City of Creve Coeur, MO
St. Louis County
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Table of Contents
Table of Contents
[R.O. 2008 App. B, §22A-20; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
In addition to the submission requirements for subdivision review and approval, the following standards shall guide the City staff, the Planning and Zoning Commission and the City Council in their review of proposed subdivision plats or other land development.
1. 
Conformance to rules and regulations. All proposed subdivisions shall be reviewed to the following laws, rules and regulations:
a. 
The Comprehensive Plan for the City of Creve Coeur.
b. 
City of Creve Coeur zoning ordinance and Building Code as applicable.
c. 
Other standards and regulations adopted by the City Council or by other applicable boards, commissions, agencies or departments of the City of Creve Coeur.
d. 
Established goals, objectives and policies of the City Council and the Planning and Zoning Commission.
e. 
Applicable standards or regulations of other Federal, State, County or regional agencies including the Metropolitan Sewer District.
2. 
Character of the land. Land with features which may present an apparent hazard to the safety of present or future inhabitants of a subdivision or of adjacent property shall not be developed unless adequate methods are formulated by the applicant, recommended by the Planning and Zoning Commission and approved by the City Council to solve the problems created by such unsuitable land conditions. Such land shall be set aside for uses that do not involve such danger.
In particular, areas with extremely steep slopes and land within the 100-year floodplain as defined by the Flood Insurance Administration of the Department of Homeland Security or other appropriate Federal, State or local agency and recognized by the City shall not be platted for development with permanent structures.
3. 
Adequacy of public facilities and services. Land which cannot be provided with adequate water, sanitary sewer services, storm drainage facilities or other essential public services shall not be subdivided for purposes which require such services.
4. 
Subdivision and street names. The proposed subdivision name and streets within subdivisions shall not duplicate or too closely approximate phonetically the name of any other street or subdivision within the City of Creve Coeur, adjacent municipalities or adjacent unincorporated St. Louis County. However, streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets. All street names shall be approved by the U.S. Postal Service.
[R.O. 2008 App. B, §22A-21; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
The lengths, widths and shapes of blocks shall be determined with due regard for the following considerations: the provision of adequate building sites suitable for the type of use and building contemplated, zoning requirements as to lot sizes and dimensions, need for convenient traffic access and circulation and the limitations and opportunities of topography.
B. 
Except as otherwise approved, blocks in residential subdivisions should not normally exceed one thousand (1,000) feet nor be less than two hundred (200) feet in length.
C. 
Blocks may be irregular in shape, provided they are harmonious with the overall pattern of blocks in the proposed subdivision and provided their design meets the requirements of lot standards and of traffic flow and control considerations.
D. 
Blocks shall normally have sufficient width to provide for two (2) tiers of lots of appropriate depth unless otherwise approved to accommodate a specific planned development or use.
[R.O. 2008 App. B, §22A-22; Ord. No. 1045, 7-25-1983; Ord. No. 1431 §1, 12-10-1990; Ord. No. 5068 §1, 11-10-2008]
A. 
Every lot shall abut an approved public or private street. The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
The minimum area of lots shall be in accordance with the requirements and use provisions of the zoning district in which the property is located and with the Creve Coeur zoning ordinance. The calculation of the lot area shall be exclusive of the area of the street right-of-way or road or alley easement abutting the lot. The lots shall also have a width and depth adequate to provide the necessary front, side and rear yard requirements of the Creve Coeur zoning ordinance.
C. 
Side lines of lots shall be generally at right angles to straight street lines or radial to curved street lines unless otherwise approved to give a better street and lot plan.
D. 
Where lots that front upon the outside curve of a curved street have a radius of two hundred (200) feet or less as measured at the centerline of the street, the minimum continuous width of the lot may be measured at the minimum front building or setback line as established in the Creve Coeur zoning ordinance. However, the width at such street right-of-way line shall not be less than fifty percent (50%) of the required lot width with such width being measured on the area of the street right-of-way line.
E. 
Where lots front upon the inside curve of a curved street, the minimum continuous width of the lot shall be measured at the minimum front building or setback line.
F. 
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 streets.
G. 
Lots at intersections of streets shall have a radius of curvature as determined elsewhere in this Chapter.
H. 
Double frontage lots on parallel streets should be avoided. If unavoidable, the primary frontage of double frontage lots shall be so designated on the subdivision plat, a common landscape buffer or easement shall be defined along the secondary street frontage and no access to the lot shall be allowed from the secondary street frontage. Where possible, primary frontage for such double frontage lots shall be on interior subdivision streets and a landscaped buffer or low masonry wall within an easement shall be provided along the secondary frontage on the major street, collector or arterial street to provide screening of sight and sound and to prevent direct access to said double frontage lot from this secondary frontage.
I. 
Water Lots. A water lot is a residential lot, a portion of which is covered by a lake or pond. A residential water lot is only permissible under the following conditions:
1. 
No more than twenty-five percent (25%) of the lot is covered by water at the highest level of said water during a 100-year storm.
2. 
The building floor elevation shall be at least two (2) feet higher than the water level at the highest level of said water during or shortly following a 100-year 24-hour storm as determined by an approved level pool routing method.
3. 
If the property is in a floodplain as established and defined by the Federal Emergency Management Agency (FEMA), all applicable floodplain regulations must be met. On all water lots the required yard setback distance shall be measured from the water's edge at the highest level of said water as determined by Subsection (I)(2), when the water covers the lot line.
[R.O. 2008 App. B, §22A-23; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
Generally. Easements for poles, wires, conduits, storm sewers or drainage ways, sanitary sewers, gas lines, water mains and lines and other similar purposes shall be provided where necessary. Where possible, such easements should be located either within alleys or service drives where provided or along rear and side lot lines where alleys are not provided. Such easements shall not be less than ten (10) feet in width, which width may be divided evenly between abutting properties.
B. 
Drainage Easements.
1. 
General requirements. Where a subdivision or site to be developed is traversed by a watercourse, drainage way, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse and of such width and construction as will be adequate for the purpose.
2. 
Drainage easements.
a. 
Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements at least fifteen (15) feet in width for such drainage facilities shall be provided across property outside the road rights-of-way and with satisfactory access by road to accommodate maintenance and inspection of these facilities as necessary. Easements shall be indicated on the preliminary and final subdivision plats and shall be a part of an overall erosion and stormwater runoff control plan for the subdivision as required by Section 410.130(B) and Chapter 425 of the Creve Coeur Municipal Code.
b. 
The proposed internal drainage system of the subdivision or land development shall not discharge water onto public or private land outside the proposed subdivision or beyond the subject property, except via natural or publicly dedicated drainage courses.
c. 
The developer may be required to dedicate to the City, either in fee simple or by drainage or conservation easement, land on both sides of existing streams and drainage areas as required in Article III, Creve Coeur stream buffer ordinance. The City may require drainage areas, including detention storage areas, to be established by indenture. Such drainage areas shall be maintained in perpetuity by the subdivision property owners or dedicated to another legally established entity which has as one (1) of its primary responsibilities the management and maintenance of storm drainage systems.
d. 
Low-lying lands within floodways as designated by the Federal Flood Insurance Administration shall be preserved and retained in their natural state as drainage ways. Permanent structures shall not be allowed on such lands except for bridge abutments or similar public use facilities and only as specifically permitted.
[R.O. 2008 App. B, §22A-24; Ord. No. 1045, 7-25-1983; Ord. No. 1434 §§1 — 2, 1-7-1991; Ord. No. 1927 §1, 3-12-1998; Ord. No. 5015 §1, 1-14-2008; Ord. No. 5068 §1, 11-10-2008]
A. 
General Guidelines.
1. 
Streets shall be related appropriately to the topography so as to produce usable lots and streets of reasonable gradient as required herein. Grading for streets should involve minimum disturbance of the original site topography. Combinations of grades and curves shall be avoided.
2. 
The proposed street layout should be appropriate for the type of development proposed and properly integrated with the street system in the area adjoining the subdivision. The layout shall also conform to the existing and proposed land uses and the most advantageous development pattern for the surrounding area.
3. 
Major traffic generators such as business districts, schools, shopping centers and single-family and multi-family residential developments shall obtain primary access from streets classified as collectors or arterial streets or highways. Collector roads in new single-family residential developments shall connect only to existing streets classified as collectors or arterial streets or highways. For the purpose of this Section, "single-family subdivisions" shall refer to those subdivisions forecasted, according to public engineering standards, to warrant inclusion of a collector street for ingress and egress or upgrading of adjacent existing streets from local to collector classification.
4. 
Residential streets shall be laid out to discourage the use of through or non-residential traffic, to permit efficient drainage and utility systems and to require the minimum length of pavement necessary to provide convenient and safe access to property. Curvilinear streets, cul-de-sacs and loop streets are encouraged within residential neighborhoods.
5. 
Proposed through streets shall be extended to the boundary lines of the tract to be subdivided, unless otherwise approved because such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. Conversely, the arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas and for their proper projection where adjoining land is not subdivided. The design of such streets in new subdivisions shall be in conformance with the street design standards established in Section 410.240(B).
6. 
Provision should be made for through streets at intervals of approximately one-half (½) mile or less. Offset streets and intersections should be avoided. Outlet streets from a subdivision to an arterial street or highway shall be located to provide sufficient sight distance to view oncoming traffic.
7. 
The streets, rights-of-way and paving installed in all new subdivisions shall be connected to an "approved street". Any street that has been approved by the City at the date of adoption of this Chapter shall be considered an approved street.
8. 
All streets or street widenings required by these regulations shall be dedicated to the City or be established as a private road easement or right-of-way. In no case shall any instruments be recorded which contain any clause causing reversion to any persons except those having title to adjacent properties.
B. 
Street Design Standards. Every subdivision shall be served by an adequate system of publicly dedicated streets or private streets meeting all City standards as specified herein. All such streets within any subdivision or segments of streets to be built as part of any land development shall be located, platted and built in such a manner that they may be dedicated to the City in accordance with the standards defined in this Chapter.
Table of Street Design Specifications
Commercial Collector
Residential Collector
Minor Commercial Street
Minor Residential Street
Minor Subdivision Street or Commercial Alley
Residential Alley
Minimum Right-of-way
80
60
60
50
30
20
Maximum Grade at Centerline
8%
8%
8%
10%
10%
10%
Minimum Grade at Centerline
1%
1%
1%
1%
1%
1%
Minimum Pavement Width (back to back of curb)
50
38
38
26
20
16
Minimum Sight Distance at Crest of Curve
300
200
150
150
150
150
Minimum Horizontal Radius of Centerline
600
300
150
150
50
50
Minimum Horizontal Tangent Distance Between Reverse Curves
200
100
100
100
None
None
Sidewalks
both sides
both sides
both sides
one side
None
None
Curb and Gutter
Vertical only
Vertical or Lip (Rolled)
Vertical Only
Vertical or Lip (Rolled)
Lip (Rolled)
None
C. 
Dead-End Streets And Cul-De-Sacs.
1. 
Cul-de-sacs shall have a maximum length of two thousand (2,000) feet provided each said cul-de-sac meets the approval of the Fire Marshall relative to the maneuverability of fire equipment and provision of adequate water pressure.
2. 
Cul-de-sac turnarounds shall be provided at the end of all permanent dead-end streets. Cul-de-sac turnarounds shall have a right-of-way diameter of one hundred (100) feet and a pavement width diameter of eighty-four (84) feet. At the option of the developer, a circular island may be provided in the cul-de-sac provided the pavement has a minimum width of twenty (20) feet from back of curb to back of curb.
3. 
In the case of temporary dead-end streets, which are stub streets designed to provide future connections with unsubdivided adjacent areas, the Planning and Zoning Commission shall require a temporary easement for a cul-de-sac or an appropriate area for a backaround.
D. 
Minor Subdivisions.
1. 
Minor subdivisions consist of not more than four (4) lots having primary access to a minor subdivision street as specified in Section 410.240(B).
2. 
Minor subdivision streets may be developed without a cul-de-sac or turnaround if the Fire Marshall determines that sufficient access and water pressure for fire-fighting equipment can otherwise be provided.
3. 
No minor subdivision street shall extend more than four hundred fifty (450) feet in street length from an approved minor residential or residential collector street. It shall have a minimum right-of-way of not less than thirty (30) feet and shall have a twenty (20) foot pavement width.
E. 
Partial Width Minor Residential Or Minor Subdivision Street. When a minor residential street or minor subdivision street is to give access to a subdivision on one (1) side but abuts unsubdivided property on the other side, a partial width street with not less than a twenty-five (25) foot right-of-way and twenty (20) foot pavement width and with curb and gutter installed on one (1) side only may be permitted, provided that the potential is high for the future subdivision of the abutting unsubdivided property in a manner requiring the completion of the balance of the street by that subdivider in accordance with all other applicable standards and provisions of this Chapter and of the Creve Coeur zoning ordinance.
F. 
Intersections And Street Alignments.
1. 
Non-perpendicular streets shall have a perpendicular approach at intersections of at least one hundred (100) feet. No more than two (2) streets shall intersect at any one (1) point.
2. 
Where collector or arterial streets intersect other collector or arterial streets, the curb radius at the intersection shall not be less than forty (40) feet.
3. 
Minor street intersections shall have a curb radius of not less than thirty-two (32) feet.
4. 
Street jogs with centerline offsets of less than one hundred fifty (150) feet should be avoided. Proposed new intersections with an existing street shall, whenever appropriate and practical, coincide with any existing "T" intersection on the opposite side of the street.
5. 
Intersections shall be designed with grades as level as possible, consistent with proper provision for drainage. Approaches to intersections shall have a grade not exceeding three percent (3%) for a distance of not less than one hundred fifty (150) feet measured from the centerline of the intersecting street.
6. 
Additional street paving in the form of turning lanes and/or right-of-way may be required at intersections of collectors and arterials with other collectors or arterials.
7. 
Property line corners at street intersections shall be rounded with a radius of at least twenty (20) feet.
8. 
Where visibility at any proposed street intersection would be impeded by existing earthen berms or vegetation, the developer shall cut such ground and/or vegetation in conjunction with the grading of the street right-of-way sufficient to provide adequate sight distance as specified in the Creve Coeur zoning ordinance, Article VI, Section 405.670, Visibility at Corner Lots [Article II, Section 405.120, Sight triangle].
G. 
Street Pavement Standards.
1. 
The design and construction of all street pavement, including surface pavement, curbs, subgrade and bridges and overpasses, shall be in conformance with the specifications and regulations established and approved separately from this Chapter by the City Council and with the advice of the Zoning Administrator and City Engineer.
2. 
In the absence of any other specifications or regulation established and approved in accordance with Subsection (G)(1) to govern pavement type and thicknesses, the following criteria for the design and construction of such improvements shall apply.
Table of Minimum Street Pavement Standards
Surface Alternatives
Concrete 1)
Waterbound Macadam
Full Depth Asphalt 1), 2)
Minor Subdivision Streets
8" Rock Base
Minor Residential Streets
2" Asphalt
A
Residential Alleys
6 inches
Surface
8 inches
Residential Collector Streets
Minor Commercial Streets
B
Commercial Alleys
7 inches
Not Permitted
9 inches
C
Commercial Collector Streets
8 inches
Not Permitted
10 inches
NOTES:
1)
The minimum concrete or asphalt surface prescribed here shall be overlaid on a granular base at least 4 inches in thickness.
2)
The full depth of asphalt prescribed here shall consist of a 2 inch top surface over an X-mix base for the balance of the prescribed depth.
3. 
All curbs and gutters on approved streets shall be constructed of concrete.
[R.O. 2008 App. B, §22A-25; Ord. No. 1045, 7-25-1983; Ord. No. 2080 §6, 9-11-2000; Ord. No. 5068 §1, 11-10-2008]
A. 
Sidewalks shall be required along both sides of all streets, except where the construction of a sidewalk along one (1) side of a cul-de-sac with less than four (4) homes may be allowed to provided that each home has direct access to the sidewalk. Sidewalks may also be required elsewhere where deemed to be in the interest of public safety.
B. 
All sidewalks shall be constructed of Portland cement concrete in accordance with the standard specifications recommended by the Zoning Administrator and approved by the City Council and shall have a minimum thickness of four (4) inches, which shall be increased to six (6) inches at driveways or the design driveway thickness, whichever is greater.
C. 
Unless otherwise required or permitted, sidewalks shall be placed in the street right-of-way and located approximately one (1) foot from and parallel to the edge of the right-of-way.
D. 
The minimum width of sidewalks in residential subdivisions shall be five (5) feet, except where otherwise approved, based on the proximity of the sidewalk to the roadway, the volume and speed of traffic, expected number of pedestrians or other safety factors.
E. 
The minimum width of sidewalks in commercial subdivisions shall be six (6) feet, except where otherwise approved, based on the proximity of the sidewalk to the roadway, the volume and speed of traffic, expected number of pedestrians or other safety factors.
F. 
An internalized pedestrian circulation system in the form of paved walking paths or jogging trails may be substituted in whole or part for sidewalks along residential streets.
G. 
Where sufficient foot traffic will be realized across proposed streets to merit a crosswalk and/or pedestrian signal, the installation of such signals or striping of the street to provide for the safety of pedestrians may be required.
H. 
All new curbs which are constructed in the City, and all existing curbs which are a part of any reconstruction, shall comply with the provisions of Section 71.365, RSMo.
[R.O. 2008 App. B, §22A-26; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
Every land development or subdivision shall make adequate provision to accommodate or dispose of stormwater by means of drains, detention storage areas, sewers, catch basins, culverts and other facilities per the requirements of Chapter 425 of the Creve Coeur Municipal Code. Such facilities are to be maintained by the owners of the subject property or owners of the subdivision through agreement by the appropriate trust indenture or deed restriction or by the appropriate public agency or utility.
B. 
Facilities for storm drainage should be designed and constructed so as to prevent any increase in the rate of storm runoff onto adjoining property over that which existed prior to development. Erosion or flooding which existed prior to development shall not be increased by the development of the subdivision or other land development.
C. 
The storm drainage system for a proposed subdivision shall be designed to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision or land development. The Zoning Administrator shall review the proposed system to assure it is sufficient to accommodate existing upstream stormwater and any anticipated increase in upstream volume resulting from development permitted by the zoning ordinance of the City of Creve Coeur and adjacent jurisdictions and the estimated development potential of the watershed.
D. 
The Zoning Administrator shall study the effect of each subdivision on the existing downstream drainage facilities both inside and outside the area of the subdivision. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream facility, approval of the improvement plans and final subdivision plat may be withheld until sufficient provisions have been made to eliminate such overload. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or catchment and storage facility. Complete hydrologic and hydraulic computations including, but not limited to, outlet velocities shall be submitted with subdivision improvement plans to support the storm sewer design.
E. 
Landscaping shall be provided in the form of seeded or sodded grass, ground cover, low walls, earth berms, trees and shrubbery to enhance the appearance and the function of all surface stormwater drainage facilities and shall be in accordance with Article III, Creve Coeur stream buffer ordinance.
[R.O. 2008 App. B, §22A-27; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
Erosion And Stormwater Runoff Control Plan. Every land development or subdivision shall make adequate provisions to minimize and control both long- and short-term erosion in accordance with the requirements of Chapter 425 of the Creve Coeur Municipal Code.
B. 
Temporary Control Measures.
1. 
Temporary erosion and sediment control measures are intended to maintain siltation on the land development or subdivision especially if construction is not going to be completed within a single construction season.
2. 
Grading shall be phased so that the amount of exposed area at any one time is minimized. The erosion and stormwater control plan required in Chapter 425 of the Creve Coeur Municipal Code shall include a map of the site indicating proposed grading phases.
3. 
Graded areas shall be stabilized immediately upon grading and maintained to prevent or minimize erosion until permanent stabilization measures are in place. Permissible temporary erosion control techniques include contour furrowing or other surface roughening techniques, fertilizing, seeding, mulching and/or sodding. On steep slopes (twenty-five percent (25%) or greater) the application of asphalt emulsion is a desirable technique.
4. 
Slope changes should be designed to keep the slope length and gradient to a minimum, thus minimizing stormwater velocities over graded areas.
5. 
Measures shall be taken to direct stormwater from graded portions of the site. This may be accomplished utilizing diversion berms, ditches and/or sediment basins.
6. 
Sediment shall be retained on site by filtering runoff and/or by providing properly designed siltation basins.
7. 
Truck and equipment accessways to the site of the operation shall be located so as to minimize danger to traffic and nuisance to surrounding properties. Such access shall be kept either wet or oiled or treated with a chemical dust deterrent or paved to the extent necessary to prevent any dust nuisance to surrounding properties. All such accessways shall be posted approximately two hundred (200) feet distant from such accessways or other traveled areas. Such signs shall read "Caution: Trucks Entering" and be of an appropriate size, type, coloring, lettering and format. Debris, soil and other materials shall be removed from trucks before they leave the site. Public streets and sidewalks shall be maintained free of soil and debris.
C. 
Long-Term Erosion Control. The erosion and stormwater control plan shall be designed to minimize the grading on and erosion from the site and when such activity is in conjunction with land subdivision, the plan shall be submitted with and incorporated into the subdivision improvement plans as required. Final subdivision plat approval and issuance of any subdivision construction permit shall be conditional upon the approval by the Zoning Administrator of a satisfactory plan which conforms with the following standards:
1. 
All excavations, grading or filling shall have a finished grade not to exceed thirty-three percent (33%) except that embankments less than three (3) feet in height shall be exempt therefrom if properly sodded. Steeper grades are allowed if the excavation is through rock or the excavation or fill is protected by a properly designed revetment or retaining wall approved by the Zoning Administrator. Such walls shall not normally exceed a height of six (6) feet.
2. 
Grading plans shall provide for sediment basins, silt barriers, diversions, grass waterways, mulching, seeding and other acceptable erosion control techniques whenever necessary to avoid damage to adjoining properties, road, ditches and storm sewers.
3. 
The finished grade shall provide that surface water from drainage areas in excess of two (2) acres shall be intercepted by diversion swales or inlets and lowered to a stable outlet constructed of concrete, riprap or pipe.
4. 
Land adjoining the proposed land development or subdivision shall be provided with protection from accelerated and increased surface water, silt disposition and any other consequences of erosion. Where it is necessary for the protection of such property to enter upon property outside the control of the applicant for such purpose, appropriate consent must be obtained by the applicant. The applicant shall, at his/her own expense, shore up and protect all buildings, walls, fences or other property likely to be damaged during the progress of the grading and shall be responsible for all damage to public or private property resulting from his/her failure to properly protect and carry out such grading.
5. 
Lots shall be laid out so as to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to substantially prevent stormwater drainage from each lot onto adjacent lots.
6. 
Landscaping shall be provided in the form of seeded or sodded grass, ground cover, low walls, earth berms, trees and shrubbery to enhance the appearance and the function of all erosion control facilities.
[R.O. 2008 App. B, §22A-28; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
Generally. All utility facilities including, but not limited to, gas, water, sewer, electric and telephone cables shall be located underground throughout any land development or subdivision. All utility facilities existing and proposed throughout the land development or subdivision shall be shown on the subdivision improvement plans or site development plan if not a subdivision. Underground service connections to each platted lot shall be installed.
B. 
Water Facilities.
1. 
Necessary action shall be taken by the applicant to obtain water for the purpose of providing water to the subdivision or land development suitable for human consumption for residential, business and industrial uses and fire protection.
2. 
The developer shall contract with and deposit the necessary funds with the appropriate water utility for water lines to serve all the lots in the subdivision. In addition to the contract for the water lines, the developer shall deposit funds with the fire district in which the subdivision or land development is located for the rental of fire hydrants for a minimum period of three (3) years and in the numbers and locations as required by the Missouri Inspection Bureau. Alternatively, the developer shall install adequate water facilities, including fire hydrants, subject to the specifications and standards of the City of Creve Coeur and the appropriate water company.
3. 
Water main extensions shall be approved by the City and Missouri-American Water.
4. 
The utilities plan required in Section 410.130(B), Subdivision Improvement Plans, shall include a water distribution plan.
C. 
Sewers.
1. 
All sanitary sewers, sanitary sewer connections, subdivision sanitary sewer systems, sewage treatment plants and similar sanitary installations shall comply with the regulations of all applicable government agencies including the Metropolitan St. Louis Sewer District (MSD).
2. 
All storm sewers, storm sewer connections, subdivision storm sewer systems and other drainage facilities shall be subject to the regulations, approval and supervision of the Zoning Administrator and the Metropolitan St. Louis Sewer District (MSD) if such installation is located within its jurisdiction.
3. 
The developer shall connect with a sanitary sewer and provide adequate sewer lines accessible to each subdivided lot with the approval of MSD.
D. 
Fire Hydrants. Fire hydrants shall be installed in all subdivisions by the subdivider under the supervision and in accordance with the standards of the Fire Marshall, as applicable, and the Zoning Administrator.
[R.O. 2008 App. B, §22A-29; Ord. No. 1045, 7-25-1983; Ord. No. 5068 §1, 11-10-2008]
A. 
Street name signs shall be erected at all street intersections on diagonally opposite corners so that they will be on the far right-hand side of the intersection for traffic on the more important street. Signs indicating both streets should be erected at each location mounted as close to the corner as practical, facing traffic on the cross street, with the nearest portion of each sign not less than one (1) foot nor more than ten (10) feet from both curb lines.
B. 
The street name on street name signs shall be at least three and one-half (3½) inches high.
C. 
All street name signs shall meet the standards set and approved by the Zoning Administrator prior to installation.
D. 
No signs or other device regulating or directing traffic within a subdivision, whether or not the streets are dedicated to the City or remain private, shall be erected by a subdivision or by the trustees of a subdivision. All such signs shall be the exclusive responsibility of appropriate City, County or State agency.
[R.O. 2008 App. B, §22A-30; Ord. No. 1045, 7-25-1983; Ord. No. 2184 §1, 6-24-2002; Ord. No. 4071 §3, 4-9-2007; Ord. No. 5068 §1, 11-10-2008]
The developer shall plant trees along all streets in new residential subdivisions or along the street frontage of any land development. The trees shall be provided in the ratio of not less than one (1) tree for each thirty (30) feet of such frontage. Before any trees are planted, a plan of such planting shall be submitted to the Commission as part of the improvement plans for its study and recommendation. Factors to be considered by the Commission in reviewing the plan shall include, but shall not be limited to, prevention of the planting of certain species that would become nuisances because of insects or disease or because of their roots unduly interfering with the sewer mains or other underground utilities or location of the trees obstructing sight distances for vehicles at intersections or making the installation of utilities, sidewalks or similar improvement costly or difficult or similar locational features that may be undesirable. In no case shall a tree be planted that has a trunk diameter of less than two and one-half (2½) inches as measured six (6) inches above the ground. The Department of Public Works shall maintain a list of recommended street trees and undesirable trees.
[R.O. 2008 App. B, §22A-31; Ord. No. 1045, 7-25-1983]
A. 
Any common open space reserved within a subdivision or land development shall be planned to have a defined role and purpose beyond being simply left over and unbuildable. For instance, it shall be laid out to serve as a buffer from or between surrounding uses or activities to provide for or accommodate pedestrian circulation, passive or active recreation uses for the residents or occupants of the subdivision or land development or utility easements or to allow for the preservation of unique or special natural features such as mature trees, natural drainage courses or areas of steep slope.
B. 
In the event any common open space or other facilities or improvements as described in this Article are to be provided in a subdivision for the common use, protection or enjoyment of the residents thereof, the developer must include in his/her trust indenture, submitted for approval as part of the subdivision improvement plans as required in Section 410.130(B)(5), provision for funding and undertaking the maintenance, repair or replacement of these common open spaces, improvements, facilities or utilities.
C. 
All common land shall be conveyed by the developer in fee simple absolute title by warranty deed to trustees for the subdivision. The developer shall at the time of recording the record plat of such subdivision record a trust indenture providing that such common land shall be held and maintained by the trustees for the benefit, use and enjoyment of the lot owners, present and future, of such subdivision. Such trust indenture shall provide a uniform means of assessment to ensure that all such common land and any improvements constructed thereon shall be maintained by the trustees for the lot owners in compliance with the ordinances of the City of Creve Coeur and in such manner that such land and improvements will remain attractive and useful to the lot owners and shall not be injurious to the health, safety and welfare of the lot owners and of residents of surrounding areas or be detrimental to property values of surrounding areas. Such trust indenture shall also provide that the conveyance or change of ownership of any lot shall carry with it ownership in the common land and that no lot owner shall have the right to convey his/her interest in such common land except as an incident of the ownership of a platted lot even though such provisions are not expressly included in the deed of conveyance and shall further provide that no right or power conferred on the trustees by such indenture in order to comply with the provisions of this paragraph may be abrogated. All such trust indentures shall be submitted to the City Attorney for his/her approval as to legal form and shall be recorded with the Recorder of Deeds of St. Louis County simultaneously with the recording of the final subdivision plat.
D. 
If the trustees of any such subdivision should fail to maintain any common area or street in accordance with the ordinances of the City of Creve Coeur or in such manner as to assure their intended use or in such manner as to injure the health, safety or welfare of the lot owners or of residents of surrounding areas or in such manner as to be detrimental to the property values of surrounding areas, the City of Creve Coeur may bring an action to compel the trustees or lot owners, or both, to correct any condition in such common area or street failing to meet any of the above standards or, in the alternative, the City of Creve Coeur may correct any such condition in which event the City of Creve Coeur shall have the right to a lien against each lot in any such subdivision for the pro rata cost of labor and material necessary to correct any such condition. The pro rata cost shall be determined by dividing the total cost, as determined by the City of Creve Coeur, by the number of lots in the subdivision. Any such lien shall bear interest at the rate of two percent (2%) below prime per annum and may be enforced by any means permitted by law or equity.
[R.O. 2008 App. B, §22A-32; Ord. No. 1045, 7-25-1983; Ord. No. 1789 §1, 4-8-1996; Ord. No. 4071 §3, 4-9-2007; Ord. No. 5068 §1, 11-10-2008]
A. 
Any subdivision preliminary plat submitted after the effective date of this Section shall provide for the conservation of existing trees on the site. Nothing in this Section is intended to preclude the removal of existing trees after the receipt of an initial occupancy permit.
1. 
A tree census shall accompany every preliminary plat application. The tree census shall graphically depict the general location of all tree masses and all trees of eight (8) inch caliper size or larger. In addition, such census shall indicate which tree masses and trees are to remain and which tree masses and trees are to be removed. Not more than seventy-five percent (75%) of the area of such tree masses nor seventy-five percent (75%) of such eight (8) inch caliper trees shall be proposed for removal.
2. 
After approval of subdivision improvement plans and during construction of subdivision infrastructure, the City staff may approve removal of not more than ten percent (10%) of the area of tree masses and not more than ten percent (10%) of the eight (8) inch caliper trees which were indicated as tree masses and trees to remain as depicted on the tree census submitted with the preliminary plat. For example, if the preliminary plat indicated two hundred (200) eight (8) inch caliper trees on the site and fifty (50) were indicated to remain, the City staff could approve the removal of not more than five (5) of those trees. This approval may be granted only if such tree masses or trees are determined to interfere with the construction of such infrastructure. Inadvertent damage to or removal of any such tree mass or such eight (8) inch caliper tree shall be counted towards the maximum ten percent (10%) removal of tree masses and trees to remain.
3. 
Any tree mass removal or tree removal not approved with the preliminary plat or subsequently approved by the City staff shall cause the City to require the developer to plant three (3) three (3) inch caliper trees for each ten (10) square feet or portion thereof of tree mass area removed and three (3) three (3) inch caliper trees for each tree removed. Such three (3) inch caliper trees shall be of a species contained in the City's list of approved street trees and shall be in addition to the street trees required by Section 410.300. The Department of Public Works shall maintain a list of recommended street trees.
4. 
After receipt of an initial occupancy permit, additional trees may be removed from individual lots at the discretion of the lot owner.