[Ord. No. 165 §200.40, 9-15-1997]
A.
In
addition to the submission requirements for subdivision review and
approval, the following standards shall guide the City during review
of proposed subdivision plats:
1.
All proposed subdivisions shall be coordinated with and conform to
all existing City ordinances.
2.
No subdivision plat shall be approved by the Commission or the Board unless it conforms substantially to the Minimum Land Development Standards of this Article V.
3.
Land with features which may be harmful to present or future inhabitants
of a subdivision shall not be developed unless adequate methods are
formulated by the subdivider and approved by the City to solve the
problems created by the unsuitable land condition.
4.
The subdivider is responsible for ensuring the availability to each
lot within a subdivision utilities, sanitary and storm sewers and
street access. In addition the availability of emergency services
and public schools shall be considered by the City prior to approving
any plat.
[Ord. No. 165 §200.41, 9-15-1997]
A.
All
subdivision names and the names of all streets contained in subdivisions
shall be approved by the Planning and Zoning Commission.
B.
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 St. Louis City or County. The subdivider shall,
prior to the final approval of the subdivision plat by the Planning
and Zoning Commission, submit a 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 St. Louis
City or County. In its discretion, the Planning and Zoning Commission
may accept other evidence satisfactory to it to the same effect.
C.
Streets
that obviously are in alignment with others already existing and named
shall bear the names of the existing streets.
[Ord. No. 165 §200.42, 9-15-1997]
A.
Street Widths. The minimum widths of rights-of-way for streets
within the City (and regulations pertaining thereto) 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 single-family developments,
where lots have a frontage of less than one hundred (100) feet, shall
be fifty (50) feet.
3.
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.
4.
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.
5.
Street paving widths for fifty (50) foot rights-of-way shall be not
less than twenty-six (26) feet from outside of curb to outside of
curb.
6.
Paving of streets in industrial or other non-residential subdivisions
anticipated to carry heavy traffic shall be not less than thirty-four
(34) 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.
7.
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.
8.
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 subdivider 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
to provide a minimum outside width of paving and including curb of
twenty-six (26) feet. Such paving materials 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 subdivider shall provide for the dedication of one-half (½)
of the incomplete width to allow for the installation of the necessary
paving and gutters.
9.
The subdivider 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.
10.
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 subdivider 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 materials 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 subdivider shall provide for the dedication of one-half (½)
of the incomplete width to allow for installation of necessary paving
and gutters.
11.
The subdivider 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 pavement 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.
Other Street Specifications.
1.
General standards.
a.
Streets shall be established as public and dedicated to the public
use and the City, except when a subdivision is developed as private,
in which case the streets shall be established as private and not
dedicated to the public use or the City.
b.
Streets shall be constructed in accordance with the "St. Louis County
Standard Specifications for Highway Construction", which is in effect
on the effective date of this Chapter, and referred to hereafter as
"St. Louis County Specifications", except as modified herein.
c.
The subdivider shall be required to continue certain adjoining streets
through the area that is being subdivided, whenever same is necessary,
to enable adjoining land to be properly subdivided.
d.
Finished elevations shall be designed to prevent water from standing,
accumulating, or puddling within the street right-of-way. This shall
be accomplished by appropriate contouring, swales, ditches, curbing
and stormwater sewers.
e.
Street grades shall be limited to eight percent (8%) maximum in order
to insure reasonable traffic movement without chains on plowed streets
with some packed snow. However, grades up to ten percent (10%) shall
be acceptable if the Planning and Zoning Commission and Board of Aldermen
deem topographical conditions are present whereby the application
of the eight percent (8%) maximum would create conditions for the
ultimate property owners of the subdivision which would be more disadvantageous
than the increased movement difficulty during snowy weather.
f.
The crown of all street paving shall be uniform and at 0.02 feet
per foot.
g.
Crests of hills on streets (vertical curves) and horizontal curves
shall be designed in accordance with St. Louis County Specifications
and as to provide a minimum distance of visibility between vehicles
of two hundred (200) feet. For purposes of this Article, a three and
one-half (3½) foot sight level for a distance of at least two
hundred (200) feet shall be the minimum acceptable.
h.
The extent and placement of curb cuts onto major and minor streets
shall require the City's approval and the approval of the party or
entities having jurisdiction over said street. Due to the increased
traffic from the subdivision, the subdivider may be required to make
right-of-way dedication for the ultimate improvement of the major
or minor street at the intersection of the proposed subdivision street
and the major and minor street.
i.
Alleys shall not be provided in residential areas.
j.
All disturbed earth within the right-of-way shall be seeded or sodded
immediately following completion of street paving and final earth
grading.
k.
If a street or any branch thereof such as a court or place is more
than one hundred fifty (150) feet in length there shall be provided
at its closed end a turnaround and the following requirements shall
be applicable to such turnaround:
(1)
The turnaround right-of-way shall be circular having an outside
radius of not less than fifty-four (54) feet.
(2)
The turnaround shall contain a paved road with an outside radius
of not more than forty-two (42) feet in order that the width of the
paving for vehicular traffic use at any given point shall not be less
than twenty-six (26) feet wide.
(3)
The turnaround shall contain an area having not less than a
twelve and one-half (12½) foot outside radius which area shall
be suitable for planting shrubbery and other vegetation in such a
manner as to enhance the aesthetic character of the subdivision and
the turnaround.
(4)
The area lying outside the pavement radius and the right-of-way
shall not be less than twelve (12) feet wide at any given point within
the turnaround.
(5)
A street within a residential subdivision shall not connect
with more than one (1) arterial street.
2.
Subgrade. 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 herein and in Section 410.110, and shall be in conformity with approved lines, grades, slopes and typical cross-sections. When any provision of this subparagraph conflicts with any provision of Section 410.110, the more stringent regulation shall apply unless the Building Commissioner and City Engineer determine otherwise.
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 as recommended in a soils report approved
by the City. Likewise, fill material shall meet all Federal, State
and local environmental regulations.
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 of 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 a 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.
3.
Curbs and entrances.
a.
The construction of curbs and entrances shall conform to applicable
paragraphs of Section 609, St. Louis County Specifications and with
Exhibits 12 through 19, Design Criteria for the Preparation of Improvement
Plans, St. Louis County Department of Highways and Traffic, revisions
through April 1, 1973.
b.
Asphaltic concrete may be used provided the mixture composition and
construction conforms to Section 609.30, St. Louis County Specifications
and the proposed cross- section is approved by the City.
4.
Materials.
a.
Portland cement concrete pavement shall be constructed in accordance
with Sections 501 and 502, St. Louis County Specifications. Thickness
of concrete of one-half (½) inch less than specified for the
street class shall be unacceptable and shall be removed and replaced
at subdivider's expense.
b.
Aggregate base course shall be constructed in accordance with Section
304, St. Louis County Specifications.
c.
Asphaltic concrete pavement, Type X, shall be constructed in accordance
with Section 404, St. Louis County Specifications.
d.
Asphaltic concrete pavement, Type C, shall be constructed in accordance
with Section 404, St. Louis County Specifications.
e.
Seal coat shall be constructed in accordance with Section 409, St.
Louis County Specifications.
f.
Polypropylane fabric shall meet the requirements of Section 1015,
9 St. Louis County Specifications. Installation shall be in accordance
with the fabric manufacturer's specifications. If a substitute material
is used written approval by the Building Commissioner will be required.
5.
Minimum paving specifications.
a.
Residential streets. All streets within residential
subdivisions shall meet the following requirements: either seven (7)
inches of Portland cement concrete laid on top of a prepared and compacted
clean subgrade; or seven (7) inches of Type X asphaltic concrete (laid
and compacted in a maximum of two (2) three and one-half (3½)
inch courses) laid on top of a prepared and compacted clean subgrade,
and covered with one (1) two (2) inch course (after rolling and compaction)
of Type C asphaltic concrete. Asphaltic concrete curbs will not be
permitted. All curbs will be of Portland cement concrete.
b.
Commercial. All streets within a commercial subdivision
shall meet the following requirements: either seven (7) inches of
Portland cement concrete laid on top of four (4) inches of compacted
rock fill (Type 1 aggregate) laid on top of a prepared and compacted
clean subgrade; or seven (7) inches of Type X asphaltic concrete (laid
and compacted in a maximum of three (3) three (3) inch courses) laid
on top of a prepared and compacted clean subgrade and covered with
one (1) two (2) inch course (after rolling and compaction) of Type
C asphaltic concrete. Asphaltic concrete curbs will not be permitted.
All curbs will be of Portland cement concrete.
c.
Special design considerations. Where a development
as designed would pose unique ground water or soil conditions, the
City Engineer and/or the Building Commissioner may require the installation
of corrective measures, including but not limited to pavement drains
or paving lugs, at specified locations and intervals.
C.
Sidewalks.
1.
Required. Sidewalks shall be required on both sides
of all streets.
2.
General minimum requirements.
a.
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.
b.
Non-residential sidewalks shall be of concrete, four (4) feet wide
and four (4) inches thick, except a greater width may be recommended
by the Building Commissioner. Sidewalks through driveways shall be
required to be seven (7) inches in thickness.
c.
All sidewalks shall conform to the minimum requirements of the Federal
Americans With Disabilities Act, as amended.
d.
Where sidewalks are to be located adjacent to a roadway under the
jurisdiction of the Missouri Highways and Transportation Department,
they may be required to be placed in a public easement outside of
the State right-of-way. Maintenance of walks along State rights-of-way
shall be the responsibility of the property owners or the trustees
of the subdivision.
3.
Construction specifications.
a.
Construction specifications shall conform to applicable paragraphs
of Section 608, St. Louis County Specifications and Exhibits 4 through
11 and 14 through 17, Design Criteria for the Preparation of Improvement
Plans, St. Louis County Department of Highways and Traffic, revisions
through April 1, 1973.
b.
Asphaltic concrete may be used provided the proposed mixture composition,
construction and cross-section is approved by the City.
d.
Testing.
(1)
General.
(a)
As deemed necessary by the City Engineer field sampling shall
be made to determine compliance with government specifications. At
the subdivider's expense a bonded testing laboratory, selected by
the City, will perform such testing as directed by the City Engineer.
All tests will be conducted to determine degree of compliance with
appropriate Sections in the St. Louis County Specifications.
(b)
The test results shall be reported promptly to the City Clerk's
office.
(c)
Concrete testing below 4000 psi in twenty-eight (28) days shall
be unacceptable except that one-half (½) inch of extra thickness
shall compensate for up to 200 psi below the standard. One (1) core
in each three hundred (300) feet with a minimum of two (2) cores shall
be required. Substandard concrete shall be removed and replaced at
the subdivider's expense.
(2)
Specific.
(a)
Test core samples of Portland cement concrete pavement shall
be taken at random intervals not to exceed the following table to
determine thickness:
|
|
Length of Project
|
Interval
| |
|---|---|---|---|
|
|
Up to 500 feet
|
125 feet
| |
|
|
500 feet to 1,000 feet
|
150 feet
| |
|
|
over 1,000 feet
|
200 feet
| |
|
|
At the discretion of the City Engineer compressive strength
tests will be made to ascertain that not less than 4000 psi in twenty-eight
(28) days has been obtained.
| ||
(b)
Test core samples of asphaltic concrete will be taken at random
intervals as designated in (2)(a) above. Samples will be tested for
thickness, compaction and density. At the discretion of the City Engineer
samples of mixture may be taken from delivery trucks for gradation
analysis and temperature.
(c)
At the discretion of the City Engineer other laboratory tests
or manufacturer's certificates of compliance may be required for materials
incorporated in construction of the project.
(d)
Should any tests of rigid or flexible pavement fail to meet
minimum requirements then the City may require the removal and replacement
of the deficient installation.
4.
Exemptions and variances.
a.
Sidewalk exemptions. Sidewalks need not be required
for a large lot subdivision (over one hundred twenty-five (125) feet
of lot frontage).
b.
Sidewalk variances. A petitioner may apply to the
Planning and Zoning Commission for deletion of sidewalks, including
submittal of an alternate sidewalk plan, through the utilization of
this variance procedure. The City may grant a variance in the following
cases:
(1)
Where sidewalks are not deemed necessary for the public safety
or where topographical or other conditions make their installation
and use impractical.
(2)
Where tracts of land are created having at least three hundred
(300) feet of frontage which could be resubdivided into smaller lots
at a future time.
(3)
Where the subdivision designer has submitted for review a proposed
sidewalk plan that provides for more direct and safer movement of
pedestrian traffic.
(4)
Where justifiable conditions can be shown that the strict application
of the requirements contained in this Section would impose practical
difficulties or particular hardship; or cause additional walks that
would not be in the public interest, and public safety could be adequately
accommodated without the sidewalks.
[Ord. No. 165 §200.43, 9-15-1997]
A.
Utility Easements. Utility easements for poles, wires, conduits,
storm sewers, sanitary sewers, gas lines, water mains and lines, and
other similar purposes shall be provided where necessary. Such easements
shall not be less than five (5) feet on either side of the rear lot
lines and five (5) feet on either side of the side lot lines.
B.
Drainage Easements.
1.
Stormwater easements and drainage right-of-way may be required if
necessary for proper drainage within and through a subdivision.
2.
Easements shall be indicated on the preliminary plat and record plat,
and shall be a part of an overall drainage plan for the subdivision.
3.
The internal drainage system for the proposed subdivision shall not
discharge water onto public or private land outside the proposed subdivision,
except via natural or publicly dedicated drainage courses.
[Ord. No. 165 §200.44, 9-15-1997]
A.
Blocks.
1.
No block shall be longer than fifteen hundred (1500) feet between
street lines.
2.
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.
3.
In platting residential lots containing from five thousand (5,000)
square feet to fifteen thousand (15,000) square feet, it is recommended
that the depth of the block not exceed three hundred (300) feet.
4.
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.
B.
Lots.
1.
Each proposed lot shall abut a public or private street.
2.
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.
3.
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 lines 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.
4.
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. The lots shall also have a width and depth entirely
adequate to provide the necessary yard regulations of the zoning regulations.
5.
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.
C.
Building Lines. Building lines shall be shown on all lots
intended for residential use of any character, and on commercial lots
immediately adjoining residential areas. 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.
[Ord. No. 165 §200.45, 9-15-1997]
A.
Damage
to off-site streets and downslope of adjacent properties due to soil
erosion or siltation shall be prevented by sodding, erecting silt
barriers, constructing of basins, terracing, walls or by a combination
of similar methods to achieve soil stabilization.
B.
Stormwater
pipes, outlets and channels shall be protected by silt barriers and
kept free of waste and silt at all times prior to final surface stabilization
and street paving.
C.
Slopes
steeper than five (5) to one (1) shall be protected by sodding or
paving upon completion of grading or construction.
[Ord. No. 165 §200.046, 9-15-1997]
Material incorporated or remaining in fills shall meet the standards established in Sections 410.110 and 410.180(B)(2) of this Subdivision Code. When any provision of this Section 410.180(B)(2) conflicts with any provision of Section 410.110, the more stringent regulation shall apply unless the Building Commissioner and City Engineer determine otherwise.
[Ord. No. 165 §200.47, 9-15-1997]
A.
All
utility facilities existing and proposed throughout the subdivision
shall be shown on the improvement plans.
B.
All
utility facilities, including sewers, gas, electricity, water, telephone
and cable telecommunications lines, shall be located and installed
underground throughout the subdivision, except those overhead wire
distribution feeder lines necessary to serve the subdivision.
C.
The
subdivider shall install underground utility service connections to
each lot within each subdivision.
[Ord. No. 165 §200.48, 9-15-1997]
A.
Water Facilities. The subdivider shall install water facilities
within each subdivision and shall make water available to each lot
within each subdivision.
B.
Fire Hydrants. Fire hydrants shall be installed in all subdivisions
by the subdivider by contracting with the Missouri-American Water
Company. Fire hydrants shall be located and installed as directed
by the Mehlville Fire District. No building permit shall be issued
by the Building Commissioner until the subdivider demonstrates compliance
with this Subsection.
C.
Sewers. The subdivider shall install sanitary and stormwater
sewer facilities within each subdivision and shall provide each lot
within the subdivision with a sanitary sewer lateral. All sewer installations
shall be in accordance with the standards and specifications of the
Metropolitan Sewer District.
[Ord. No. 165 §200.49, 9-15-1997]
A.
Landscaping. No planting shall be installed at the subdivision
entrance which obscures the vision of exiting or oncoming traffic.
The City may require groundcover appropriate to ensure proper runoff
when recommended by the City Engineer. The City may require the clearing
of underbrush, sodding, seeding and other landscaping improvements.
B.
Grading. The subdivider shall, whenever necessary, grade
any portion of the property subdivided into lots so that each lot
will be useable and suitable for the erection of residential or other
structures thereon.
C.
Driveways. All driveways shall be paved at a minimum distance
from the street curb to the existing right-of-way with a minimum thickness
of six (6) inches of concrete or equivalent in accordance with City
specifications.
D.
Lighting. The subdivider shall submit for review and approval
by the Planning and Zoning Commission a plan indicating the location
of light standards. In any non-residential or residential subdivision,
street lights shall be provided at each intersection of a street within
the subdivision, on street frontage between intersections, at each
intersection of a street with a pedestrian way, at each circular turnaround,
and within parking lot areas to comply with the provisions and regulations
described herein.
1.
Residential subdivision. The maximum distance between
light standards on cul-de-sac and loop streets and on all minor streets
and multiple family access drives shall be three hundred twenty-five
(325) feet. For collector streets the standard shall be two hundred
fifty (250) feet.
2.
Non-residential subdivision. For cul-de-sac streets,
loop streets, and minor streets the maximum distance between street
lights shall be three hundred twenty-five (325) feet. The maximum
distance between street lights on collector streets shall be two hundred
fifty (250) feet, and on arterial roadways two hundred (200) feet,
except that for subdivisions within any "PLI" District street lights
on a collector street may be placed at maximum intervals of three
hundred twenty-five (325) feet.
3.
Lighting shall be designed and maintained to avoid unnecessary illumination
of residential interiors.
4.
Location. Light standards shall not be located within
three (3) feet of the street pavement. Where sidewalks are required,
street light standards shall be located between the sidewalk and street
pavement. Variation of this Section may be approved by the Planning
and Zoning Commission.
5.
Maintenance and operation. The developer shall submit
to the Building Commissioner 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 monies necessary for the operation of the lighting
system within the subdivision.
E.
Signs.
1.
Generally, all signs shall be in accordance with the requirements
set forth herein and in the City's Sign Ordinance, and if any provision
of this Section conflicts with any provision of the Sign Ordinance,
the more stringent regulation shall apply unless the Building Commissioner
and City Engineer determine otherwise.
2.
No sign or sign structure, such as an entryway sign or temporary
sign, shall be located in such a way that interferes with the vision
of motorists entering or leaving the subdivision.
3.
Street signs.
a.
Street and traffic control signs shall be installed by the developer
at his/her expense as directed by the Street Commissioner and in accordance
with the Manual of Uniform Traffic Control Devices ("MUTCD").
b.
Specifications for street signs are:
(1)
Signs shall consist of heavy gauge aluminum, approximately six
(6) inches by twenty-four (24) inches, the length depending upon the
number of letters in the name, with a green reflectorized surface,
and painted in four (4) inch white lettering.
(2)
Signs shall be mounted on standard channel posts or substitute
approved by the City.
d.
Street signs do not require a permit.
4.
Permanent signs identifying a subdivision are regulated as follows:
a.
Signs erected as part of an entrance way to a subdivision shall follow
the requirements of the City's Sign Ordinance.
b.
A pole sign, identifying a subdivision but not part of an entranceway
structure, shall conform with the City's Sign Ordinance as to number
and size and shall require a permit as provided therein.
5.
Temporary signs relative to new residential subdivisions under construction
may be erected as provided in Section (a) — (d) below:
a.
One (1) subdivision information sign, informing the general public
about the subdivision under development, not to exceed thirty (30)
square feet in area and not to exceed fifteen (15) feet above the
elevation of the adjacent street, may be erected at each entrance
to the subdivision. No subdivision information sign shall be erected
within the triangular area bounded by the property line connecting
at two (2) points on the property lines forty (40) feet from the intersection
on the property lines. The size of the lettering and information contained
on the signs is not herein limited other than the information pertinent
to the subdivision. Such signs shall be promptly removed when they
are no longer relevant to the site.
b.
All subdivision information signs shall be removed from the site
on which they are located within three (3) months of the date the
permit was issued for said sign. Application for extensions may be
made at any time prior to the last thirty (30) days of the initial
permit.
c.
One (1) real estate sign, advertising the sale of the premises, may
be erected on each lot as provided in the City's Sign Ordinance.
d.
Lot numbers posed on markers and surveyor markers are allowed as
needed for identification purposes.
F.
Survey Monuments.
1.
Survey monuments shall be placed, by a land surveyor, at all street
corners, and so located in finding angle points, points of tangency
of curves on one (1) side of the street, and at all boundary corners.
2.
Monuments shall be of Portland cement concrete, four (4) inches square
on the top and tapered to six (6) inches square on the bottom with
a length of two (2) feet.
3.
A permanent marker shall be set in cylinder of Portland cement concrete
six (6) inches in diameter.
4.
Steel pipe encased in cement concrete extending below the frost line
may be substituted for a concrete monument.
5.
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.
6.
For residential subdivisions monuments shall be required at corners
and angle points of the outboundary only. Individual lots therein
shall be identified by iron pipes not less than eighteen (18) inches
in length at boundary corners and at such other locations selected
by the subdivider.
[Ord. No. 165 § 200.50, 9-15-1997; Ord. No. 601 § 1, 11-16-2009]
A.
Whenever an applicant files an application for a site to be developed,
and the site is to be subdivided into two (2) or more individual lots,
the applicant shall submit a proposed trust indenture as to all the
land within the site. Such trust indenture shall be reviewed and approved
by the City Attorney for compliance with this Section. Such trust
indenture shall be recorded with the Recorder of Deeds prior to the
issuance of any building permit or site improvement permit. Any amendments
to an existing trust indenture that pertain to the subjects set forth
herein shall also be reviewed and approved by the City Attorney.
B.
Any trust indenture for a residential subdivision shall provide for
a Board of Trustees to be selected by the owners of the site in an
equitable manner. Representation of purchasers of recorded lots in
the subdivision among trustees shall be provided in the trust indenture
as follows:
1.
One-third (1/3) of the trustees shall be chosen by purchasers
of recorded lots after fifty percent (50%) of the lots have been sold.
2.
Two-thirds (2/3) of the trustees shall be chosen by purchasers
of recorded lots after seventy-five percent (75%) of the lots have
been sold.
3.
All of the trustees shall be chosen by the purchasers of recorded
lots after all the lots have been sold.
C.
Maintenance And General Assessment. For all subdivisions, the trust
indentures shall provide for the maintenance of all private streets,
common areas, water retention or detention facilities, private street
paving, private stormwater facilities, turnaround islands, street
lights, sidewalks, entrance monuments, and any other areas or structures
for the common use of the tenants, and to provide restrictions as
to lot usage. Where applicable, trust indentures shall provide an
equitable means of assessment against each lot within such subdivision
or tract for the construction, maintenance, and reconstruction of
land or common property, with the exception of lands dedicated to
public use, to ensure that the above-described areas and structures
shall be maintained in compliance with the ordinances of the City
and in such manner that such areas and structures will remain attractive
and useful to the owners and tenants of the property within such site,
and shall not be injurious to the health, safety and welfare of residents
of surrounding areas, or be detrimental to property values of land
and improvements within the site or in surrounding areas.
D.
Special Assessment For Stormwater Control And Quality. For each subdivision
of a site into two (2) or more individual lots, which subdivision
was or is to be approved after enactment of this Subdivision Code,
the trust indenture shall provide for a separate annual assessment
in the sum of at least one hundred dollars ($100.00) per lot, per
year in the same manner as the general assessment. The special annual
assessment shall be used exclusively for the purpose of repairing,
operating, maintaining and establishing appropriate reserves for repairing,
operating and maintaining the stormwater control and water quality
facilities and easements, including all underground and above ground
facilities, pipes and detention facilities used in connection therewith,
and access easements (all referred to herein as "stormwater control
facilities and easements"). Said special assessment shall be levied
until the earlier of the collection of the sum of ten thousand dollars
($10,000.00) (hereinafter, the "Stormwater Fund") or the acceptance
by the Metropolitan Sewer District of the stormwater control facilities
and easements for the maintenance of the stormwater improvements located
therein. Thereafter no special assessments shall be levied until and
if MSD does not accept maintenance and the Stormwater Fund falls below
the sum of ten thousand dollars ($10,000.00) at which time special
assessments will resume until the Stormwater Fund reaches ten thousand
dollars ($10,000.00) at which amount it shall be maintained.
E.
The trust indenture shall provide:
1.
That the conveyance or change of ownership or lease of any part
of such site shall be subject to the terms of this Chapter and the
trust indenture.
2.
That annually, by January fifteenth (15th) of each year, the
Board of Trustees shall submit to the City a current list of trustees,
with each trustee's name, address, and telephone number.
3.
That the Board of Trustees shall notify the City within thirty
(30) days of any change in the membership of the Board of Trustees.
4.
That no right or power conferred on the trustees by such trust
indenture to comply with the provisions of this Chapter may be abrogated.
5.
That the trustees or other persons charged with the responsibility
for the ownership and control of property within the subdivision are
vested with the power to dedicate streets, easements, right-of-way
and other property interests to a public body.
6.
That the subdivider is prohibited from assessing lot owners
for items or matters that are within the required installation of
the subdivision.
7.
The location of any permanent open space areas within the subdivision.
[Ord. No. 165 §200.51, 9-15-1997]
A.
The
subdivider shall demonstrate to the satisfaction of the Building Commissioner
that the proposed non-residential subdivision is specifically adapted
to the uses anticipated and that the potential impact on adjacent
areas has been taken into account.
B.
The
City may impose reasonable additional requirements with respect to
public utilities, buffers, streets, stormwater drainage, sidewalk
design and construction, and fencing to ensure compliance with the
purpose and intention of this Chapter.
C.
Residential
areas abutting a proposed non-residential subdivision shall be protected
from potential nuisance by requiring extra depth or width for commercial
lots by establishing and maintaining a permanently landscaped buffer
strip, or by other appropriate means as approved by the Planning and
Zoning Commission.
D.
In
order to preclude the possibility of through commercial traffic in
residential areas, commercial traffic generated by the non-residential
subdivision shall not congest intersections directly servicing residential
areas or generate traffic in or through residential subdivision.
E.
The
standards and procedures stated previously in this Chapter as applicable
to all subdivisions shall apply as well to non-residential subdivisions.
