[R.O. 2009 §22-51; Code 1969 §§37-14 —
37-16]
A.
A subdivision
improvement construction permit shall be required of all land developers
prior to the installation of any street paving, storm drainage facilities,
sanitary sewer facilities or any other improvements on any rights-of-way
in subdivisions within the City.
B.
A permit
fee based upon an estimated inspection charge of five dollars ($5.00)
per hour for each hour that an improvement installation inspection
shall take place shall be required to be paid before the issuance
of a construction permit.
C.
An
inspection fee of five dollars ($5.00) per one hundred (100) lineal
feet of road or street and five dollars ($5.00) per two hundred (200)
lineal feet of storm water facilities shall be charged as an inspection
charge. The amount of inspection time for permit purposes shall be
estimated by the engineer employed by the City in accordance with
the plans approved but such estimate shall not be conclusive as to
the payment required for actual inspections made, but shall be adjusted
upon completion of the improvements to reflect the actual inspection
time involved.
D.
A construction
permit shall not be issued until after complete plans and specifications
for the specific subdivision improvements are on file with the Department
of Planning and Development.
[R.O. 2009 §22-52; Code 1969 §37-17]
The Board of Aldermen shall not permit any public improvements
over which it has any control to be made or any money expended for
improvements in any area that has been subdivided or upon any street
that has been platted after March 16, 1964, unless such subdivision
or street has been approved in accordance with the provisions contained
in this Chapter.
[R.O. 2009 §22-53; Code 1969 §37-18]
A registered professional engineer shall be employed by the
developer to design the improvement plans and such engineer shall
be responsible for the submission of improvement design details, specifications,
staking out and supervising the installation of such improvements.
[R.O. 2009 §22-54; Code 1969 §37-19]
Receipt of a copy of the preliminary plat signed by the Chairman
of the Planning and Zoning Commission or receipt of a letter of approval
of the preliminary plat subject to conditions is authorization for
the subdivider to proceed with the preparation of detailed plans and
specifications for the minimum improvements required in this Chapter.
Prior to construction of any improvements required in this Chapter
or to the submission of any bond, the subdivider shall furnish the
Planning and Zoning Commission and the Board of Aldermen all plans,
information and data necessary for the improvements and shall secure
approval of the detailed improvement plans and secure a permit for
their construction in accordance with the approved drawings in accordance
with the provisions of this Chapter.
[R.O. 2009 §22-55; Code 1969 §37-20]
The Director of Planning and Development shall examine the preliminary
plat, improvement plans and final plat and report to the Board of
Aldermen, the Planning and Zoning Commission, Public Works Department
and Fire Department whether or not the design, improvements for paving,
storm water facilities, sanitary sewerage facilities, etc., are reasonably
adequate and in proper condition to function effectively.
[R.O. 2009 §22-56; Code 1969 §37-31]
Before the final plat of any subdivided area shall be approved
and recorded, the subdivider shall make and install the improvements
described in this Article. In lieu of final completion of the minimum
improvements before the plat is finally approved, the subdivider may
post a bond or escrow agreement, approved by the City Attorney and
City Treasurer, with the City, which bond or escrow will ensure the
City that the improvements will be completed by the subdivider within
two (2) years after final approval of the plan. The amount of the
bond shall not be less than the estimated cost of the improvements
and the amount of the estimate shall be approved by the Planning and
Zoning Commission. If the improvements are not completed within the
specified time, the Board of Aldermen may use the bond or any necessary
portion thereof to complete same.
[R.O. 2009 §22-57; Code 1969 §37-28]
A.
The
minimum improvements installed in any subdivision before the plat
can be finally approved shall be in accordance with the following
paragraphs:
1.
The subdivider shall grade and improve all new streets and alleys,
if any, within the subdivision area and such additional street rights-of-way
as may be necessary along existing dedicated public streets which
have been accepted for maintenance and are to be improved by the developer.
The paving on such new streets and alleys shall be in accordance with
the standards of the City. Grading for streets and alleys including
necessary clearing and grubbing, removal of existing structures, excavating,
filling, spreading and compacting shall be in accordance with the
requirements set forth in this Article and in conformity with approved
lines, grades, slopes and typical cross sections.
a.
Material incorporated in fills shall be free of vegetable matter,
frozen material and other deleterious substance and shall contain
no large rocks or lumps.
b.
Areas to be graded by cutting or filling shall be rough graded to
within two-tenths (.2) of a foot of the accepted finished elevation
after necessary allowance has been made for the thickness of pavement
and base courses and other installations.
c.
All tree stumps, masonry and other obstructions shall be removed
to a depth of at least two (2) feet below the top of the finished
subgrade.
d.
Fill material shall be placed in layers which when compacted shall
not exceed six (6) inches. Each layer shall be spread evenly and shall
be blade mixed during spreading to ensure uniformity. Each layer of
a fill shall be compacted by means of tamping or sheeps-foot rollers,
multiple-wheel pneumatic tired rollers, successive passes of heavy
earth-moving equipment or the equivalent. Rolling of each layer shall
be continuous over its entire area and sufficient passes of the rolling
equipment shall be made to ensure the desired maximum practical density
has been obtained. In general, when the material being compacted ceases
to shove and push under the moving compaction equipment or, in the
case of tamping foot rollers, the roller "has walk out", sufficient
density has been obtained. In no case, shall the density of the fill
material be less than eighty percent (80%) of the American Association
of State Highway Officials Standard T 99-49.
e.
The top six (6) to eight (8) inches of finished subgrade, whether
on a cut section or a fill section, shall be compacted to a density
of at least ninety percent (90%) of the American Association of State
Highway Officials Standard T 99-49. The compacted subgrade shall be
continuous for at least one (1) foot beyond the pavement edge or beyond
the back of curbs.
f.
Finished grading shall provide profiles and cross sections reasonably
satisfactory to the Department of Planning and Development. Graded
slopes for fill sections shall not be steeper than the Department
of Planning and Development determines to be reasonably satisfactory
and cut slopes shall be consistent with the physical conditions at
any given cut section.
g.
Prior to the application of base and surface course materials, the
City shall inspect the grading for streets and alleys to determine
that the requirements for grading and other requirements hereof have
been fulfilled. It shall be the responsibility of the subdivider to
notify the Department of Planning and Development not less than forty-eight
(48) hours in advance that work is to be ready for inspection.
h.
The paving crown and curb on end of such new streets and alleys shall be of a character suitable for the expected traffic and in harmony with similar improvements in the surrounding areas. Where asphaltic macadam surfacing is used, the specifications shall include a seven (7) inch, two (2) course waterbound macadam base and a two (2) inch asphaltic penetration or asphaltic concrete surface in accordance with the standard specifications of the County Highway Department. Concrete curb and gutter of the lip type having a width of two (2) feet shall be required along the edges of asphaltic streets with the curb and gutter to be included in the width of paving specified in Section 405.360. Concrete pavements shall be installed with a minimum thickness of six (6) inches in accordance with the standard specifications of the City with the curb and gutter being an integral part of the concrete pavement.
2.
The subdivider shall, whenever necessary, grade any portion of the
property subdivided into lots so that each lot will be usable and
suitable for the erection of residential or other structures thereon.
3.
If outlets are within reasonable distance, the subdivider shall install
storm water and sanitary sewers and provide a sanitary sewer connection
for each lot. Such installation shall be in accordance with the standards
and specifications of the City and before the improvements are started,
the plan therefor shall be approved by the engineer of the sewer district
in the area within which the subdivision lies. If no outlets are within
reasonable distance, the subdivider shall make such provisions for
sanitation as will satisfy the City and County health officials and
before the plat shall be approved, the subdivider shall present to
the Planning and Zoning Commissioner an order from the City and County
health officials showing that the provisions will properly care for
and protect the health, safety and welfare of the existing and probable
future population within the subdivision and surrounding area.
4.
The detailed plans for the proper disposal of storm water affecting
the proposed subdivision shall show the location of all open drainage
channels, together with such improvements which may be necessary,
such as widening, straightening, surfacing or other improvements of
such channels, reconstruction or construction of new bridges, culverts
and the construction of all underground enclosed pipe sewers and surface
accessories necessary to efficiently carry off the storm water and
prevent ponding on the surface of the proposed subdivision. The plans
for these facilities shall be shown both in plan and profile with
details of all necessary accessories. The datum regarding the area
to be served by the facilities and the estimated runoff from the area
tributary to the facilities beyond the subdivision shall accompany
the detailed plans.
5.
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 hydrants shall first be approved by the Fire Chief and the
State Inspection Bureau.
B.
It
is also desirable to install other improvements such as trees, electric
lines, gas mains and similar facilities in any subdivision. When the
Planning and Zoning Commission and the Board of Aldermen deem it necessary,
they may require that any such improvements shall be installed before
the plat is approved.
[R.O. 2009 §22-58; Code 1969 §37-21; Ord. No. 3148 §1, 7-1-1991]
The arrangement of streets in new subdivisions shall make provisions
for the proper location and width of major streets. The subdivider
may be required to continue certain adjoining streets through the
area that is being subdivided, whenever the same is necessary to provide
for local movement of vehicles or to enable adjoining property to
be properly subdivided.
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Northeast corner of Hanley Industrial Court at 1000 Hanley Industrial
Court.
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Northwest corner of Hanley Industrial Court at 8400 Hanley Industrial
Court.
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Southeast corner of Hanley Industrial Court at 900 Hanley Industrial
Court.
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[R.O. 2009 §22-59; Code 1969 §37-22]
Where streets, places and parks are established as private ways
and areas rather than dedicated to public use or to the City, adequate
provision shall be made in the deed restrictions accompanying the
plat to dedicate such ways and areas to a subdivision board of trustees
and to make proper provision for the board of trustees to have the
power of assessment of property owners in the subdivision for the
supervision, maintenance and construction or reconstruction of improvements
on such ways, streets or areas. Alleys should not be provided in residential
districts.
[R.O. 2009 §22-60; Code 1969 §37-29]
A.
All
subdivision names and the names of all streets contained in subdivisions
shall be approved by the Planning and Zoning Commission prior to the
final approval by such Commission. The Planning and Zoning Commission
shall not approve any subdivision name or any street name which is
confusingly similar to any subdivision or street name in the City
or County of St. Louis. The applicant shall, prior to the final approval
of the subdivision plat by the Planning and Zoning Commission, submit
the certificate of the St. Louis postal authorities certifying that
the subdivision name and the street names employed in the subdivision
are not the same and are not confusingly similar to subdivision or
street names otherwise in use in the City or County of St. Louis.
In its discretion, the Planning and Zoning Commission may accept other
evidence satisfactory to it to the same effect.
B.
Streets
that obviously are in alignment with others already existing and named
shall bear the names of the existing streets.
[R.O. 2009 §22-61; Code 1969 §37-23]
A.
The
minimum widths of rights-of-way for streets within the City shall
be as follows:
1.
The street widths for major highways shall be not less than seventy-six
(76) feet or as may be approved by the Board of Aldermen.
2.
The minimum widths of rights-of-way for two-family or apartment developments
shall be sixty (60) feet.
3.
The minimum widths of rights-of-way for single-family developments,
where lots have a frontage of less than one hundred (100) feet, shall
be fifty (50) feet.
4.
The minimum widths of rights-of-way for single-family developments,
where lots have a frontage of one hundred (100) feet or more, shall
be forty (40) feet.
5.
Street paving for seventy-six (76) foot rights-of-way shall be sixty-four
(64) feet wide from outside of curb to outside of curb.
Street paving widths for sixty (60) foot rights-of-way shall
be not less than thirty (30) feet from outside of curb to outside
of curb.
Street paving widths for fifty (50) foot rights-of-way shall
be not less than thirty (30) feet from outside of curb to outside
of curb.
Paving of streets in industrial subdivisions or carrying heavy
traffic shall be not less than thirty (30) feet wide from outside
of curb to outside of curb, with the necessary utility easements on
each side or, as may be approved by the Board of Aldermen.
Local access and minor streets shall have rights-of-way not
less than forty (40) feet wide and paving widths of not less than
twenty-six (26) feet from outside of curb to outside of curb or as
approved by the Board of Aldermen.
6.
When streets adjoin unsubdivided property, a half-street, no less
than thirty (30) feet in width, may be dedicated and whenever subdivided
property adjoins a half-street, the remainder of the street shall
be dedicated.
7.
Where tracts, parcels or lots with frontage of more than three hundred
(300) feet are subdivided or resubdivided along an existing width
of paving of less than twenty-six (26) feet, the developer shall be
required to add a two (2) foot concrete curb and gutter along existing
frontage in accordance with standard specifications of the City and
the provisions of this Article and shall install necessary concrete
or asphalt paving material in accordance with the City's standards
between the centerline of the existing pavement and the outside curb
or provide a minimum outside width of paving and including curb of
twenty-six (26) feet. Such paving material shall be in conformance
with the classification of the existing paving. Where the right-of-way
width of an existing minor public street is less than forty (40) feet,
the developer shall provide for the dedication of one-half (½)
of the incomplete width to allow for the installation of the necessary
paving and gutters.
8.
The developer of any subdivision frontage on any opposite side of a street after right-of-way and paving has been installed in accordance with Subsection (A) of this Section shall be required to install an additional section of concrete curb and gutter and conforming pavement to provide widths of pavement and rights-of-way as required in this Section.
9.
Where tracts, parcels or lots with frontage of more than three hundred
(300) feet are subdivided or resubdivided along an existing major
public street, except for maintenance, with an existing width of paving
of less than thirty-six (36) feet, the developer shall be required
to add a two (2) foot concrete curb and gutter along the frontage
in accordance with the standard specification of the City and the
provisions of this Article and shall install necessary concrete or
asphalt paving material in accordance with the City's standards between
the centerline of the existing pavement and the outside curb to provide
a minimum outside width of paving of thirty-six (36) feet, which includes
curbs and gutters. The paving material shall be in conformity with
the classification of the existing paving. Where the right-of-way
width of an existing major public street is less than fifty (50) feet,
the developer shall provide for the dedication of one-half (½)
of the incomplete width to allow for installation of necessary paving
and gutters.
10.
The developer of any subdivision or resubdivision of frontage on the opposite side of a street, after right-of-way and paving have been installed in accordance with Subsection (A) of this Section, shall be required to install an additional two (2) feet of concrete curb and gutter and conforming paving to provide a total of thirty-six (36) foot width of paving and an additional right-of-way to complete the fifty (50) foot width.
B.
A developer
or subdivider shall submit plans, profiles and elevations of all streets
which he/she is required to pave or install curbs or gutters under
the preceding Subsection of this Section.
[R.O. 2009 §22-62; Code 1969 §37-24]
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 where necessary for the
extension of main sewers and similar utilities.
[R.O. 2009 §22-63; Code 1969 §37-25]
A.
No
block shall be longer than fifteen hundred (1,500) feet between street
lines.
B.
Blocks
of seven hundred fifty (750) feet in length shall have a crosswalk
near the center of the block. The right-of-way for such walks shall
not be less than ten (10) feet in width.
C.
In
platting residential lots containing from six thousand (6,000) square
feet to fifteen thousand (15,000) square feet, it is recommended that
the depth of the block not exceed three hundred (300) feet.
D.
Where
it is desirable to subdivide a tract of land, which because of its
size or location does not permit an allotment directly related to
a normal street arrangement, there may be established one (1) or more
places. Such a place may be in the form of a court, a dead-end street
or other arrangement; provided that proper access shall be given to
all lots from a dedicated place, street or court. If such a place
is more than two hundred fifty (250) feet in length, it shall terminate
in an open space, preferably circular, having a minimum radius of
fifty (50) feet. Except in unusual instances no dead-end street or
place shall exceed one thousand (1,000) feet in length.
[R.O. 2009 §22-64; Code 1969 §37-26; Ord. No. 3040 §2, 11-20-1989]
A.
All
side lines of lots shall be at right angles to straight street lines
or radial to curved street lines unless a variation to this rule will
give a better street and lot plan. Lots with double frontage shall
be avoided.
B.
The
minimum width of residential lots measured along the front lot line
shall be as required by this Article; provided that where such lots
front upon a cul-de-sac or curved road or street having a radius of
two hundred (200) feet or less, the minimum width of the lot may be
measured at the building line; provided that the width at the street
line shall be not less than fifty percent (50%) of the width required
in the zoning district, with the width being measured on the arc of
the street line.
C.
The
minimum area of any lot in a subdivision shall not be less than the
minimum lot area requirements of the zoning district in which the
area is located. Lots with an area larger than the minimum requirements
are desirable. The lots shall also have a width and depth entirely
adequate to provide the necessary yard regulations of the zoning regulations.
D.
Where
corner lots rear upon lots facing the side street, the corner lots
shall have extra width sufficient to permit the establishment of front
building lines on both the front and the side of the lots adjoining
the streets. Extra width should be provided on all corner lots irrespective
of whether they rear upon lots facing the side streets.
E.
Lots
on major highway intersections and at all other acute angle intersections
which, in the opinion of the Planning and Zoning Commission, are likely
to be dangerous to traffic movement shall have a radius of twenty
(20) feet at the street corner. On business lots a chord may be substituted
for the circular arc. Where grade separation structures are proposed
at the intersection of major highways, the lots and improvements in
the subdivision shall be arranged so as to make adequate provisions
for such structures.
F.
All
residential lots shall have at least ninety percent (90%) of the maximum
width of the front building line as lot frontage on the street right-of-way
line, except for lots with frontage on cul-de-sacs, which lots shall
have at least fifty percent (50%) of the maximum width of the front
building line as lot frontage on the street right-of-way line.
G.
No
flag lot shall be platted unless the access portion of the lot meets
the minimum dimension and area requirements or lots in the particular
zoning district. No part of any residential dwelling structure nor
any accessory structure shall be constructed upon the appendage portion
of a flag lot.
[R.O. 2009 §22-65; Code 1969 §37-27]
Building lines shall be shown on all lots intended for residential
use of any character and on commercial lots immediately adjoining
residential area. Such building lines shall not be less than required
by the zoning regulations. Provisions shall be made by deed requiring
all enclosed parts of the building to be set back of such building
lines.
[R.O. 2009 §22-66; Code 1969 §37-30]
A.
The
subdivider shall obtain from the State Inspection Bureau a listing
of the recommendations for the installation of fire hydrants within
the proposed subdivision or development.
B.
No
building permit shall be issued by the Building Official until the
provisions of this Section have been complied with.
C.
The
provisions of this Section shall not apply to any previously platted
subdivision or development where there has been any previous payment,
even though of a lesser sum, made to the City Treasurer for such fire
hydrant rental by the subdivider or developer.
[R.O. 2009 §22-67; Ord. No. 3354 §1, 9-19-1994]
A.
To
facilitate the transfer of minor portions of property between adjacent
property owners and to allow adjustments to be made to lot lines of
platted lots or other lawful parcels, the City Administrator may approve
a minor adjustment to the property lines providing the following conditions
are met:
B.
Any person desiring a boundary adjustment as described in Section 405.420(A) shall submit the following to the City Administrator:
1.
A written request for the boundary adjustment, signed by all owners of the properties involved in the adjustment, as shown on the deeds described in Subsection (B)(2) below;
2.
A copy of the deeds for the parcels involved in the boundary adjustment;
3.
A plat showing the parcels as each exists before the boundary adjustment;
4.
Three (3) copies of a plat, in recordable form, showing the parcels
after the boundary adjustment, including a legal description of each
parcel, a certification by a licensed surveyor that the plat meets
or exceeds the current Missouri land surveying requirements and standards
and containing the following approval form;
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The undersigned, City Administrator of the City of Brentwood, Missouri, hereby approves the boundary adjustment shown on this plat in accordance with Section 405.420 of the Revised Code of the City of Brentwood, Missouri.
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City Administrator
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Date:
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5.
A filing fee in the amount of one hundred dollars ($100.00).
C.
If all of the conditions indicated in Sections 405.420(A) and 405.420(B) have been met, the City Administrator shall approve the plat by signing the plat accordingly. The plat approved by the City Administrator shall be filed with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Administrator. If any plat is not filed within this period, the approval shall expire.
D.
Should
the City Administrator decline to approve the plat as submitted, the
petitioner is entitled to appeal the City Administrator's decision
to the Board of Aldermen. The Board of Aldermen may require that a
formal subdivision process be initiated as a prerequisite of their
approval.
