[CC Ch. 22 §1; Ord. No. 11-1974 Ch. 22 §1, 7-1-1974]
This Chapter, which shall be known as the "Subdivision Regulations
of the City of St. John, Missouri," may be cited as "Subdivision Regulations."
[CC Ch. 22 §2; Ord. No. 11-1974 Ch. 22 §2, 7-1-1974]
The purpose of this Chapter is to control the subdivision of
land within the jurisdiction of the City of St. John; to present regulations
relative to the preparation of plats of such subdivisions; and to
establish filing procedures, improvement requirements, and standards
of design for said plats.
[CC Ch. 22 §3; Ord. No. 11-1974, Ch. 22 §3, 7-1-1974]
A. For
the purposes of this Chapter, certain words and phrases defined herein
shall be given their defined meanings. Words and phrases which are
not defined shall be given their usual meanings except where the context
clearly indicates a different or specific meaning.
B. Words
used in the present tense shall include the future; the singular number
includes the plural and the plural includes the singular; the word
"dwelling" includes the word "residence," and the word "shall" is
mandatory and not permissive.
C. The
following words and phrases are defined:
ALLEY
A public right-of-way which affords only a secondary means
of access to abutting property.
BENCH MARK
A definite point of known elevation and location and of more
or less permanent character.
BLOCK
An area of land surrounded by public highways, streets, streams,
railroad rights-of-way, parks, or other similar areas or facilities.
BUILDING LINE
A line drawn parallel to a lot line at a distance therefrom
equal to the depth of the corresponding required yard.
CITY
The City of St. John, Missouri.
COMMON LAND
That land set aside for open space or recreational use for
the owners of the residential lots in a subdivision, which land is
conveyed by the developer in fee simple title by a warranty deed to
trustees whose trust indenture shall provide that said common land
be used primarily for the benefit, use and enjoyment of the lot owners
present and future. No lot owner shall have the right to convey his
interest in the common land, except as an incident of the ownership
of a regularly platted lot.
COMPREHENSIVE PLAN
The Comprehensive Plan of the City of St. John as defined in Article VI, Section
6.03 of the City Charter.
CUL-DE-SAC
A short street having one end open to traffic and being terminated
at the other end by a circular vehicular turnaround.
DEAD-END STREET
A street having only one end open for vehicular traffic and
the other permanently terminated by a turn around for vehicles.
DEVELOPER
That person, firm or corporation by whom a tract will be
subdivided and improved pursuant to the requirements of these Regulations.
DIRECTOR
The Director of Public Works of the City of St. John.
DWELLING
Any building, or portion thereof, used exclusively for human
habitation; except hotels, motels, dormitories, or house-trailers.
DWELLING, SINGLE-FAMILY
A detached building designed for or occupied exclusively
by one (1) family and shall include any home in which eight (8) or
fewer unrelated mentally or physically handicapped persons reside,
and may include two (2) additional persons acting as houseparents
or guardians who need not be related to each other or to any of the
mentally or physically handicapped persons residing in the home.
DWELLING, MULTIPLE-FAMILY
A building, or portion thereof, used or designed as a residence
for four (4) or more families living independently of each other.
EASEMENT
A grant by a property owner to the public, a corporation,
utility or a person of the use of land for a specific purpose.
EASEMENT, UTILITY
A grant by a property owner to a public utility company for
the purpose of installation, improvement and maintenance of public
utilities.
ENGINEER
A professional engineer registered in the State of Missouri.
ESCROW AGENT
A title company, bank, savings and loan association, trust
company, attorney or any other person or agency approved by the City
Attorney to act as escrow agent under the provisions of
Section 400.120 of these Regulations.
FLOOD PLAIN
A geographic area susceptible to periodic inundation from
overflow of natural waterways and determined as to extent in St. Louis
County by the 1964 Flood Elevation Study made by the St. Louis County
Planning Commission.
FRONTAGE
That edge of a lot or series of contiguous lots bordering
a street right-of-way.
IMPROVEMENTS
Street pavement, sidewalk pavement, pedestrian way pavement,
water mains, storm sewers, sanitary sewers, signs, monuments, landscaping,
street lights and other similar signs.
IMPROVEMENT PLANS
The engineering and architectural drawings showing types
of materials and construction details for the physical structures
and facilities, excluding dwelling units to be installed in conjunction
with the development of the subdivision.
LAND SURVEYOR
A land surveyor registered in the State of Missouri.
LOT
A platted parcel of land intended to be separately owned,
developed or otherwise used as a unit.
LOT AREA
The total horizontal area within the boundaries of a lot.
LOT, CORNER
A lot abutting upon two (2) or more streets at their intersection.
MSD
The Metropolitan St. Louis Sewer District.
PARKING STALL
A paved space assigned for the temporary storage of a motor
vehicle. Such stall shall have a minimum dimension of ten feet by
twenty feet (10 x 20).
PEDESTRIAN WAY
An easement or right-of-way dedicated to public use to facilitate
pedestrian access to adjacent streets and properties.
PUBLIC WORKS, DIRECTOR
An individual person or a firm, appointed by the City Manager,
whose function is to review all zoning petitions and development plans
prior to their review by the Planning and Zoning Board, in order to
ensure that they are complete; to inspect developments to ensure that
they are constructed according to the approved plans; to issue building
permits; and generally to perform all functions assigned to him by
reference in the Zoning Code and Subdivision Regulations.
RECORD PLAT
That drawing containing the signature of the Mayor which
designates final approval and is recorded in the Recorder of Deeds'
Office of St. Louis County.
REGULATIONS
The Subdivision Regulations of the City of St. John, Missouri.
SLOPE
The rate of deviation of the ground surface from the horizontal
surface, as expressed in percentages.
STREET
A general term denoting a public or private way which affords
the principal means of access to abutting property. The term includes
all facilities which normally occur within the right-of-way. It shall
also include such other designations as highway, thoroughfare, parkway,
throughway, road, pike, avenue, boulevard, lane, place, and court,
but shall not include an alley or a pedestrian way.
STREET, ARTERIAL
A multi-lane facility designed for movement of a relatively
large volume of traffic. Arterials provide connections between local
and collector streets and the freeways.
STREET, COLLECTOR
A street located within a neighborhood or other integrated-use
area which collects from and distributes traffic to local streets,
and connects arterial streets.
STREET, FRONTAGE OR SERVICE
A minor street generally parallel to and adjacent to arterial
streets and highways, which provides access to abutting properties
and protection from through traffic.
STREET, LOCAL
A street, used primarily to provide direct access to abutting
properties.
STREET, MULTI-FAMILY ACCESS
A private thoroughfare which affords a means of access to
parking areas and bays and to abutting buildings which are developed
solely or principally as duplex, triplex, and multi-family dwellings.
SUBDIVISION
Either or both of
1.
A division or re-division of a tract into lots, plats, or sites
for development purposes, and
2.
The dedication or establishment of a street, alley, pedestrian
or public way in conjunction with or used in any such tract.
SUBDIVISION, MULTIPLE-DWELLING UNITS
A tract of land, whether divided into separate lots or not,
which is intended entirely for the construction of duplexes, triplexes,
multiple-family dwellings, row houses, and other arrangements of attached
or connected building units.
SUBDIVISION, NON-RESIDENTIAL
Either or both of
1.
A division or re-division of a tract into more than one lot,
plat or site for commercial or industrial purposes, and
2.
The dedication or establishment of a street, alley, pedestrian
or public way in conjunction with or use in any such tract.
SURETY COMPANY
An insurance company qualified and acting under the provisions of Chapter 379, Revised Statutes of Missouri, which is approved by the City Attorney to act as surety under Section
405.110 of these Regulations.
SURVEY MONUMENT
An object set in the ground to mark the boundaries of real
property that has been surveyed.
TITLE COMPANY
A corporation qualified and acting under the Missouri Title
Insurance Law or a corporation which is an issuing agency for an insurance
company insuring land titles.
TRACT
An area or parcel of land which the developers intend to
subdivide and improve, or to cause to be subdivided and improved,
pursuant to the requirements of these Regulations.
[CC Ch. 22 §4; Ord. No. 11-1974, Ch. 22 §4, 7-1-1974]
Every subdivision of land within the City of St. John shall
be submitted to the City for its review and approval or disapproval
according to the Regulations herein. No plat shall be recorded in
the office of St. Louis County Recorder of Deeds and no lots shall
be sold from such plat unless and until approved as provided for in
these Regulations.
[CC Ch. 22 §5; Ord. No. 11-1974, Ch. 22 §5, 7-1-1974]
A. The
owner of a lot or parcel of land created prior to July 1, 1974, in
violation of the foregoing Section may apply to the Director of Public
Works for a variance from the Subdivision Regulations for the construction
of one single-family detached residence. The Director shall investigate
the situation, and if he finds that:
1. The lot was created by record plat or recorded deed prior to July
1, 1974; and
2. Had it not been for the failure to comply with these Regulations,
the lot or parcel of land could be developed; and
3. The lot or parcel of land was acquired by the present owner for a
valuable consideration and in ignorance of the requirements of the
Subdivision Regulations; and
4. Had proper application been made at the time of the creation of the
illegal lot, approval as to lot size and frontage would have been
given,
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he shall forward his findings to the City Council which may
by order grant the variance for the construction of one single-family
detached residence upon such terms and conditions as will most equitably
preserve the purpose and intent of these Regulations.
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[CC Ch. 22 §6; Ord. No. 11-1974, Ch. 22 §6, 7-1-1974]
The Public Works Director may waive the requirement of submission
of all other plans except the record plat, when the proposed subdivision
includes only two (2) lots.
[CC Ch. 22 §7; Ord. No. 11-1974, Ch. 22 §7, 7-1-1974]
Recording of a subdivision plat shall not be required in case
of the sale or exchange of parcels of land between owners of adjoining
properties for the purpose of adjustments in boundaries, provided
that additional lots are not thereby created, that the original lots
are not reduced below the minimum sizes required by these Regulations
or the Zoning Code, and that a survey of the adjustments of boundaries
is recorded with the Recorder of Deeds of St. Louis County.
[CC Ch. 22 §8; Ord. No. 11-1974 Ch. 22 §8, 7-1-1974]
A. Prior
to submitting a Final Development Plan for the subdivision of land
within the City of St. John, a developer may submit to the Director
of Public Works a Preliminary Development Plan for the tract which
shall include, but not be limited to, the following information:
1. A site plan showing proposed uses and structures.
2. Existing and proposed contours at intervals of two (2) feet or less
referred to sea level datum.
3. Location of all isolated trees, having a diameter of six (6) inches
or more, and all tree masses.
4. Proposed ingress and egress to the site, including on-site parking
areas, parking stalls, and adjacent streets.
5. Proposed landscaping, including type and size of planting and fencing.
6. Two (2) section profiles through the site showing the preliminary
building form and mass.
B. The
Director of Public Works shall review and evaluate the Preliminary
Development Plan as soon as practicable and shall report to the developer
his opinion as to the merits and feasibility of the improvements contemplated
by the plan.
C. In
the event a developer elects not to submit a Preliminary Development
Plan, all information contained thereon shall be submitted on or with
the Final Development Plan.
D. However, in the case of any subdivision developed in a planned or special zoning district, the processing procedures of Section
400.320 of Chapter
400 shall apply. The Preliminary Development Plan of the Subdivision Regulations shall be the same as that required by the Zoning Code and may be used therefore. In such case, the Preliminary Development Plan must be reviewed by the Planning and Zoning Board and reviewed and approved by the City Council.
[CC Ch. 22 §9; Ord. No. 11-1974, Ch. 22 §9, 7-1-1974]
A. The
developer shall prepare and submit to the Director of Public Works
such number of copies of a Final Development Plan of the tract as
shall be required. Such Final Development Plan shall contain the following
information:
1. Identification and description.
a. A north arrow and graphic scale. Final Development Plans shall be
drawn to a scale of not less than one (1) inch to fifty (50) feet
(1 inch = 50 feet).
b. The name proposed for the tract or such part thereof as is proposed
to be subdivided, and the following names and addresses:
1. The record owner or owners of the tract.
2. The party who prepared the plan.
3. The party for whom the plan was prepared.
4. The engineer and land surveyor who will design improvements for and
survey the tract or such part thereof as is proposed to be subdivided.
2. Existing conditions.
a. The approximate area of the tract stated in tenths (0.1) of an acre.
b. Sufficient contour data to indicate the slope and drainage of the
tract and the high and low points thereof. Contour data shall extend
one hundred and fifty (150) feet beyond the limits of the subdivision
boundaries. U.S.G.S. data is acceptable.
c. The location of existing property lines, streets, sidewalks, watercourses,
sink holes, areas within the tract subject to inundation by storm
water, railroads, bridges, culverts, storm sewers, sanitary sewers,
easements of record, existing buildings or other improvements that
are to remain, and significant natural features such as wooded areas
and rock formations.
d. The results of any tests made to ascertain subsurface rock and soil
conditions and the water table.
e. The Zoning District, including delineation of Flood Plain Zoning
District.
3. Design features.
a. Any proposed alteration, adjustment or change in the elevation or
topography of any area in a Flood Plain Zoning District.
b. Approximate area in square feet of minimum and maximum size of lots,
if less than one (1) acre in area, and in acres and tenths of acres
if one (1) acre or more in area, into which the tract is proposed
to be subdivided.
c. Layout of proposed streets, sidewalks, major watercourses, bridges
and other prominent man-made features.
4. If the developer intends to subdivide any portion of the parcel under a planned development or special district procedure of Section
400.320 of Chapter
400, then the Final Development Plan shall, in addition, include the following data:
a. Gross area of tract, ((2)(a)).
b. Area in streets' rights-of-way.
c. Net area of tract (gross area minus area in streets' rights-of-way).
d. Maximum number of dwelling units allowed under the density restriction
of the Zoning Code.
e. Maximum number of dwelling units proposed.
f. Parking ratio (number of parking stalls per proposed dwelling unit).
g. Distance between buildings.
5. A certification by the party who prepared the plan that the plan
is a correct representation of all existing and proposed land divisions.
B. The
Director of Public Works shall review the Final Development Plan as
soon as practicable, and:
1. If the plan is satisfactory, the Director or his authorized representative shall thereupon affix a notation of approval, date of approval and his signature on the plan, denoting satisfactory compliance with the requirement of these Regulations. The plan shall be returned to the developer who may then proceed in compliance with Section
405.100 (when applicable) and Section
405.110 of these Regulations.
2. If the Final Development Plan is unsatisfactory, the Director shall
give notice to the submitting party in writing, setting forth the
conditions causing the disapproval, and the unsatisfactory conditions
shall be remedied prior to further consideration by the City.
C. If the developer intends to subdivide any portion of the parcel into a subdivision being developed in a planned or special zoning district, the processing procedures of Section
400.320 of Chapter
400 shall apply. The Final Development Plan of the Zoning Code shall be the same as that required by the Subdivision Regulations and may be used therefore. In such case the Final Development Plan must be reviewed by the Planning and Zoning Board for compliance with the specific development ordinance approved by the City Council.
D. Whenever
a Final Development Plan includes a proposed establishment of common
land, and the City finds that such land is not suitable for common
land due to terrain, benefit to a small portion of the lot owners,
difficulty of maintenance or any similar reason, the City may either
refuse to approve such an establishment, or it may require the rearrangement
of the lots in the proposed subdivision to include such land. In any
case where the establishment of common land is permitted to be included
in the subdivision of a tract, a trust indenture shall be recorded
simultaneously with the record plat which shall provide for the proper
and continuous maintenance and supervision of said common land by
Trustees to be selected and to act in accordance with the terms of
such indenture and the common land shall be deeded to the Trustees
under said indenture by general warranty deed. Any alterations of
the common land or improvement will require the submission of detailed
improvement plans and will be considered a required improvement.
E. The
approval of the Final Development Plan by the Director or, in the
instance of subdivisions being developed under the planned development
or special district procedures, by the Planning and Zoning Board,
shall be valid for a period of two (2) years from the date of approval
or such longer period as the Director may determine to be advisable,
if after review by the Director such longer period is necessary to
facilitate adequate and coordinated provisions for transportation,
water, sewerage, schools, parks, playgrounds or other public requirements.
If no record plat of a subdivision of any part of the tract for which
a Final Development Plan has been approved is recorded within said
two (2) year period, or such longer period as the Director shall permit,
a resubmission and review thereof by the City may be required.
[CC Ch. 22 §10; Ord. No. 11-1974, Ch. 22 §10, 7-1-1974]
A. The
purpose of this Section is to provide a procedure whereby the construction
of a display unit can begin prior to the recording of the record subdivision
plat.
B. The
developer may, after receiving approval of a Final Development Plan
of a proposed subdivision from the City, submit a Display Unit Plat
to the City for review and approval. There may be one (1) display
unit for every twenty (20) units proposed, not to exceed ten (10)
display units. The Display Unit Plat shall include a complete outbound
survey of the proposed subdivision, and the location of each display
unit or building in relation to proposed lots, if any. The script
of said Display Unit Plat, shall contain terms and conditions as required
by the City including, but not limited to, the following:
1. The Display Unit Plat shall be recorded in the office of the St.
Louis County Recorder of Deeds prior to issuance of a building permit
for any display unit;
2. The Display Unit Plat shall become null and void upon the recording
of a record plat which establishes that each display unit is on an
approved lot;
3. No part of the proposed subdivision may be conveyed, nor an occupancy
permit issued for any structure therein until the display unit or
units have been located at an approved location;
4. If initial construction of a display unit has not commenced within
sixty (60) days, the City's approval shall lapse and the Display Unit
Plat shall be null and void.
[CC Ch. 22 §11; Ord. No. 11-1974, Ch. 22 §11, 7-1-1974]
A. After
the Final Development Plan is approved, improvement plans prepared
by an engineer for the subdivision of all or any part of the tract
shall be submitted for review to the Director of Public Works. Improvement
plans shall be prepared on an exhibit twenty-four (24) inches by thirty-six
(36) inches and shall contain the following information:
1. Title page, which shall include key map showing the relationship
of the area to be subdivided to the tract, and which shall reflect
areas of the tract previously subdivided plus adjacent streets.
2. North arrow and graphic scale.
3. Title block showing name and address of developer and engineering
firm, as well as the engineer's seal.
4. One (1) or more bench marks, in or near the subdivision, to which
the subdivision is referenced. The identity and elevation shall be
based on the sea level datum.
5. List of the standards and specifications followed, citing volume,
section, page or other references.
6. Paving details conforming to City of St. John standard specifications.
7. Details of streets, existing and proposed sanitary sewers, drainage
channels, including drainage maps and run-off sheets for storm water,
swales and storm sewers.
8. Plans and profiles of streets and sewers, scale not less than one
(1) inch equals one hundred (100) feet (1 inch = 100 feet) horizontal;
and one (1) inch equals ten (10) feet (1 inch = 10 feet) vertical.
9. Existing and proposed survey monuments on street plans or on submitted
copy of plans to be on proposed record plat.
10. A landscape plan prepared by a landscape architect for all or any
part of the tract, except individual single-family residential lots,
which shall contain the following minimum information:
a. Existing and proposed contours at intervals of two (2) feet or less
referred to sea level datum.
b. Types, sizes, and locations of all existing and proposed plantings.
Existing tree masses to be retained may be delineated as such as long
as a note accompanies them saying existing trees to be retained and
maintained.
c. General cover: Planting, gravel, crushed bark, etc.
d. Walkways, fences, recreational facilities, buildings and other structures.
e. If common ground, the following note: Any common ground disturbed
by grading or void of grass or other ground cover shall be seeded
by the developer with a perennial grass except in those areas where
there is a chance for erosion, i.e., in areas of excessive slopes
(slopes of 15% or greater). These slopes shall be sodded with a perennial
grass or riprapped.
f. An itemized estimate for landscaping improvements that will be used
for escrowing such improvements.
B. The
Director of Public Works shall review the improvement plans as soon
as practicable, and:
1. Corrections or additions shall be made, if necessary, and, when satisfactory
to the Director, he shall approve same.
2. After approval of the improvement plans, the sewer plans (sanitary
and storm water) shall be submitted to MSD for review and approval.
3. After MSD has approved sanitary and storm sewer plans, the approved
plans shall again be submitted to the City for review and final approval.
Nothing in these Regulations shall prevent the developer from submitting
improvement plans to MSD prior to the improvement plans being submitted
to the City. Complete approval of the plans by all reviewing agencies
and payment of inspection fees constitute authority to start construction
or to post bond or escrow to cover the cost of improvements.
C. Approval
by the City of the improvement plans shall be valid for a period of
two (2) years from the date of approval, or for such longer period
as the Director may determine to be advisable if after review by the
City such longer period is necessary to facilitate adequate and coordinated
provisions for transportation, water, sewerage, schools, parks, playgrounds
or other public requirements. If the construction of the improvements
shall not have been completed within said two (2) year period or such
longer period as the Director may permit, a resubmission and review
of the improved plans by the City may be required.
[CC Ch. 22 §12; Ord. No. 11-1974 Ch. 22 §12, 7-1-1974]
A. After
the improvement plans have been approved and all inspection fees paid,
but before approval of the record subdivision plat, the developer
shall either:
1. Complete the improvements in accordance with the approved improvement
plans under the observation and inspection of the appropriate inspecting
agency, or
2. Post a land subdivision bond or enter into an escrow agreement in
accordance with the provisions hereafter set forth. The land subdivision
bond or escrow agreement shall be prepared and executed on forms furnished
by the City and shall be submitted to the City Council for approval
or disapproval. Said forms shall be approved by the Director and City
Attorney prior to being sent to the City Council.
B. A land
subdivision bond shall be issued by a surety company or a title insurance
company and shall insure or guarantee, to the extent of the amount
specified by the City in its estimate of the cost thereof, the construction
and completion of the improvements shown by the approved improvements
plans.
C. An
escrow agreement shall provide that there shall be deposited with
the escrow agent to be held in a special escrow account by the escrow
agent, subject to audit by the City of St. John:
1. A cash amount which shall be not less than; or
2. An irrevocable letter of credit or commitment from a lending institution
to the escrow agent guaranteeing to such escrow agent the availability,
from time to time upon demand, of a sum which shall be not less than;
or
3. Certificates of deposit, treasury bills or other readily negotiable
instruments, the type of which has been approved by the City, endorsed
to the escrow agent and the cash value of which shall be in an amount
not less than the amount specified by the City in its estimate of
the cost of the improvements as reflected by the approved improvement
plans.
D. The
bond shall remain in effect or the escrowed sum shall be held in the
escrow account by the escrow agent, as the case may be, until such
time as the Director shall, by written authorization to the surety
or escrow agent, release the surety from the obligation of the bond
or the escrow agent from his obligation to retain the escrowed sum
in the escrow account, which release may be partial and may occur
from time to time, as improvements are completed and approved; provided
however:
1. The Director shall release the surety or escrow agent from all or
any part of its obligation only upon receipt of the requisite written
notification from the inspecting agency; and
2. In no case shall the Director authorize the release of more than
ninety percent (90%) of the amount held as the bond or escrow sum
until said improvements have been completed in a satisfactory manner,
approved by the City and accepted or approved by the appropriate authority.
E. The
term of the Land Subdivision Bond or the Escrow Agreement shall not
exceed two (2) years in duration subject to the following:
1. If, at the end of the two (2) year period, all the improvements reflected
by the approved improvement plan have not been completed, the City
may extend the term of the Land Subdivision Bond or the Escrow Agreement
for a period not to exceed one (1) additional year at each extension
if after review by the City such longer period is necessary to facilitate
adequate and coordinated provisions for transportation, water, sewerage,
schools, parks, playgrounds, or other public requirements. If said
improvements have not been completed at the end of the two (2) year
period or as extended by the City, the City may:
a. Require the surety to perform on the bond and pay to the City such
amount as shall be equal to the lesser of the amount required to complete
the improvements or the amount of the bond not theretofore released;
or
b. Require the escrow agent to remit to the City in cash or negotiable
instruments constituting the escrow sum, as the case may be, the balance
in the Escrow Account required to complete the improvements and the
balance, if any, in the Escrow Account which exceeds such amount shall
be returned to the developer; or
c. Require the developer to submit a new Land Subdivision Bond or Escrow
Agreement which has been recalculated in order to allow for any inflation
in the case of constructing improvements.
2. If the surety fails to perform on the bond or the escrow agent fails
to remit the amount required within thirty (30) days after written
request, the Director may recommend that the City Attorney take immediate
action to require performance by the surety under the bond or to secure
the payment by the escrow agent of the amount required.
F. To
be eligible, all escrow agents and sureties shall be approved by the
City Attorney. All escrow agents and sureties shall be subject to
spot audits by the City of St. John under the supervision of the Director.
If the escrow agent or surety fails to comply with any of the provisions
of the Escrow Agreement or the Land Subdivision Bond, the escrow agent
or surety shall not thereafter be allowed to act as escrow agent or
surety for any subdivision improvement in the City of St. John for
a period of two (2) years.
[CC Ch. 22 §13; Ord. No. 11-1974, Ch. 22 §13, 7-1-1974]
A. The
record plat which shall be on tracing cloth, drafting film, or the
equivalent, together with copies of any deed restrictions which are
required by ordinance, where such are too lengthy to be shown on the
plat, shall be submitted to the City for its approval. Upon approval
of this final plat by the City Council the Mayor shall place his signature
on the plat with the date of such approval.
B. The
record plat shall be filed with the St. Louis County Recorder of Deeds
within sixty (60) days after approval by the City Council. If any
record plat is not filed within this period, the approval shall expire.
C. The
record plat shall be prepared by a land surveyor, at any scale from
one (1) inch equals twenty (20) feet (1 inch = 20 feet) to one (1)
inch equals two hundred (200) feet (1 inch = 200 feet) in any increment
of ten (10) feet from an accurate survey on one or more sheets whose
maximum dimensions are thirty-six (36) inches by thirty-six (36) inches.
In certain unusual instances where the subdivided area is of unusual
size or shape, the City may permit a variation in the scale or size
of the record plat. If more than one sheet is required, a key map
on Sheet No. 1 showing the entire subdivision at reduced scale shall
be provided.
D. The
record plat shall show and be accompanied by the following information:
1. North arrow, graphic scale, and name of owner or owners.
2. The lot boundary lines within and the boundary lines of the subdivision
with accurate distances and bearings.
3. The lines of all proposed streets and alleys with their widths and
names.
4. An accurate delineation of any property offered for dedication to
public use.
5. The line of departure of one street from another.
6. The boundary lines of all adjoining lands and the right-of-way lines
of adjacent streets and alleys with their widths and names.
7. All lot lines and an identification system for all lots and blocks.
8. Building lines and easements for right-of-ways provided for public
use, services or utilities, with figures showing their dimensions,
and listing uses that are being provided.
9. All dimensions and bearings, both linear and angular, radii and arcs,
necessary for locating the boundaries of the subdivision, blocks,
lots, streets, alleys, easements, building lines and of any other
areas for public or private use. The linear dimensions are to be expressed
in feet and decimals of a foot.
10. All survey monuments, together with their descriptions.
11. Area in square feet for each lot or parcel on the plat or a supplemental
sheet showing same.
12. An accurate drawing of the proposed subdivision prepared at the scale
of one (1) inch equals two hundred (200) feet (1 inch = 200 feet).
13. Name of subdivision and description of property subdivided, showing
its location and area. If the subdivision is developed under the Planned
Development or Special District Procedures of the Zoning Code the
plat shall specify the appropriate development procedure.
14. Certification by a land surveyor to the effect that the plat represents
a survey made by him, and that the locations of all required survey
monuments, installed or to be installed, are correctly shown thereon.
The months and year during which the survey was made shall also be
shown.
15. Private restrictions and trusteeships, where required by ordinance,
and their periods of existence. Should such restrictions and trusteeships
be of such length as to make the lettering of same on plat impracticable
and thus necessitate the preparation of a separate instrument, reference
to such instrument shall be made on the plat.
16. All existing buildings to be removed or retained.
17. A certificate shall be submitted to the City showing that there are
no delinquent taxes outstanding.
[CC Ch. 22 §14; Ord. No. 11-1974 Ch. 22 §14, 7-1-1974]
A. Any
trust indenture required to be recorded, or recorded for the purpose
of complying with the provisions of these Regulations, shall provide
for not less than the following representation of purchasers of developed
lots among the trustees: one-third (⅓) of the trustees shall
be chosen by purchasers of developed lots after fifty percent (50%)
of the lots have been sold; two-thirds (⅔) of the trustees
shall be chosen by purchasers of developed lots after ninety-five
percent (95%) of the lots have been sold; all of the trustees shall
be chosen by purchasers of developed lots after all of the lots have
been sold.
B. Where
the provisions of such a trust indenture cannot be fulfilled by reason
of unfilled vacancies among the trustees, the City Council may upon
the petition of any concerned resident or property owner of the subdivision,
appoint one (1) or more trustees to fill vacancies until such time
as trustees are selected in accordance with the trust indenture. Any
person so appointed who is not a resident or property owner within
the subdivision shall be allowed a reasonable fee for his services
by the order of appointment, which fee shall be levied as a special
assessment against the property in the subdivision, and which shall
not be subject to any limitations on special assessments contained
in the trust indenture or elsewhere.
[CC Ch. 22 §15; Ord. No. 11-1974 Ch. 22 §15, 7-1-1974]
After the sanitary sewers and storm sewers have been constructed
and installed, but before the inspecting agencies recommend final
approval or acceptance, the developer shall submit the required number
of as-built drawings of said sewers and storm sewers.
[CC Ch. 22 §16; Ord. No. 11-1974, Ch. 22 §16, 7-1-1974]
Before the developer's obligations to the City of St. John is
terminated, all required improvements shall be constructed under the
observation and inspection of the inspecting parties and accepted
for maintenance or given final approval by the City of St. John.
[CC Ch. 22 §17; Ord. No. 11-1974, Ch. 22 §17, 7-1-1974]
In the case of any subdivision developed under any of the special
procedures in the Zoning Code, which requires submission of site or
development plans to the City Council for review or approval, a Preliminary
Development Plan shall be the same as required by the Zoning Code,
and may be used therefore. A Final Development Plan required by the
Zoning Code shall comply with all requirements of these Regulations
for a Final Development Plan and may be used therefore.
[CC Ch. 22 §18; Ord. No. 11-1974 Ch. 22 §18, 7-1-1974]
A. The
size, shape, and orientation of lots shall be designed to provide
desirable building sites logically related to topography, natural
features, streets, and adjacent land uses. Due regard shall be given
to natural features such as large trees; unusual rock formations;
watercourses; and sites which have historical significance, scenic
views, and similar assets, the preservation of which would add attractiveness
and value to the subdivision.
B. The
following minimum standards are set forth as guides to the above goals:
1. Each proposed lot containing an area of less than three (3) acres
shall front upon a street accepted by the City of St. John or improved
to the standards and specifications of the City of St. John.
2. Lots with double frontage should be avoided, except where necessary
to provide separation of the subdivision from traffic arteries, or
as otherwise required by topography or similar conditions.
3. Where additional widening strips are dedicated on existing streets,
calculations of the area of a lot shall not include widening strips
in determining the gross area of the lot.
4. The lot area shall meet the requirements of the Zoning Code.
5. Minimum frontage widths shall be determined at the normal building
line as stated in the Zoning Code.
6. The minimum width required for a lot fronting on a circular turnaround
may be measured along a line parallel to the street right-of-way line,
at a distance from the street right-of-way line equal to the depth
of the required front yard plus ten (10) feet.
7. The minimum width at the right-of-way line for lots fronting on a
circular turnaround shall be not less than thirty-six (36) feet.
8. Side lot lines shall be at right angles to straight streets and radial
to curved streets, except when said radial lot lines detract from
the desirability of the lot.
9. Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, soil
conditions, steepness of terrain, flood conditions, or other adverse
natural physical conditions, the City may, after adequate investigation,
withhold approval of such lots until engineering studies are presented
to the City which established that the method proposed to meet any
such conditions is adequate to avoid any danger to health, life or
lot improvements.
[CC Ch. 22 §19; Ord. No. 11-1974, Ch. 22 §19, 7-1-1974]
A. A duplex,
triplex, or multiple dwelling unit subdivision may consist of only
one (1) parcel of land, or may include separate lots for one or more
multi-family buildings or may include separate lots for each dwelling
unit. The orientation of structures and lots shall be designed to
provide desirable building sites logically related to topography,
natural features, streets, parking areas, common land (if any), other
structures, and adjacent land uses. Due regard shall be given to natural
features such as large trees, unusual rock formations, watercourses,
and sites which have historical significance, scenic views, and similar
features, the preservation of which would add attractiveness and value
to the subdivision.
B. The
following guide lines are set forth:
1. If divided into lots, such lots shall not be deemed "lots" for the
purpose of determining minimum lot area as provided in the Zoning
Code providing however, that the total number of dwelling units does
not exceed the maximum density requirements of the zoning district
pertaining to the tract encompassed within the subdivision.
2. Any such lots need not front or abut directly on a street providing
that suitable access and easements are provided for both vehicular
and pedestrian traffic.
3. In the event the plan proposes the construction of dwelling units
or free standing walls either joined together or having a common wall
but on separate lots, such group of dwelling units or walls or both
shall be deemed one (1) structure for the purpose of determining the
side, front, and rear yard limitations of the Zoning Code.
4. If the proposed subdivision necessitates the creation of party wall
agreements, cross-easements, or other similar agreements to be of
record for the use and benefit of two (2) or more dwelling units,
the developer shall submit to the City all such agreements or indentures
at the time of submission of the record plat for approval.
5. Notwithstanding any other provision of these Regulations, roadways primarily intended to service parking areas as determined by the Director shall not be considered streets for the purpose of Section
405.210.
6. In the event the developer submits an alternative landscaping plan under Section
405.320 (landscaping), trees need not be located between the edge of the pavement and the building line providing that the City finds that the proposed alternative plan enhances the value and attractiveness of the subdivision.
[CC Ch. 22 §20; Ord. No. 11-1974 Ch. 22 §20, 7-1-1974]
A. In
addition to the standards of these Regulations which are appropriate
to the planning of all subdivisions, the non-residential developer
shall demonstrate to the satisfaction of the City that the proposed
non-residential subdivision is specifically adapted to the uses anticipated.
Unless otherwise set forth below, the standards and procedures established
elsewhere in these Regulations as applicable to all subdivisions,
shall apply to non-residential subdivisions as well.
B. Anything
to the contrary appearing in these Regulations notwithstanding, the
following standards and procedures shall apply to non-residential
subdivisions:
1. The City may require pedestrian ways, sidewalks, and fencing in a
non-residential subdivision to provide access to parks, schools, shopping
areas, or similar facilities, or as otherwise necessary to insure
the public safety.
2. The minimum radius of thirty-two (32) feet at the back of the curb
shall be required at all street intersections in a non-residential
subdivision.
3. Sidewalks shall not be required in a non-residential subdivision developed in a "PLI" Planned Light Industrial Zoning District, unless required in Subsection
B (1) above.
4. All streets in a non-residential subdivision shall be designed to meet at least the minimum requirements of pavement width and right-of-way width as set forth in Section
405.210 of these Regulations.
5. A road maintenance and improvement and utility easement at least
ten (10) feet in width must be provided on each side of all road rights-of-way.
Minimum pavement widths shown above are to be measured from back to
back of curbs. Collector streets in a non-residential subdivision
may be built in two (2) stages of two (2) lanes each stage.
6. The City may approve dead-end streets of more than six hundred (600)
feet in a non-residential subdivision, but all such dead-end streets
shall have a turnaround with a minimum diameter at the back of the
curb of at least eighty-four (84) feet. Islands shall not be required
in turnarounds in a non-residential subdivision.
7. Alleys may be required by the City in non-residential subdivisions
only where other provisions have not been made for service access,
such as off-street loading, unloading, and parking, which provisions
are adequate for the uses proposed within the subdivision.
8. Survey monuments shall not be required in a non-residential subdivision
except as set forth below:
a. A permanent survey marker, as defined elsewhere in Section
405.030, shall be placed on at least two (2) corners of each intersecting street in a non-residential subdivision and at each corner of the subdivision out-boundary, and said survey markers shall be placed by a land surveyor. Additional survey monuments shall not be required in the re-subdivision of a lot of a recorded non-residential subdivision.
b. Said permanent survey monuments may be placed after all street and
related utilities have been installed in the portion of the non-residential
subdivision being improved.
9. Street lights shall be required in a non-residential subdivision in accordance with the requirements set forth in Section
405.220 of these Regulations, unless deed restrictions and/or covenants of said non-residential subdivision require outside illumination of all structures to the level required in Section
405.220 of these Regulations, subject, however, to approval of the City.
10. In a non-residential subdivision in lieu of planting street trees as required in Section
405.320 of these Regulations, a non-residential developer may submit to the Department, for review and approval, an overall tree and shrub landscaping design plan for the subdivision which, if approved, shall be in lieu of the street trees. Such a plan may be submitted for implementation on a lot by lot basis.
11. Every effort shall be made to protect adjacent residential areas
from non-residential subdivisions, including the provision of a permanently
landscaped buffer strip ten (10) feet in depth.
C. All procedures set forth in Sections
405.080 through
405.170 of these Regulations shall be adhered to except the following. The surface conditions of the property, results of any tests made to ascertain subsurface rock, soil, and water table, and spot elevations and slope ratios sufficient to prepare a grading plan, may be required by the City where such conditions affect rights-of-way, easements, or other public areas within the non-residential subdivision.
[CC Ch. 22 §21; Ord. No. 11-1974, Ch. 22 §21, 7-1-1974]
A. The
arrangement, character, extent, width, grade and location of all streets
shall be considered in their relation to existing and proposed streets,
to topographical conditions, to public convenience and safety, and
in their appropriate relation to the proposed uses of the land to
be served by such streets.
B. The
following standards shall apply:
1. Arrangement of streets shall reasonably conform as nearly as possible
to the Circulation Plan, and the developer shall make provision for
the extension of major, collector and local streets. Except for dead-end
streets, streets normally shall connect with streets already established,
or provide for future connections to adjoining unsubdivided tracts,
or shall be a reasonable projection of streets in the nearest subdivided
tracts.
2. Where a subdivision abuts or contains an existing or proposed arterial
street, the City may require double frontage lots with screen planting,
and non-access strips at the rear of such lots on the side of the
arterial street.
3. Local street intersection jogs or discontinuities with centerline
offsets of less than one hundred (100) feet shall be avoided.
4. Reserved strips of land which control or limit access at the terminus
of streets are prohibited.
5. A subdivision entrance street shall intersect the major or collector
street with an interior angle between seventy (70) degrees and ninety
(90) degrees.
6. A minimum radius of twenty (20) feet at street right-of-way intersection
and a minimum radius of thirty-two (32) feet at the back of the curb
shall be required. Greater radii may be required at the intersection
and at the back of curb of a street with a major street. The City
may permit comparable cut-offs or chords in lieu of rounded corners.
7. All streets intersecting on arterial or collector streets shall be
directly opposite existing or other proposed streets or shall be a
minimum of three hundred (300) feet distant, as measured between street
center lines.
8. Streets shall be constructed to the City of St. John standard specifications.
9. All stub streets in excess of two hundred fifty (250) feet in length
shall be provided with a temporary turnaround.
10. Concrete curbs and gutters shall be installed on all streets and
shall conform to the minimum standards and requirements of the City.
11. Any subdivision platted along an existing street shall provide additional
right-of-way, as necessary, not to exceed twenty (20) feet on either
side, to meet the width requirements herein set forth. When the subdivision
is located on only one (1) side of an existing street, one-half (½)
of the required right-of-way width shall be provided, measured from
the center line of the right-of-way as originally established.
12. A street on which residential lots front and which parallels but
is not adjacent to a railroad right-of-way shall be at a distance
from the railroad right-of-way sufficient to provide lots with a minimum
depth of one hundred sixty (160) feet.
13. The City may require a street to be dedicated to public use in order
to provide circulation.
14. The pavement width for multiple-family access streets does not allow
for, nor will parking be permitted on the streets. For each parallel
parking space adjacent to these streets an additional width of ten
(10) feet shall be provided. Additional parking requirements shall
be as provided herein and/or to the standards established by the Planning
and Zoning Board.
15. All streets shall be designed to meet the following minimum requirements:
|
SUBDIVISION STREET DESIGN CRITERIA
|
---|
|
Classification
|
Minimum Right-of-way in Feet
|
MinimumPavement Width in Feet
|
---|
|
Local Streets
|
40
|
26
|
|
Collector Streets
|
50
|
38
|
|
Arterial Streets
|
76
|
64
|
C. Street Names.
1. Signs bearing the name of the street, as designated on the record
plat, shall be placed at all street intersections. The City shall
approve the location and inspect the installation of street name signs
in all subdivisions. The size, height, and type of sign shall be in
accordance with City specifications.
2. Proposed streets which are continuations of, or in general alignment
with, existing named streets, shall bear the names of such existing
streets.
3. The name of a proposed street which is not in alignment with an existing
street shall not duplicate the name of any existing or platted street.
4. All the names of streets proposed by the subdivider shall be approved
by the St. Louis Post Office and the City prior to submitting the
proposed record plat for review.
[CC Ch. 22 §22; Ord. No. 11-1974, Ch. 22 §22, 7-1-1974]
A. In
a non-residential subdivision or a single-family dwelling residential
subdivision a street light shall be provided at each intersection
of a street within a subdivision, at each intersection of a street
with a pedestrian way, and at each circular turnaround, but in no
event shall there be fewer than one (1) street light for each four
hundred (400) linear feet, or portion thereof, of street frontage
between intersections, or between a street intersection and that terminus
of a dead-end street.
B. In
a duplex, triplex or multi-family dwelling residential subdivision,
a street light shall be provided at each intersection of streets within
a subdivision, at each intersection of a street with a pedestrian
way, and at each circular turn-around, but in no event shall there
be fewer than one (1) street light for each two hundred (200) linear
feet, or portion thereof, of street frontage between intersections,
or between a street intersection and the terminus of a dead-end street.
Lighting shall be provided within parking lot areas at a minimum of
one light per each twenty-five (25) parking spaces or any fraction
thereof (parking space being three hundred (300) square feet in size).
C. Lighting
intensity of each street light shall be equivalent to a 6800 Mercury
Luminaire Lampe or a 175 Watt Lamp and the street light posts shall
be at least sixteen (16) feet in height. Equivalents to these standards
may be proposed and used when approved by the City. Unless the City
Council hereafter provides by either ordinance or resolution for other
procedures, the developer shall submit to the City a maintenance agreement,
a trust indenture, or other similar instrument setting forth the person,
corporation, trustees, or other agency responsible for the assessment
as well as the collection of the movies necessary for the operation
of the street lighting system within the subdivision, and methods
of collection of said monies.
[CC Ch. 22 §23; Ord. No. 11-1974 Ch. 22 §23, 7-1-1974]
All electric and telephone distribution lines shall be installed
underground, except those overhead distribution feeder lines necessary
to serve the subdivision and in locations as approved by the City.
Cable switching enclosures, pad mounted transformers, and service
pedestals may also be installed above ground and may be installed
as a part of the street lighting standards where approved by the City.
[CC Ch. 22 §24; Ord. No. 11-1974 Ch. 22 §24, 7-1-1974]
A. Alleys
may be provided in a residential district and shall be at least sixteen
(16) feet wide and shall be constructed according to City standards.
B. Alley
intersections and sharp changes in alignment shall be avoided, but
where necessary, corners shall be designated to permit safe vehicular
movement.
C. A dead-end
alley shall have an adequate turnaround facility at its termination.
[CC Ch. 22 §25; Ord. No. 11-1974 Ch. 22 §25, 7-1-1974]
A. All
proposed subdivisions shall have easements as determined by the City
to be adequate for the installation and maintenance of utility facilities.
Basically, where alleys are not provided, easements of not less than
five (5) feet in width shall be provided on each side of all rear
lot lines, and side lines where necessary, for poles, wires, conduits,
storm and sanitary sewers, gas, water, and heat mains. Easements of
greater width may be required along lines or across lots where necessary
for the extension of main sewers and similar utilities.
B. Storm
water easements and drainage rights-of-way may be required if necessary
for proper drainage within and through a subdivision.
C. Where
a cut or fill for a street extends beyond the limits of the right-of-way,
the developer shall provide a slope easement as determined by the
City to be of sufficient area and limits to permit the construction
and maintenance of the slope.
D. Whenever
a stream or surface drainage course is located in an area proposed
for a subdivision, the developer shall provide an easement determined
by the City to be adequate in area to contain facilities to take care
of flooding or erosion along said stream or surface drainage course.
[CC Ch. 22 §26; Ord. No. 11-1974 Ch. 22 §26, 7-1-1974]
A. The
City may, at its discretion, require evidence as to the subsurface
soil, rock, and water conditions of the tract to be developed.
B. Where
the Final Development Plan indicates that extensive grading and compaction
is probable, the City may require the submission of additional information
and modifications in the proposed plat before the developer may grade
any land to be subdivided.
[CC Ch. 22 §27; Ord. No. 11-1974 Ch. 22 §27, 7-1-1974]
Plans for improvements shall be prepared by an engineer; and
the streets, storm sewers, and sanitary sewers shall be staked by
a land surveyor. The owner of the tract may prepare and secure tentative
approval of a final subdivision plat of the entire tract, but the
improvements shall be installed or guaranteed in the form of a Land
Subdivision Bond or an Escrow Agreement, in any portion of the area
for which a record plat is approved for recording. The owners may
convey title to lots in the improved portion only of said property;
provided, that streets, storm and sanitary sewers, and sewage treatment
plants be designed and built to serve the entire area, or be designed
and built to serve the area to be initially developed in such a manner
that they can easily be expanded or extended, as the case may be,
to serve the entire drainage area or watershed.
[CC Ch. 22 §28; Ord. No. 11-1974 Ch. 22 §28, 7-1-1974]
A. Survey
monuments shall be placed by a land surveyor at all street corners,
and so located to find angle points, points of tangency of curves
on one side of the street, and at all boundary corners. Monuments
shall be of Portland cement concrete, four (4) inches square on the
top and six (6) inches square on the bottom with a length of two (2)
feet. A permanent marker shall be set in a cylinder of Portland cement
concrete six (6) inches in diameter. Steel pipe encased in Portland
cement concrete extending below the frost line may be substituted
for a concrete monument. Should conditions prohibit the placing of
any monuments at the above locations, offsetting of the permanent
marker is permitted; provided however, that exact off-street courses
and distances are shown on the record subdivision plat. A permanent
bench mark shall be accessibly placed or established, the elevation
of which shall be referred to mean sea level and accurately noted
on the record subdivision plat.
B. All
streets shall be graded and the roadway improved by surfacing. Roadway
surfacing shall be in accordance with City standards and specifications.
All grading and surfacing shall be done under observation and inspection
of the appropriate City Official and shall be subject to his approval.
The treatment of the intersection of any new street with a State highway
shall be subject to approval by the District Engineer of the State
of Missouri Highway Department.
C. At
such time as a subdivision is proposed adjacent to a street that is
accepted and maintained by the City of St. John or St. Louis County,
that street shall be improved to handle the increased traffic due
to said subdivision, and the additional right-of-way and the cost
of improvement of half of the right-of-way adjacent to the proposed
subdivision, shall be included in the overall subdivision improvements.
The improvements shall be made to current City or County specifications
and standards and shall comply with the major street plan of the City
of St. John or St. Louis County.
[CC Ch. 22 §29; Ord. No. 11-1974 Ch. 22 §29, 7-1-1974]
A. Sidewalks
shall be required on both sides of all streets unless otherwise provided
for in these Regulations. The Planning and Zoning Board may grant
a variance in the following cases:
1. Where sidewalks are not deemed necessary for public safety or where
topographical or other conditions make their installation and use
impractical.
2. Where the subdivision designer has submitted for review a proposed
sidewalk plan that provides for more direct and safer movement of
pedestrian traffic.
B. Sidewalks
shall be constructed in accordance with City specifications. However,
in the absence of applicable specifications, the minimum requirement
for sidewalks shall be as follows:
1. Residential sidewalks shall be of concrete, four (4) feet wide and
four (4) inches thick, except in driveways where a six (6) inch thickness
shall be required.
2. Non-residential sidewalks shall be of concrete, seven (7) feet wide
with tree wells, and four (4) inches thick, except at driveways where
a seven (7) inch thickness shall be required.
C. The
City may require pedestrian ways to provide access to parks, schools,
shopping areas, or similar facilities, or where otherwise indicated
to insure the public safety. In the event that a pedestrian way is
required, not less than a ten (10) foot right-of-way shall be set
aside providing for a four (4) foot wide and four (4) inch thick Portland
cement pavement, or other hard surface approved by the City, on a
grade longitudinally not exceeding eight percent (8%) unless alternate
steps are provided as part of the sidewalk. Said right-of-way shall
be fenced to provide for the public safety. Unless other procedures
are hereafter provided for by the City Council, the developer of the
proposed subdivision shall record simultaneously with the record plat
a maintenance agreement or a trust indenture providing for maintenance
of said pedestrian way by the trustees of the subdivision.
[CC Ch. 22 §30; Ord. No. 11-1974 Ch. 22 §30, 7-1-1974]
The subdivider shall install water mains and fire hydrants in
the subdivided area. Such installation shall be in accordance with
the standards and specifications of the County Water Company and the
location of the file hydrants shall first be approved by the Community
Fire Protection District and the Missouri Inspection Bureau.
[CC Ch. 22 §31; Ord. No. 11-1974 Ch. 22 §31, 7-1-1974]
A. Storm
drainage improvements consisting of storm sewers or open channels
shall adequately drain the areas being developed. The design of drainage
improvements shall be coordinated to the extent possible with present
and probable future improvements so as to form part of an integrated
system. Adequate provisions shall be made for the disposal of storm
water, in accordance with the specifications and standards of the
Metropolitan St. Louis Sewer District and the City of St. John.
B. The
developer shall connect with MSD sanitary sewers and must provide
adequate sewer lines to each lot. Sewer connections shall comply with
the regulations of the Water Pollution Board, MSD, and the City of
St. John, and shall be constructed under the observation and inspection
of the City, and shall be approved by same.
[CC Ch. 22 §32; Ord. No. 11-1974 Ch. 22 §32, 7-1-1974; Ord. No. 848 §1, 1-9-2006; Ord. No. 914 §1, 8-18-2008]
A. All
trees planted in the City right-of-way must be planted per the terms
of the City Tree Policy.
B. If
structures or plantings are proposed at the subdivision entrance,
it shall be done in such a manner as not to obscure the vision of
oncoming traffic.
C. A subdivision landscape plan, excluding individual residential lots, shall be submitted for review to the City as a part of the improvement plans, Section
405.110. This plan shall contain types, sizes, and locations of all proposed and existing plantings. The developer shall insure by Escrow Agreement or Land Subdivision Bond, the completion of the landscaping as shown on the approved landscaping plan.
D. In
lieu of the planting of street trees as required by this Section,
the developer may submit to the City for review and approval an alternate
landscaping plan. This plan shall provide for trees appropriate in
number and species for the area between the edge of the pavement and
the building line.
E. The
City may require ground cover appropriate to insure proper run-off.
F. The
City may require the clearing of underbrush, and may require the sodding,
seeding and other landscaping improvements in common land where the
common land has been altered.
[CC Ch. 22 §33; Ord. No. 11-1974, Ch. 22 §33, 7-1-1974]
A. There
shall be a one hundred dollar ($100.00) filing fee accompanying the
submission of a Final Development Plan, except where previously reviewed
under a Special Procedure or Planned District of the Zoning Code,
in which case there shall be no fee. Credit shall be given to the
developer for fifty percent (50%) of the filing fee at the time of
submission of a proposed record plat. There shall be a fifty dollar
($50.00) filing fee for a minor subdivision plat.
B. Subdivision Permit Fees.
1. There shall be a fifteen dollar ($15.00) per lot subdivision permit
fee accompanying the submission of a proposed record plat.
2. There shall be a seven dollar fifty cent ($7.50) per dwelling unit
subdivision permit fee accompanying the submission of a proposed record
plat for Multiple Dwelling Unit Subdivision.
3. There shall be a subdivision permit fee accompanying the submission
of a proposed record plat for a non-residential subdivision. Said
fee shall be calculated as follows: Seventy-five dollars ($75.00)
per acre fee for the first twenty (20) acres and an additional fifty
dollars ($50.00) per acre for each acre over twenty (20) acres.
C. There
shall be a one hundred dollar ($100.00) filing fee plus a fifty dollar
($50.00) per unit fee accompanying the submission of a Display Unit
Plat.
[CC Ch. 22 §34(1 — 3); Ord. No.
11-1974, Ch. 22 §34(1 — 3), 7-1-1974]
A. It
shall be the duty of the Director of Public Works to enforce the provisions
of these Regulations. The City Council may authorize the deputizing
of one or more additional members of his Department, as well as members
of other City Departments who have a particular skill or competence,
to act for the Director of Public Works. The term of "Director of
Public Works" as used elsewhere in these Regulations shall be deemed
to include such deputies.
B. The
Director of Public Works shall enforce the provisions of these Regulations
by authorizing the issuance of construction permits and occupancy
permits. By means of field inspections and other activities delineated
herein, he shall ensure conformance with these Regulations. The Director
of Public Works is authorized to inspect, or cause to be inspected,
any building or other structure or any land on which work is in progress
and to order the stoppage of work being done in violation of these
Regulations. He shall inspect, or cause to be inspected, such premises
after work is completed and shall not authorize the issuance of any
occupancy permit until final inspection has been made.
C. The
Director of Public Works shall have the power to adopt such administrative
regulations as he deems necessary to the carrying out of his enforcement
responsibilities. These regulations shall have general applicability
to cases of similar character.
[CC Ch. 22 §34(4); Ord. No. 11-1974 Ch. 22 §34(4), 7-1-1974]
No building, structure, or part thereof shall be erected, constructed,
reconstructed or enlarged, nor shall any such work be started without
the issuance of a construction permit authorized by the Director of
Public Works. This permit shall state that the construction complies
with the provisions of these Regulations.
[CC Ch. 22 §34(5); Ord. No. 11-1974, Ch. 22 §34(5), 7-1-1974]
The Director of Public Works or his authorized representatives
are hereby empowered, in the performance of their functions, to enter
upon any land in the City for the purpose of making inspections, examinations,
and surveys, or to place and maintain thereon monuments, markers,
notices, signs or placards required to effectuate the purpose and
provisions of these Regulations. All authorized representatives shall
be required to present proper credentials upon demand when entering
upon any land or structure for the purpose of this Section.
[CC Ch. 22 §34(6 — 8); Ord. No.
11-1974 Ch. 22 §34(6 — 8), 7-1-1974]
A. The
Director of Public Works, his deputies or inspectors may cause the
cessation of any erection, construction, reconstruction, alteration,
conversion, maintenance or use in violation of the Subdivision Regulations,
by posting a "stop work" or "stop use" notice on the premises and
by notice in writing to the owner of the property involved, or to
his agents, or to the person doing the work in the case of a stop
work order, stating the nature of the violation.
B. The
Director of Public Works may refer any violation of these Regulations
to the City Attorney for prosecution or other appropriate action when
deemed necessary.
C. The
Police Department shall aid the Director of Public Works in enforcing
these Regulations by posting "stop work" or "stop use" notices when
requested by the Director of Public Works.
[CC Ch. 22 §34(9); Ord. No. 11-1974, Ch. 22 §34(9), 7-1-1974; Ord. No. 1014 §1, 7-15-2013]
The owner or agent of a building or premises in or upon which
a violation of any provision of these Regulations has been committed
or shall exist; or the lessee or tenant of an entire building or entire
premises in or upon which any such violation has been committed or
shall exist; or the owner, agent, lessee or tenant of any part of
the building or premises in or upon which any such violation has been
committed or shall exist; or the agent, architect, building contractor
or any other person who commits, takes part or assists in any violation
or who maintains any building or premises in or upon which such violation
shall exist shall, upon conviction, be punishable by a fine of not
less than ten dollars ($10.00) and not more than one hundred dollars
($100.00) for each and every day that such violation continues. However,
if the offense be willful, on conviction thereof, the punishment shall
be a fine of not less than one hundred dollars ($100.00) nor more
than one thousand dollars ($1,000.00) for each and every day that
such violation shall continue, or by imprisonment for ten (10) days
for each and every day such violation shall continue, or by both such
fine and imprisonment in the discretion of the Court. Any person who,
having been served with an order to remove any such violation, shall
fail to comply with such order within ten (10) days after such service,
or shall continue to violate any provision of the stipulations made
under authority of these Regulations in the respect named in such
order, shall also be subject to a civil penalty of two hundred fifty
dollars ($250.00).
[CC Ch. 22 §35; Ord. No. 11-1974, Ch. 22 §35, 7-1-1974]
A. Whenever
the tract to be subdivided is of such unusual size or shape, or is
surrounded by such development, or contains such topographic conditions
or characteristics, or is intended for the construction of improvements
of such unusual design or arrangement, that the strict application
of the requirements contained in these Regulations would impose practical
difficulties or particular hardship, then the Board of Adjustment
may consider and allow such variations of the strict application of
the terms of these Regulations, as are in harmony with its general
purpose and intent, when the Board is satisfied, under the evidence
heard before it, that a granting of such variation will not merely
serve as a convenience to the applicant, but will alleviate some demonstrable
hardship or difficulty so great as to warrant a variation from these
Regulations and the accompanying Comprehensive Plan.
B. The appeal procedure is outlined in Section
400.340 for planned and special zoning districts and Article
X of Chapter
400.
[CC Ch. 22 §36; Ord. No. 11-1974, Ch. 22 §36, 7-1-1974]
A. It
is not intended by these Regulations to interfere with, abrogate,
or annul any easements, covenants, or other arrangements between parties;
provided however, that where these Regulations impose a greater restriction
upon the use of buildings or premises or upon height of buildings,
or requires larger open spaces than are imposed or required by any
other easements, covenants, or agreements, the provisions of these
Regulations shall govern.
B. In
case of conflict between these Regulations or any part thereof, and
the whole or part of any other existing or future ordinance, the most
restrictive in each case shall apply.