related to topography, natural features, streets and land use. Except
as required below, the minimum area of any lot shall be that required
by the zoning ordinance, with no less than fifty (50) feet of width
at the building line, but larger or smaller lots than established
by the zoning ordinance may be required or permitted by the Commission
in order that private parks or open space can be accommodated as provided
by Section 410.050(1)(b), dwellings can be separated from major street
traffic as required by Section 410.050(2)(f), or as demanded by any
other standard, purpose or policy of the City plan or this Chapter.
d.
Where
a lot is located at the intersection of two (2) or more streets, extra
width shall be provided sufficient to permit the establishment of
front building lines on both the front and the side, or sides, of
the lots adjoining the street.
e.
Depth
and width of lots laid out for other than single-family dwelling purposes
shall be adequate for off-street service, parking and protection of
adjacent uses of streets.
6.
Building lines.
a.
Building
lines required by the zoning ordinance shall be shown on all lots
intended for residential use of any character and on non-residential
lots immediately adjoining residential areas.
b.
In
the interest of good design (to avoid monotony) or to meet other standards
of this Chapter or the City plan, the Commission may permit a variation
in the building line as required by the zoning ordinance for the district
in which the lot is to be located.
c.
The
subdivision plat or restrictions shall require that all enclosed parts
or buildings be set back of building lines. Yard and height restrictions
shall also be included when required by the provisions of Section
410.050(1)(b).
7.
Maintenance of common facilities. Where the subdivision
contains paving, sewers, sewage treatment plants, water supply systems,
park areas, street trees or other physical facilities necessary or
desirable for the common use or benefit which are not or cannot be
satisfactorily maintained by any existing public agency, provision
shall be made by trust agreement made a part of the deed restrictions,
or protective covenants 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.
8.
Improvements. Before the final plat of any subdivided area
shall be approved by the City Council and recorded, the subdivider
shall make and install the improvements described in this Subsection.
In lieu of final completion of the minimum improvements before the
plat is finally approved, the subdivider may post a surety bond, irrevocable
letter of credit or escrow agreement approved by the City Attorney
of the City of Florissant, which bond, letter of credit or escrow
agreement will insure to the City that the improvements will be completed
in the event the subdivider abandons the subdivision or fails to install
the minimum improvements within two (2) years after the final approval
of the plat, whichever shall occur first. The amount of the bond,
letter of credit or escrow agreement shall not be less than the estimated
cost of the improvements, and the amount of the estimate must be approved
by the City Engineer. Said estimate shall be prepared by the subdivider
on forms furnished by the City of Florissant. If the improvements
are not completed within the specified time, the City Council may
use the bond, letter of credit or funds in escrow, or any necessary
portion thereof, to complete same.
a.
Should
the subdivider desire to provide a surety bond or letter of credit,
the bond form or letter of credit shall be in a form as approved by
the City Attorney.
b.
Should
the subdivider desire to provide an escrow agreement, it shall:
(1)
Be approved by the City Attorney as to legal form;
(2)
Upon approval by the City Council be executed by the Mayor;
(3)
Guarantee the improvements set forth in the approved final plat by
providing for a deposit with an approved escrow depositary;
(4)
Provide that the escrowed sum shall be held in special escrow account
by the escrow holder, subject to the audit of the City of Florissant;
(5)
The escrowed sum shall be held by the escrow holder, as in the agreement
provided, until such time as the Mayor shall, upon approval by the
City Council by written authorization addressed to the escrow holder,
release the escrow funds. In no case shall an authorization be given
for the release of more than seventy percent (70%) of the escrowed
sum allocated for each specific improvement or installation during
construction. When a specific improvement or installation has been
completed in accordance with the provisions of the ordinance and is
approved by the City Engineer, an authorization shall be given for
the release of a sum not to exceed an additional twenty percent (20%)
of the escrowed sum allocated for such specific improvement or installation.
Upon the completion of all improvements or installations in accordance
with the provision of this Chapter and approval and acceptance for
dedication and/or maintenance by the City Council, an authorization
shall be given for the release of the remaining ten percent (10%)
of the escrowed funds; provided however, that in the event that all
improvements or installations are completed except for ten percent
(10%) or less of the total amount of sidewalks remaining to be installed
in a subdivision, the City Council may approve and accept for dedication
and maintenance the streets of said subdivision and authorize the
release of all remaining escrowed funds upon the tendering by the
developer of a cash deposit to the City of Florissant in an amount
equal to one hundred twenty-five percent (125%) of the estimated contract
cost for installation of the remaining sidewalks in a subdivision
and further upon submission of a written agreement executed by the
developer guaranteeing the completion of the remaining sidewalks in
the subdivision within eighteen (18) months of the date of the approval
and acceptance for dedication and maintenance of the streets of said
subdivision and authorizing the City of Florissant, upon failure of
the developer to complete the sidewalks as indicated herein, to complete
the installation of the sidewalks, or contract for such installation,
and to use the cash deposit for payment of such installation.
(6)
Should the subdivider abandon the subdivision or fail to complete
the improvements within two (2) years from the date of the City's
approval of the final plat of the subdivision, whichever shall occur
first, except as provided in paragraph (5) above, the City may complete
or have completed the said improvements and the escrow holder shall
then disburse the escrow funds therefor as ordered and directed by
the Mayor upon approval of the City Council.
(7)
The form for said escrow agreement shall be as approved by the City
Attorney.
c.
The
minimum improvements installed in any subdivision before the plat
can be finally approved shall be in accordance with the following:
(1)
Minor streets shall have a pavement width of twenty-six (26) feet
including curbs and gutters.
(2)
Collector streets shall have a pavement width of thirty-six (36)
feet including curbs and gutters.
(3)
Major streets shall have a pavement width of forty-four (44) feet
including curbs and gutters.
(4)
Frontage road shall have a pavement width of twenty-six (26) feet
including curbs and gutters.
(5)
In the case of minor streets having permanent open space on one (1)
or both sides or lots intended for single-family dwelling use have
a frontage of one hundred (100) feet, the pavement width may be reduced
to twenty (20) feet and sodded gutters may be built in lieu of curbs
and gutters at the discretion of the Commission with the approval
of the City Engineer.
(6)
Street pavement shall be of concrete only and shall be built according
to City specifications as follows:
(a)
Requirements and conditions.
(i)
These specifications are intended to apply to construction in
new subdivisions under the inspection of the City of Florissant where
work is being performed by the subdivision developer or a contractor
for the developer and not under a contract with the City of Florissant.
(ii)
Prior to the start of any paving work under these specifications,
the following items shall meet the appropriate requirements of the
City of Florissant.
(iii)
The grading of the entire right-of-way shall be completed, including
the preparation of the subgrade to the grade and cross section indicated
on the plans.
(iv)
All sewers and other utilities which are installed in trenches
within the areas designated for road purposes are to be properly backfilled
and inspected. Granular backfill is required under areas to be paved.
All other areas shall be jetted or tamped.
(v)
The office of the Director of Public Works shall be notified
a minimum of seventy-two (72) hours prior to the start of any of the
work under these specifications.
(vi)
Grade and line stakes are to be placed by the engineer for the
developer prior to setting forms.
(vii)
Placing and compaction of soil against the back of the curb
shall be accomplished as soon as practicable without damage to the
finished concrete. Backfill material shall be free of large or frozen
lumps, wood or other extraneous material. All excavated spaces behind
the curbs shall be refilled and compacted to ninety percent (90%)
maximum density according to ASTM Test 698-65 and shall approximate
the final cross section shown on the plans.
(viii)
Pavement thickness for local streets within
residential subdivision shall be a minimum of six (6) inches.
(ix)
Pavement thickness for collector streets or major streets within
residential subdivision shall be a minimum seven (7) inches. Pavement
thickness for local streets within industrial parks shall be a minimum
eight (8) inches.
(x)
Local, collector and arterial streets shall be designated by
the City of Florissant Planning and Zoning Commission and pavement
thickness will be shown on the plans in accordance with the street
classification.
(b)
Description.
(i)
This item shall consist of a pavement of Portland cement concrete,
with or without reinforcement constructed on the prepared subgrade
or other base course as indicated by these specifications and in conformity
with the lines, grades, thickness and typical cross section, which
is on file in the Public Works Department and/or as shown on the plans.
Portland cement concrete shall consist of an intimate mixture of Portland
cement, fine aggregate, coarse aggregate, purposely entrained air
and water.
(ii)
Quality of concrete. Concrete shall be considered
of satisfactory quality provided it is made (1) of materials accepted
for the job, (2) of the approved mix and (3) in complete accordance
with the requirements stated in Subsection (f), "Construction Methods".
(c)
CONTRACTOR
DEVELOPER
ENGINEER
DIRECTOR OF PUBLIC WORKS
INSPECTOR
PLANS
TYPICAL SECTIONS
Definitions. As used in this Section, the following
terms shall have these prescribed meanings:
An individual or organization engaged by the developer to
perform work in conjunction with the development of the real estate
subdivision, to be interpreted for the extent of this specification
as meaning the paving contractor.
The owner or owner's representative responsible for the development
of a real estate subdivision.
The developer or owner's designated registered professional
engineer or the duly appointed representative of the engineer.
The Director of Public Works for the City of Florissant or
his/her authorized representative.
A duly authorized representative of the City of Florissant
having the right to make such inspections or tests as may be deemed
necessary at the plant of the contractor or of his/her suppliers or
on the job site.
All drawings and computations necessary for the construction
of the streets and drainage facilities in the real estate subdivision,
as prepared by the engineer and approved by the Director of Public
Works.
Pavement sections shown on the sheet entitled "Integral Curb
Pavement Typical Sections and Details" which is attached to these
specifications and made a part thereof.
(d)
Materials.
(i)
Portland cement shall conform to the current ASTM Standard Specifications
for Portland cement.
(ii)
Fine aggregate shall consist of Meramec, Missouri or Mississippi
River sand. It shall be free from injurious amounts of organic impurities.
It shall be well graded coarse to fine and, when tested by means of
standard square mesh sieves in accordance with ASTM C136-46, shall
conform to the following requirements:
|
Percent
| ||
|---|---|---|
|
Passing 3/8 inch sieve
|
100
| |
|
Passing #4 sieve — not less than 95 nor more than
|
100
| |
|
Passing #20 sieve — not less than 40 nor more than
|
70
| |
|
Passing #50 sieve — not less than 5 nor more than
|
20
| |
|
Passing #100 sieve — not more than
|
5
|
(iii)
Coarse aggregate may be either Meramec River gravel or crushed
stone. It shall consist of sound durable and uncoated particles.
It shall have a minimum french coefficient of 6. Gravel shall be
washed clean. It must meet the purity requirements in force at the
time the bid is submitted, of the Missouri State Highway Department.
Stone will be accepted only from rock ledges accepted by the Missouri
State Highway Department.
(iv)
Coarse aggregate for concrete pavement shall meet the following
requirements: ms 3392 tabs.
|
Percent
|
Percent
| ||
|---|---|---|---|
|
Passing 2 inch square sieve
|
100
| ||
|
Passing 1½ inch square sieve
|
95
|
100
| |
|
Passing ¾ inch square sieve
|
35
|
70
| |
|
Passing 3/8 inch square sieve
|
10
|
30
| |
|
Passing #4 square sieve
|
0
|
5
|
(v)
Air-entraining agent must meet the current ASTM standard requirement.
(vi)
Water used in mixing or curing concrete shall be clean and free
from injurious amounts of oil, salt, acid, vegetable or other substances
harmful to concrete.
(vii)
Concrete used for paving shall have a minimum compression strength
of four thousand (4,000) psi at twenty-eight (28) days as determined
by the "Standard Method of Test for Compression Strength of Moulded
Concrete Cylinders" (ASTM C-39-67).
(e)
Proportioning of concrete.
(ii)
Aggregates shall be proportioned into the mix separately by
weight unless specifically approved otherwise by the engineer. Water
may be proportioned by weight or by volume. Portland cement shall
be taken as ninety-four (94) pounds per sack. Batches requiring a
portion of a sack will not be permitted unless all cement used in
the batch is weighed.
(iii)
The minimum cement content shall not be less than six (6) sacks
per cubic yards of concrete and the maximum water content shall not
exceed six (6) gallons per sack of cement, including water contained
by the aggregate other than by absorption.
(iv)
The concrete as placed in the forms shall contain entrained
air in the following amounts:
|
Maximum size aggregate
(inches)
|
Amount of air
(percent)
| |
|---|---|---|
|
1½, 2, 2½
|
5±1
| |
|
¾, 1
|
6±1
|
(f)
Construction methods.
(i)
Equipment and tools necessary for handling materials and performing
all parts of the work must meet the approval of the Director of Public
Works as to design, capacity and mechanical conditions and must be
on the job before the work is started. Any equipment which is not
maintained in full working order or which, as used by the contractor,
is inadequate to obtain the results prescribed, shall be improved
or similar equipment substituted or added as directed by the engineer.
(ii)
The subgrade shall be cleared of large stones, sod, trees, roots,
rubbish and other debris. Holes and irregularities shall be filled
and compacted to uniform density and the subgrade shaped and finished
to conform to the lines and grades as shown on the plans. All soft,
loose or yielding material of the subgrade that will not compact when
rolled or tamped shall be removed and replaced with suitable material
placed and compacted as specified herein. The compacted subgrade
shall extend laterally a minimum of one (1) foot beyond the outer
limits of the forms. Fill materials shall be placed in layers not
exceeding six (6) inches in depth and be compacted by rolling, vibrating
or tamping to ninety percent (90%) maximum density according to ASTM
Test 698-65. The same density is required in cut section as in fill
sections.
(iii)
The approved subgrade and inspected forms shall be in place
and ready for paving not less than three hundred (300) feet ahead
of the paving operation.
(iv)
The subgrade shall be moist but not muddy when placing concrete.
(v)
Wash water from mixers will not be permitted on the subgrade
and will not be deposited in any drainage structures.
(g)
Forms.
(i)
Forms shall be true to line and grade and securely staked so
as to be unyielding during concreting operations. Top faces of forms
shall not vary from a true plane more than one-fourth (¼) inch
in ten (10) feet.
(ii)
Earth under the forms shall be securely compacted prior to placing
of concrete.
(iii)
The method of connecting form sections shall be such as to insure
a right, neat joint. Each time forms are used, they shall be cleaned
thoroughly and oiled before concrete is placed against them.
(h)
Mixing and placing concrete.
(i)
A uniform consistency of concrete shall be maintained at all
times. The concrete shall be consolidated by means of a vibrating
screed or an oscillating machine. If said screed does not impart
the necessary vibrating energy, in the opinion of the engineer, it
shall be improved or replaced to his/her satisfaction. The concrete
slump shall not exceed four (4) inches. Consolidation by hand will
be permitted only in special cases and then under the specific direction
of the engineer.
(ii)
Concrete may be mixed on the site in a batch mixer, mixed in
transit mixers or mixed in a central mixing plant. Sufficient notice
shall be given the Director of Public Works, prior to placing concrete,
of the method of mixing to be used so that mixing and delivery equipment
can be checked and approved for use.
(iii)
All longitudinal and transverse joints shall conform to the
detail as set out in the typical sections of these standard specifications.
These points shall be straight and perpendicular to the pavement
surface. The transverse joints shall be at right angles to the edge
of the pavement. Care must be taken to avoid over-finishing at joints.
(iv)
Concrete shall be placed between the side forms in successive
batches for the entire width of the construction lane to such elevations
above grade that when consolidated and finished, the surface of the
pavement shall be at the specified final grade elevations. It shall
then be thoroughly consolidated with the vibrating screed to the crown,
cross section and finished surface elevation indicated on the plans.
(v)
At the option of the Director of Public Works, the City may
sample and test for the cement content of the plastic concrete according
to the Willis-Hime method. If two (2) successive samples from loads
show a cement content of less than ninety percent (90%) of that required
in these specifications, the contractor must secure concrete from
another supplier or if the contractor is mixing the concrete on the
site, proper correction as approved by the engineer must be made to
the mix proportions to meet requirements of these specifications or
construction will be stopped.
(vi)
Transverse and dowelled construction joints (as indicated on
the typical sections) shall be installed at the close of each day's
work or when interruptions of more than thirty (30) minutes occur.
It shall be located at least five (5) feet from any other transverse
joint. It shall be formed from a clean wood plank, cut identical
with the cross section of the pavement with holes drilled for dowel
bars. The plank shall be accurately set and held securely in place
at right angles to the edge of the pavement. When operations are
resumed, the plank shall be carefully removed and all surplus concrete
or materials on the subgrade removed and fresh concrete deposited
directly against the old.
(vii)
The pavement surface shall be floated and straight-edged to
a true surface as called for on the plans. Finishing operations shall
be such as to require a minimum of manipulation from initial placing
to finished surface. The final pavement surface finish may be accomplished
by belting, brooming or burlap drag depending upon the wishes of the
engineer.
(viii)
Integral lib curb shall be cast monolithic with
the pavement. It shall be formed with a steel finishing tool known
as a "mule" fabricated to the exact cross section and dimensions set
forth in the curb detail in the typical section. Care must be exercised
to insure a well-defined outer section to accomplish complete drainage
to the nearest inlet structure in accordance with the plans. Incomplete
gutter drainage will be subject to correction at the discretion of
the engineer. Grades less than one and one-half percent (1½%)
shall be straight-edged with a ten (10) foot longitudinal straight
edge and a small level mounted on top and at the center.
(ix)
All joints shall be edged with a tool having an approximate
radius of one-eighth (1/8) inch, except in instances when the premolded
type contraction joint is used. (See typical section this detail.)
(x)
Final surface test. The contractor will be
held responsible for the correct alignment, grade and contour specified.
Any spots higher than one-fourth (¼) inch in ten (10) feet
for concrete pavements shall be ground to the required surface by
the contractor at his/her own expense.
(i)
Curing.
(i)
As soon as practicable after pavement is finished and without
marring the surface, the concrete shall be cured by a standard recognized
method with materials approved by the Director of Public Works; e.g.,
membrane spray, wet burlap, wet straw or watertight plastic cover.
(ii)
After the concrete has been finally finished and the water sheen
has left the surface, the entire area of the pavement surface shall
be sealed by hand spraying or machine spraying there on a uniform
application of the white pigmented membrane curing solution. The
solution shall be applied in one (1) or two (2) separate applications
as may be recommended by the manufacturer and as directed by the engineer.
If the solution is applied in two (2) increments, the second (2nd)
application shall follow the first (1st) application within thirty
(30) minutes.
(iii)
The contractor shall provide satisfactory equipment and means
to properly control and assure the direct application of the curing
solution on the pavement surface as to result in a uniform coverage
on the pavement at the rate of one (1) gallon for each two hundred
(200) square feet of area.
(iv)
White pigmented membrane curing compound shall conform to the
requirements of ASTM C-309-58 Type 2 all-resin base or the latest
revision thereof.
(v)
The curing solution shall be delivered to the job only in the
manufacturer's name, trade name of the material, and lot number with
which test samples may be correlated.
(vi)
If rain falls on the newly coated pavement before the film has
dried sufficiently to resist damage, or if the film is damaged in
any other way, the contractor will be required to apply a new coat
of material to the affected portions equal in curing value to that
above specified. All areas cut by finishing tools subsequent to the
application of the curing solution shall immediately be given new
applications at the rate of specified above.
(vii)
When joints are formed by sawing, the same method of curing
as applied to the pavement shall be reapplied to the freshly cut joints
as soon as practicable after the sawing operation.
(viii)
The contractor shall provide on the job sufficient
burlap for the protection of the pavement in case of rain or breakdown
of the spray equipment. In the event that hair-checking develops
before the membrane can be applied, wet burlap shall be used to cover
the surface of the pavement for not less than twenty-four (24) hours
before the membrane application.
(ix)
Curing of the pavement shall be continued for not less than
seven (7) days after placement of the concrete.
(x)
When forms are removed sooner than the seven (7) day curing
period, and when new concrete is not to be placed against the exposed
end, surfaces shall be treated with curing membrane.
(j)
Cold weather concreting.
(i)
Except by specific written authorization by the Director of
Public Works, concrete placing shall cease when the descending air
temperature in the shade falls below forty degrees Fahrenheit (40°F).
When concreting is permitted during cold weather, the temperature
of the mixed concrete shall be not less than fifty degrees Fahrenheit
(50°F) nor more than one hundred degrees Fahrenheit (100°F)
at the time of placing in the forms. The aggregates may be heated
by steam or dry heat prior to being placed in the mixer. The water
shall not be hotter than one hundred seventy degrees Fahrenheit (170°F).
When concrete is being placed during cold weather and the air temperature
may be expected to drop below thirty-four degrees Fahrenheit (34°F),
a supply of straw or other suitable blanketing material shall be provided
along the line of the work. Care must be exercised to prevent the
wind from removing same. At any other time when the air temperature
may be expected to reach the freezing point during the day or night,
the material so provided shall be spread over the concrete to a sufficient
depth to prevent freezing of the concrete. Such protection shall
be maintained for at least five (5) days. If required by the Director
of Public Works, concrete less than twenty-four (24) hours old shall
also be covered by approved devices capable of maintaining the temperature
within the concrete at fifty degrees Fahrenheit (50°F) or higher.
Concrete injured by frost action shall be removed and replaced at
the contractor's expense.
(k)
Opening to traffic.
(i)
The pavement shall not be opened to traffic or contractor's
equipment until so ordered by the Director of Public Works. The contractor
shall maintain adequate barricades and protection to the pavement
to prevent traffic from using the pavement until opened by the Director
of Public Works.
(ii)
Sealing joints. Joint filler shall be RC-3
hot-poured asphalt or its equal. The top of expansion joints and
all edged joints shall be sealed with the specified filler before
traffic is permitted on the pavement. The joint shall be surfaced
dried and thoroughly cleaned of all foreign matter before the sealing
material is poured. The filler shall be poured into the joint opening
to conform to the details shown on the plans or as directed by the
Director of Public Works. The pouring shall be done in such a manner
that the material will not be spilled on the exposed surfaces of the
concrete. Any excess filler on the surface of the concrete pavement
shall be removed immediately and the pavement surface cleaned. When
required to prevent tackiness or pickup under traffic, the exposed
surface of the filler shall be dusted with hydrated lime or sawdust.
Sand will not be permitted. Other methods of preventing pickup under
traffic may be used when approved by the Director of Public Works.
Poured filler shall not be placed when the air temperature in the
shade is less than fifty degrees Fahrenheit (50°F).
(l)
Thickness deficiencies.
(i)
General. It is the intent of these specifications
that the pavement shall be constructed strictly in accordance with
the thickness shown on the plans. The thickness of the pavement shall
be measured, and where any pavement is found not so constructed, such
pavement may be compensated for by reimbursing the City of Florissant
at a unit price per square yard or such pavement may be removed and
replaced with satisfactory pavement.
(ii)
Measurements. The thickness of the pavements
will be determined by the thickness of cores taken from the pavement
of such locations as the Director of Public Works may select. Three
(3) or more cores per lane will be taken in each one thousand (1,000)
linear feet of pavement and measured in accordance with ASTM C174-49.
The same rates of core locations will be selected over the entire
length of projects, where the total lengths [length] of the pavement
is less than one thousand (1,000) feet. Whenever any cores indicate
that the pavement is deficient in specified thickness, the contractor
will be notified. If any test core is found which is deficient in
thickness, additional cores shall be taken on each side of the place
from which the core is drilled, on a line parallel to the centerline
of the pavement until cores are found, on each side of the first (1st)
test core, which are not deficient. The intervals are to be selected
by the contractor and the Director of Public Works. All pavement
midway between the last test cores taken and the longitudinal joint
and the curb or between longitudinal joints will be considered as
being deficient, removed and replaced or compensated for as provided
below. If the contractors elect to drill additional cores, it will
be accomplished in the presence of an inspector, and the contractors
shall pay the additional cost of drilling.
(iii)
Drilling of cores and all work necessary and incidental thereto
will be considered inspection and will be charged against the inspection
fee deposited by the subdivision developers, other than additional
cores desired by the contractors as stated above.
(iv)
Compensation for thickness deficiencies when core measurements
[measurement] of thickness is found which is less than the thickness
shown on the plans, the reimbursements for deficiencies as shown on
the schedule below shall apply and will be paid to the City of Florissant.
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1)
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0.00 inch up to and 0.30 inch
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None
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2)
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Over 0.30 inch up to and 0.50 inch
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20% of estimated cost*
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3)
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Over 0.50 inch up to and 1.00 inch
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40% of estimated cost*
Remove and replace or
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4)
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Over 1.00 inch
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100% of estimated cost*
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*
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The estimated cost shall be computed at the rate per square
yard of pavement used in determining the amount of the developer's
escrow deposit. The choice of alternate penalty under category (4)
above will be at the sole discretion of the City of Florissant. The
amount of reimbursement shall be deposited with the City of Florissant.
Upon application and approval by the Building Commissioner, a bituminous
macadam or asphalt street may be used when a subdivision fronts an
existing street with the same construction.
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(7)
Major streets or collector streets may be improved with a twenty-four
(24) foot pavement and a six (6) foot all-weather disaster shoulder
on both sides when there are no lots having direct access to such
streets.
(8)
All lots less than three (3) acres in area to be created by subdivision
shall be served by the City of Florissant water system. When the area
cannot be immediately served by the City of Florissant water system,
then the Council shall permit service by another public utility.
(9)
When the subdivision is to be served by the City of Florissant water
system, the subdivider shall comply with the ordinances relative to
payment for the installation of water mains and fire hydrants in the
subdivided area. Such installation of the water mains and fire hydrants
aforesaid shall be done by the City of Florissant. The water mains
and hydrants, when installed, shall become at once the property of
the City of Florissant, and said City shall have exclusive control
and use thereof, subject to the right of the residents of the subdivided
area to be connected therewith, and subject to the ordinances governing
the extension of water mains.
(10)
When the subdivision is to be served by another public utility, the
subdivider shall show the Council prior to approval of the final plat
that mains and hydrants have been installed or security provided in
lieu thereof to the satisfaction of the public utility, and that hydrants
have been located as required by the standards of the Missouri Inspection
Bureau.
(11)
The subdivider shall install sanitary sewers and provide a connection
for each lot. Such installations shall be in accordance with the standards
and specifications of and before the improvement is started the plan
therefor shall be approved by the Metropolitan St. Louis Sewer District
and the Commission. If no existing outlet sewers are within reasonable
distance, the subdivider shall make such provisions for the treatment
or disposal of the sewerage as will satisfy the Metropolitan St. Louis
Sewer District, City, State and County health officials and before
the plat shall be approved, the subdivider shall present to the Commission
an order from the Metropolitan St. Louis Sewer District, City and
State or County health officials showing that the treatment or disposal
facilities will properly care for and protect the health, safety and
welfare of the existing and probable future population within the
subdivision and surrounding area. In no event, however, shall the
subdivider be required to install treatment facilities larger than
are necessary to serve the land to be subdivided. A proposed subdivision
in an area to be annexed may be connected to existing sewers and payment
for maintenance or connecting charges and recovery of excess cost
shall be as provided for in Ordinances 391 and 605. Should the subdivider
contemplate the recovery of excess costs due to the installation of
certain sewer facilities as provided for in Ordinances 391 and 605[2] of the City of Florissant, said subdivider shall apply
for the recovery of said excess costs in writing to the Metropolitan
St. Louis Sewer District and to the City of Florissant. Said application
shall contain complete information as to the type, location, materials
to be used, size, length, and any other factor pertaining to the facilities
to be installed, together with the estimated cost thereof. Said estimated
cost shall contain a breakdown as to materials, labor, services and
any other item considered part thereof. The approval of said application
by both the sewer district and the City Council shall be required
prior to the commencement of the construction of such facilities.
If said approval is not obtained, no future claim for excess sewer
costs under the aforementioned ordinances will be considered by the
City of Florissant.
[2]
Editor's Note--Ordinances 391 and 605 have not been set out
in this volume but were saved from repeal and may be found on file
in the office of the City Clerk.
(12)
When the subdivision is located within the boundaries of Metropolitan
St. Louis Sewer District, storm sewers and stormwater drainage improvements
shall be installed in accordance with the requirements of the Metropolitan
St. Louis Sewer District.
(13)
Provision shall be made for the installation of street lights within
the subdivision. Said street lights shall conform to the type of street
lights currently being installed in the City. The location and number
of lights required for each street shall be determined by the Director
of Public Works after receiving a recommendation from AmerenUE. The
subdivider shall pay the first (1st) year's rental on street lights
installed within the subdivision.
(14)
Street name signs shall conform to the type and color used by the
City at the time of installation.
(15)
Concrete sidewalks having a minimum width of four (4) feet shall
generally be required on both sides of all streets, except where other
facilities (besides street rights-of-way) for pedestrian access and
circulation are accepted by the Commission or along streets where
the Commission finds no present or future demand for pedestrian circulation.
The sidewalks shall be installed in the street right-of-way one (1)
foot from the front property line.
(16)
All electric, telephone and telegraph distribution lines installed
in new residential subdivisions platted hereafter shall be installed
underground, excepting, however, the overhead distribution feeder
lines into the said subdivision, overhead through facilities, cable
closures, pad-mounted transformers and service pedestals shall be
allowed. All new residential subdivisions platted hereafter shall
have easements dedicated to the utility companies adequate for the
installation and maintenance of utility facilities and the developer
shall certify on said plat that the utility companies agree to such
installation and maintenance. No residential subdivision plat filed
thereafter shall be approved unless it contains such easements and
certification.
d.
The
petitioner shall be responsible for maintaining all improvements listed
above, as well as all common ground and unsold and/or unoccupied lots,
until such improvements are accepted by the City Council for maintenance.
In particular, the petitioner's maintenance responsibility shall include,
but not be limited to, the following:
(1)
Removing accumulations of trash and debris, especially construction
debris, at least weekly.
(2)
Keeping grass and weeds cut such that no grass or weeds exceed ten
(10) inches in height.
(3)
Keeping construction equipment and materials from blocking constructed
streets, such that there is at least one (1) lane for emergency vehicles
at all times.
(4)
After occupancy of the first (1st) building, the petitioner shall
keep all streets between the subdivision entrance and any occupied
buildings free of construction materials or equipment, mud, gravel,
snow or ice at all times so as to provide safe and proper access to
the occupied buildings for the residents, service and delivery personnel
and emergency vehicles.
(5)
Providing temporary drainage and siltation controls sufficient to
prevent differential stormwater runoff and/or mud, silt or other eroded
material from entering onto property adjacent to the subdivision.
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Should the petitioner fail to correct conditions (1), (2) or (5) within five (5) days or conditions (3) or (4) within twenty-four (24) hours of receiving written notice from the City of the existence of a violation, the Director of Public Works is hereby authorized and empowered to have the violations corrected by either City forces or contract and to have the cost thereof charged as a special tax bill against all unsold lots in the subdivision in a manner similar to that set out in Sections 213.100 and 213.110 of this Code. In addition, the petitioner shall be deemed guilty of a misdemeanor and, upon conviction thereof, shall be punished as provided in Section 100.080 of this Code.
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9.
Inspection. Inspections shall be made by the City during
construction. In order to defray costs of inspections, the contractor
shall be charged at the current hourly rate of the City Engineer.
Before construction is started, there shall be deposited with the
public works administrator the estimated cost of such inspection.
When the improvement has been completed, any deficiency shall be paid
over by the contractor or if any excess remains, it shall be refunded
to the contractor.
10.
Subdivision permit. In order to defray the cost of processing
the subdivision application and reviewing plans, the subdivider shall
pay to the City of Florissant as follows:
Two (2) to ten (10) parcels, tracts or lots, two hundred dollars
($200.00).
Ten (10) or more parcels, tracts or lots, two hundred dollars
($200.00) plus ten dollars ($10.00) a lot.
The money for the subdivision permit shall be paid to the City
at the time the final plat is presented for approval.
11.
Street names and addresses. All street names shall be approved
by the Commission, and names shall not be used which will duplicate
or be confused with names of existing streets, but extensions of existing
streets shall continue the names of such streets.
[1]
Editor's Note — Ordinances 391 and 605 have not been
set out in this volume but were saved from repeal and may be found
on file in the office of the City Clerk.
[Ord. No. 1095 §VI, 6-13-1960]
Whenever the strict enforcement of these regulations would entail
unusual difficulties or hardships, the Commission and City Council
may vary or modify them in such a way that the subdivider be allowed
to plan and develop his/her property and record a plat of same; provided
however, that the public health, safety and welfare of the municipality
be fully protected and the general intent and spirit of the regulations
be preserved.
[Ord. No. 1095 §VII, 6-13-1960]
No plat of any subdivision shall be entitled to be recorded
in the County Recorder's office or have any validity until it shall
have been approved in the manner prescribed herein.
[Ord. No. 1095 §VIII, 6-13-1960]
Any regulations or provisions of this Chapter may be changed
and amended from time to time by the City Council; provided however,
that such changes or amendments shall not become effective until after
study and report by the City Planning and Zoning Commission and until
a public hearing has been held, public notice of which shall have
been given in a newspaper of general circulation of the City of Florissant
at least fifteen (15) days prior to such hearing.
[Ord. No. 1095 §IX, 6-13-1960]
An appeal from the decision of any officer, department or the
Commission may be taken at any time to the Council for review and
decision. The person or persons aggrieved shall present a written
petition to the Council together with a copy to be served on the officer,
department or the Commission whose decision is being appealed from.
The officer, department or the Commission shall transmit to the Council
all papers, documents, etc., constituting the record of the action
appealed from. The Council shall render a decision from within a time
not longer than the second (2nd) meeting of the Council after the
date the appeal has been filed.
[Ord. No. 1095 §X, 6-13-1960]
If any Section, Subsection, sentence, clause or phrase of this
Chapter is for any reason held to be unconstitutional or void, such
decision shall not affect the validity of the remaining portions of
this Chapter.
[Ord. No. 1095 §XI, 6-13-1960]
Any ordinances or parts of ordinances in conflict herewith are
hereby repealed.
