[R.O. 1993 § 410.180; Ord. No. 785 § 1, 7-18-2005]
A. 
Subdivisions and land development within the City shall consider surrounding land uses, both in terms of the impact of the proposed development on the surrounding area and any existing or potential impacts of adjacent land uses on the proposed development. The layout of a development, including the orientation of lots and structures thereon, shall be designed to provide desirable building sites logically related to topography, natural features, streets, parking areas, common land, other structures and adjacent land uses. Due regard shall be given to natural features, such as large trees and watercourses, presence of historic landmarks or districts, the proximity and density of nearby residential areas and any other on- or off-site conditions which should be taken into account during the site planning process.
B. 
In reviewing a proposed development and applying the standards hereinafter set forth, specific issues the City Plan Commission and Board may consider include, but are not limited to, the following:
1. 
Adverse effects on traffic or parking;
2. 
Increased fire hazards;
3. 
Adverse effects on the character of the neighborhood;
4. 
Adverse effects on the general welfare of the community; and
5. 
Overtax public utilities.
C. 
Review Standards. In addition to the requirements of Chapter 500, Building Regulations, this Chapter 410, Chapter 415 and Chapter 405 of the Municipal Code, the Board and Commission shall determine:
1. 
Whether the proposed development is compatible with surrounding uses, other planned and/or existing developments, surrounding neighborhoods and with the community as a whole;
2. 
Whether streets providing access to the proposed development have sufficient capacity to service the increased traffic volume associated with the proposed development while maintaining adequate and reasonable levels of service for the community;
3. 
Whether the proposed development will cause significant increases in hourly or daily traffic levels in the surrounding neighborhood which may reasonably be expected to have an adverse affect on other existing or proposed developments;
4. 
Whether the proposed development will significantly increase demands on fire and police protection services in excess of the normal demands of adjacent land uses and whether the proposed development will present any real or potential fire or public safety hazard;
5. 
Whether the proposed development will adversely affect the general appearance or character of the surrounding neighborhood due to the location of the proposed development on the parcel of ground, the materials used in the construction causing buildings to be greatly dissimilar in appearance to surrounding buildings or the architecture of any proposed buildings being of such nature as to create visual disharmony within the neighborhood;
6. 
Whether the proposed development will adversely affect the neighborhood in terms of overtaxing public utilities, water runoff, noise transfer or heat generation;
7. 
Whether the intensity, duration or frequency of lighting associated with the proposed development will adversely impact adjacent properties;
8. 
Whether the landscape plan for premises to be occupied by the proposed development is adequate in regard to the creation and maintenance of landscaped areas, buffers and screens;
9. 
Whether the comparative size, floor area and mass of the proposed development and/or proposed structures are appropriate and reasonable in relation to adjacent structures and buildings on surrounding properties and in the surrounding neighborhood;
10. 
Whether the frequency and duration of various indoor and outdoor activities and special events associated with the proposed development will have a detrimental impact on the surrounding area;
11. 
Whether the activities associated with the proposed development will generate obnoxious odors to the detriment of the surrounding area;
12. 
Whether the proposed development is likely to remain in existence for a reasonable length of time and not become vacant or unused and whether such development involves the presence of unusual, single-purpose structures or components of a temporary nature;
13. 
Whether the proposed development is consistent with good planning practice, meets all the provisions of the Municipal Code and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the community.
The Board and/or the Commission, at their discretion, shall have the right to require of the petitioner sound, traffic, lighting, off-street parking, soils and/or subsurface conditions and other studies as deemed necessary to assist the City in evaluating the development proposal and compliance with standards provided elsewhere in this Chapter and other applicable provisions of the Code. Each of these studies shall be done by an engineer or qualified professional as approved by the Building Commissioner.
[R.O. 1993 § 410.190; Ord. No. 785 § 1, 7-18-2005]
The subdivision or development shall comply with the standards contained in this Code and any other utility companies or agencies having jurisdiction.
[R.O. 1993 § 410.200; Ord. No. 785 § 1, 7-18-2005]
A. 
Every street established after the effective date of this Chapter shall be platted, designed and built in accordance with the requirements of this Code.
B. 
The street layout shall be appropriate for the type of development proposed and properly integrated with the street system in the area adjoining the development.
C. 
All dead-end streets shall be developed with a cul-de-sac turnaround.
D. 
Streets shall intersect, as nearly as possible, at right angles and no street shall intersect with another at less than seventy degrees (70°). Not more than two (2) streets shall intersect at anyone one (1) point.
E. 
Whenever possible, proposed street intersections along one (1) side of a street shall coincide with existing or proposed intersections on the opposite side of such street. In any event, where a center-line offset ("jog") occurs at an intersection, the distance between the center line of the intersecting streets shall not be less than one hundred fifty (150) feet when the intersected street is a minor street and not less than two hundred (200) feet when the intersected street is a collector street or highway.
F. 
Street right-of-way shall not be placed adjacent to side or rear property lines of a lot, tract or parcel in an established residential subdivision, except as is necessary to provide for future connections to adjoining unsubdivided tracts where recommended by the Commission and approved by the Board. A minimum of a fifty-foot landscaped buffer, established as common ground, shall be provided between the street right-of-way and the side or rear property lines of the lots, tracts or parcels associated with the established residential subdivision. Intersection rounding shall be exempt from this requirement.
G. 
Additional traffic lanes or other widening, pavement thickness, drainage facilities, granular base, traffic control devices and other improvements may be required by the City to accommodate increased traffic volumes to be generated by the development, unsuitable soil conditions, steep grades or other conditions.
[R.O. 1993 § 410.210; Ord. No. 785 § 1, 7-18-2005]
A. 
All streets shall comply with the standard specifications of the Department of Highways and Traffic of St. Louis County, Missouri, except as modified herein. The City may require additional rights-of-way and/or improvements to accommodate the proposed development and its impact on adjacent streets. The Street Commissioner may require that the applicant for subdivision plat approval provide a traffic study to assist in determining what additional improvements and/or rights-of-way may be necessary. Where a development is accessed from a street or highway under the jurisdiction of the State or County, any required improvements thereon and intersecting streets or drives shall be designed and constructed in accordance with the requirements of the respective agency.
1. 
Street Specifications.
a. 
Minimum right-of-way: sixty (60) feet.
b. 
Minimum pavement width: thirty-six (36) feet (measured back-to-back of curbs).
c. 
Cul-de-sac Turnaround.
(1) 
Right-of-way radius: sixty-seven (67) feet.
(2) 
Pavement radius (to back of curb): fifty-five (55) feet.
d. 
Intersection Radii.
(1) 
Right-of-way: thirty (30) feet.
(2) 
Pavement (as measured to back of curb): forty-two (42) feet.
The Building Commissioner may permit comparable cutoffs or chords in lieu of rounded corners.
e. 
Street Pavement. Minimum seven-inch thick concrete pavement.
f. 
Curb And Gutter — Non-Residential. Concrete, vertical only, with ADAAG compliant curb ramps provided at sidewalk intersections.
g. 
Curb And Gutter — Residential. Concrete, vertical only, with ADAAG compliant curb ramps provided at sidewalk intersections.
h. 
Grades Of Streets.
(1) 
Maximum slope: six percent (6%).
(2) 
Minimum slope: two percent (2%).
2. 
Miscellaneous Geometric Requirements.
a. 
All pavement surfaces shall be centered within the right-of-way.
b. 
The height of the street crown shall be determined by using a cross slope of two percent (2%) or as recommended by the design engineer and approved by the Building Commissioner.
c. 
Intersections shall be designed with grades as level as possible, notwithstanding provisions for proper drainage. Approaches to intersections shall not have a grade exceeding three percent (3%) for a distance of not less than one hundred (100) feet, measured from the center line of the intersecting street.
3. 
Street Names. Proposed through streets, which are continuations of or in general alignment with existing streets, shall bear the names of such existing streets. The name of a proposed street shall not duplicate the name of any existing or platted street within St. Louis County. All names of the streets proposed by the developer shall be approved by the St. Louis County Department of Revenue prior to Board action on the record plat.
[R.O. 1993 § 410.220; Ord. No. 785 § 1, 7-18-2005]
A. 
Sidewalk Requirements. The Building Commissioner may require modifications of the following basic, minimum requirements:
1. 
Except as provided for herein, sidewalks shall be provided along both sides of any street and around any cul-de-sac constructed within the City.
2. 
Sidewalks or pedestrianways may be required elsewhere within a development to provide access to parks, schools, public transportation facilities, common land or similar areas, when the Commission finds and the Board concurs that such sidewalks or pedestrianways are necessary to promote public safety.
3. 
All public sidewalks shall be concrete and meet the following minimum construction standards:
a. 
Non-Residential.
(1) 
Width: five (5) feet.
(2) 
Thickness: four (4) inches.
(3) 
Thickness at driveway entrances: seven (7) inches.
b. 
Residential.
(1) 
Width: five (5) feet.
(2) 
Thickness: four (4) inches.
(3) 
Thickness at driveway entrances: Six (6) inches.
4. 
Sidewalks, new or reconstructed, shall have curb ramps designed in accordance with ADA Accessibility Guidelines installed at street intersections and other locations as determined by the Building Commissioner. Wider widths may be required. Where sidewalks do not presently exist along a State highway right-of-way, they shall be placed in a public easement outside the right-of-way when required by the City.
5. 
Sidewalks, located along a private street, shall be located as close to the right-of-way line as is practical, but shall not be located closer than six (6) feet from the back of the curb.
6. 
Sidewalks, located along a public street, shall be located as close to the right-of-way line as is practical, but shall not be located closer than three (3) feet from the right-of-way line or seven (7) feet from the back of the curb, whichever is farther.
7. 
Pedestrianways, as distinguished from sidewalks along streets, may be constructed with other suitable materials, subject to the approval of the Building Commissioner, when the developer can demonstrate that:
a. 
Such pedestrianways would serve the residents of and visitors to the development as adequately as concrete sidewalks; and
b. 
Such pedestrianways would be more appropriate with respect to the overall design theme of the development.
[R.O. 1993 § 410.230; Ord. No. 785 § 1, 7-18-2005]
A. 
Every lot shall have access from a public street, except for non-residential lots accessed by a roadway easement or cross-access easement approved by the Board and recorded on a record or easement plat.
B. 
The minimum area of lots shall be in accordance with the regulations of the zoning district in which the lots are located.
C. 
The side lot lines of lots shall generally be at right angles to straight street lines and radial to curved street lines.
D. 
The minimum lot width is measured at the required front building setback line. In no case shall the width of the lot, measured along the street right-of-way line, be less than fifty percent (50%) of the required lot width as defined in Chapter 405, Zoning Code.
E. 
Double frontage lots should be avoided, except where necessary to provide separation of the subdivision from major or secondary streets or as otherwise required by topography or similar conditions.
F. 
Double frontage lots shall have driveway access from the internal residential (local) street unless it is impractical to do so because of topography or similar conditions.
G. 
Corner lots shall have adequate width to permit the required building setback lines from both streets, except as otherwise provided for in Chapter 405.
H. 
Corner lots located at the intersection of a collector street and a minor street shall have driveway access from the local street if possible. Driveways shall be located as far from the street intersection as practical and shall not be located within the sight distance triangle.
I. 
Flag lots shall not be permitted.
[R.O. 1993 § 410.240; Ord. No. 785 § 1, 7-18-2005]
A. 
General Requirements.
1. 
In any case in which a developer installs or causes the installation of water, sanitary sewer, storm sewer, electrical power, telephone, cable television or other facilities outside a public street right-of-way and intends that such facilities shall be owned, operated or maintained by a public utility or any entity other than the developer, the developer shall transfer to such utility or entity the necessary ownership or easement rights to enable the utility or entity to operate and maintain such facilities upon their completion and acceptance by the utility or entity. Such easements shall be clearly indicated on the final subdivision plat or special easement plat.
2. 
Where possible, easements should be located along rear and side lot lines. Such easements shall be a minimum of ten (10) feet in width and may be divided evenly between abutting properties.
B. 
Storm Drainage Easements.
1. 
Storm drainage easements may be required for the proper drainage within and through a development. Wherever a subdivision is traversed by a watercourse, drainage channel or stream, there shall be provided a drainage easement which shall be for the purpose of widening, straightening, improving and maintaining such drainage way. The width of the drainage easement for the access and maintenance of the drainage way shall be determined by the City or as required by MSD.
2. 
Access easements shall be established as necessary to provide an unobstructed route to the storm drainage easement area for maintenance equipment. Separately designated access easements shall have a width of not less than twenty (20) feet or as specified by MSD.
[R.O. 1993 § 410.250; Ord. No. 785 § 1, 7-18-2005]
A. 
Underground Wiring Required. All electric, lighting, telephone and cable television distribution lines shall be installed underground, except those feeder lines necessary to serve the development and in locations approved by the Building Commissioner. Switching enclosures, pad-mounted transformers and service pedestals may also be installed aboveground.
B. 
Water Facilities. Public water supply shall be made available to each lot within the subdivision for the purpose of providing sufficient potable water supply and fire protection. The developer shall install water mains and fire hydrants in accordance with specifications established by the St. Louis County Water Company and the applicable fire protection authority.
C. 
Sanitary Sewers. The developer shall connect with a public sanitary sewer system and provide sanitary sewer lines that are accessible to every lot. All sanitary sewers, sanitary sewer connections, manholes and other sanitary sewer installations serving the development shall comply with MSD design and construction standards. The developer shall be responsible for installing all required building sewer laterals.
D. 
Storm Sewers.
1. 
All storm sewers, storm sewer connections, detention/retention facilities and other storm drainage improvements shall comply with MSD design standards and design standards established by the Building Commissioner. In instances where there are differences between MSD standards and those established by the Building Commissioner, the most restrictive standard shall apply.
2. 
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.
3. 
In residential developments, drainage/retention facilities and land area required to provide access to such facilities shall be located within common ground.
4. 
Drainage detention facilities or other storm drainage facilities that will not be maintained by MSD shall be conveyed to the Aldermen of the subdivision for maintenance purposes in accordance with Section 410.170 of this Chapter.
5. 
In single-lot developments, drainage detention facilities or other storm drainage facilities that will not be maintained by MSD shall be maintained by the property owner.
6. 
Drainage Discharge. The finished grade of sites, one (1) acre or greater in area, from which all or a portion will drain into a natural or improved drainage way, shall be so designed so that stormwater runoff is intercepted by diversion swales or area inlets as required by MSD or as specified by the Building Commissioner.
E. 
Other Utilities. The design and installation of other utilities (e.g., electric distribution, gas mains and services, telephone and cable television) shall be provided at a service level necessary for the development and in accordance with the specifications, approval and inspection requirements of the applicable utility company.
[R.O. 1993 § 410.260; Ord. No. 785 § 1, 7-18-2005]
A. 
General Requirements. All public streets and sidewalks in subdivisions shall be sufficiently illuminated to promote the security of property and the safety of persons using such streets or sidewalks. Effort shall be made to provide uniform surface illumination so as to avoid dark spots or areas having significantly less light than the average illumination. Without limiting the generality of the foregoing standard, the following minimum standards shall apply.
B. 
Streetlighting Standards.
1. 
Decorative Streetlight Standards For Residential Districts. All streetlight standards and decorative fixtures within residential developments shall be subject to the approval of the Building Commissioner.
2. 
Illumination Standards. Streetlight fixtures shall be high-pressure sodium type. In residential districts, each fixture shall have a minimum nine thousand five hundred (9,500) lumen output, except that a higher lumen output may be required where determined necessary by the Building Commissioner. In residential districts, the maximum initial illumination level five (5) feet above the base of the light source shall be no greater than three (3) footcandles, except at street intersections requiring higher illumination levels. In non-residential districts, each fixture shall have a 25,500-lumen output.
3. 
Height Requirements. The lighting source shall not be less than fifteen (15) feet or greater than twenty-five (25) feet above grade, except as may be required for major streets and highways.
4. 
Location Requirements.
a. 
General. Streetlights 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 sidewalk or pedestrianway and at each cul-de-sac turnaround. Streetlights shall be located between the sidewalk and curb and set back a minimum of three (3) feet from the curb but shall not be located within a sidewalk. Variations to these requirements may be approved by the Building Commissioner, so long as proper illumination is achieved without impairing pedestrian and vehicular traffic safety.
b. 
Residential Subdivisions. Residential streets shall have streetlights installed at a maximum spacing of two hundred (200) feet.
c. 
Non-Residential Subdivisions. Non-residential streets shall have streetlights installed at a maximum spacing of two hundred fifty (250) feet.
5. 
Installation Expense, Maintenance And Operation. Streetlights shall be installed at the expense of the developer. Upon acceptance of streets for maintenance, the City will assume financial responsibility for the ensuing electric charges for streetlights located in City street rights-of-way.
[R.O. 1993 § 410.270; Ord. No. 785 § 1, 7-18-2005]
A. 
For proposed residential subdivisions or developments, a fifty-foot landscape buffer shall be provided along the entire boundary of the proposed subdivision or development with the exception of development entry and exit streets.
B. 
For proposed commercial developments, a seventy-five-foot landscape buffer shall be provided along the entire boundary of the proposed commercial development where such boundary abuts residential property.
C. 
The developer shall comply with all tree preservation, tree planting and other landscaping requirements set forth in Chapter 415 of this Code.
D. 
The developer shall guarantee the required tree preservation and the installation of trees and landscaping in the same manner as provided for the guarantee of streets, utilities and other facilities in this Chapter.
[R.O. 1993 § 410.280; Ord. No. 785 § 1, 7-18-2005]
A. 
Site Grading.
1. 
Phasing. Site grading shall be phased as necessary so that each graded portion of the construction site has long-term erosion control measures in place within six (6) months of initiating site grading. The grading and erosion control plans required in Section 410.110(B)(2)(d)(2) of this Chapter shall indicate the proposed grading phasing, either by graphic delineation of phasing on the plan or on a key map of the site. The grading and erosion control plans shall also provide cut and fill quantities and delineate borrow and stockpile areas.
2. 
Site Grading And Storm Drainage Control. Lots shall be graded so as to provide positive drainage away from all buildings to be built thereon. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Site grading shall be designed so as to prevent stormwater drainage from one lot to another except as determined by MSD and the Building Commissioner.
3. 
Maximum Finished Grade Slopes. No finished grade shall be made which creates an embankment face steeper in slope than three (3) horizontal units to one (1) vertical unit.
4. 
Retaining Walls. Retaining walls shall be required wherever necessary to prevent the surface of any excavation or fill from exceeding at any point the maximum allowable slopes. Such retaining walls shall not exceed six (6) feet in height, unless designed by an engineer and approved by the Building Commissioner. Guard rails shall be provided along the top edge of any retaining wall that is thirty (30) inches or more in height, where such retaining wall is within six (6) feet of a sidewalk, pedestrianway or other walking surface. Retaining walls shall be constructed with reinforced concrete or decorative, interlocking, masonry blocks.
5. 
Compaction Of Fill. All compaction of fill shall be engineered, monitored and certified by an engineer. A copy of such certification bearing the engineer's seal shall be provided to the Building Commissioner. The requirements for the compaction of fill shall include, but shall not be limited to, the following:
a. 
All areas to receive fill shall be scarified to a depth of not less than six (6) inches.
b. 
All fill material shall be dictated by an engineer.
c. 
The method of compaction shall be stipulated and monitored by an engineer.
d. 
The maximum thickness of the layers of the fill to be compacted shall not exceed eight (8) inches.
e. 
Optimum moisture content of fill material for compaction shall be monitored and regulated by an engineer.
f. 
The soils engineer shall notify the contractor of rejections of a lift of fill or portion thereof. The contractor shall rework the rejected portion of fill and obtain notification from the soils engineer of its acceptance prior to the placement of additional fill.
g. 
The vertical grading tolerance shall be plus or minus two-tenths (0.2) feet for all rough grading after allowance has been made for thickness of topsoil, paved areas and other installations.
h. 
Topsoil disturbed by grading and building operations shall be stripped and stockpiled in an amount necessary to complete finished grading.
i. 
Location Of Fill. No fill shall be made which would cause or allow the same to be deposited upon or over any public street, walk, place or way; nor so close to the top of a bank of a channel as to create the possibility of bank failure and sliding.
j. 
Fill Materials. Materials for fill shall consist of material obtained from excavation of banks, borrow pits or other approved sources. Materials shall be free of vegetation or deleterious material and approved by the soils engineer.
6. 
Protection Of Streets, Property. No excavation shall be made so close to the property line to endanger any adjoining public or private street without supporting and protecting such public or private street or property from settling, cracking or other damage.
7. 
Removal Of Timber, Rubbish, Etc. Timber, logs, trees, brush, vegetable matter and rubbish of any description shall be removed and disposed of so as to leave the disturbed area with a neat and finished appearance.
8. 
Required Clearance. Tree stumps, masonry, solid rock, shale and other similar materials shall be removed to a minimum of two (2) feet below finish grade.
B. 
Erosion/Siltation Control. Every subdivision or land development shall make adequate provisions to minimize and control erosion and siltation in accordance with the requirements of this Section and any storm drainage control requirements of MSD. The Building Commissioner may require modifications or additions to the erosion control plans should the proposed measures not adequately control erosion and siltation.
1. 
Erosion Control Measures. Erosion and sediment control measures are intended to retain siltation within the development site. Erosion control measures shall include, but are not necessarily limited to, the following:
a. 
Graded areas shall be stabilized immediately upon grading and maintained to prevent or minimize erosion until permanent stabilization measures are in place. Permissible erosion control techniques include contour furrowing or other surface roughening techniques, mulching, sodding or other techniques approved by the Building Commissioner.
b. 
Sedimentation shall be retained on the site by filtering runoff. Permissible siltation containment techniques include ground-secured straw bales and/or woven geotextile fabric or properly designed siltation basins.
c. 
Slope shall be designed to keep the slope length and gradient to a minimum to minimize stormwater runoff velocities over graded areas.
d. 
Steps shall be taken to direct stormwater runoff to the erosion control measure.
e. 
Land and improvements adjoining the construction site shall be provided protection from any increase in surface water, siltation deposits or any other consequences of erosion. Where it is necessary for the protection of such property to enter upon such property, consent must be obtained from the property owner. The developer, at his/her own expense, shall shore up and protect all buildings, walls, fences or other property that is exposed to any potential damage as a result of grading the site. The developer shall be responsible for all damage to public or private property resulting from failure to properly protect adjoining properties.
2. 
Permanent Erosion Control. The site plan and erosion control, storm drainage control and landscape plans shall be designed to minimize erosion potential upon completion of the development and thereafter. In support of this objective, the following design standards and guidelines shall apply:
a. 
The finished grading shall provide for sediment basins, diversion berms, permanent bank stabilization or other erosion control techniques approved by the Building Commissioner, whenever necessary, to avoid damage to adjoining properties, streets, sidewalks, storm drainage ways and storm sewers.
b. 
Landscaping shall be provided in the form of sodded grass, ground cover, low walls, earth berms, trees and shrubbery to enhance the function and appearance of erosion control grading and facilities.
[R.O. 1993 § 410.290; Ord. No. 785 § 1, 7-18-2005]
Whenever areas designated and platted as common land contain facilities for retention basins or recreational uses and for which periodic maintenance requires the use of heavy equipment, access to the common land shall be of sufficient width and reasonably graded to permit access of such maintenance equipment.
[R.O. 1993 § 410.300; Ord. No. 785 § 1, 7-18-2005]
A. 
Development Constraints. Where there is a question as to the suitability of a proposed subdivision of land or portion thereof for its intended use due to factors such as steep slopes, rock, soil conditions, high water table, flood conditions or other adverse natural physical conditions, the Building Commissioner may require test borings or other engineering investigations to determine the severity of such conditions. The Building Commissioner may withhold approval of the improvement plans until engineering or other relevant studies are conducted by the applicant and are presented to the Building Commissioner, which establish that the methods proposed to alleviate any such conditions are adequate to avoid any danger to public health, safety, welfare or proposed improvements or structures. The Building Commissioner may impose conditions on any applicable permit to ensure that the necessary measures are taken to solve the problems created by unsuitable land conditions.
B. 
Construction Testing. The Building Commissioner shall require the developer to take concrete cylinder or core samples and have laboratory tests conducted on same and present same to the Building Commissioner for street and sidewalk pavements to ensure compliance with design and construction requirements.
[R.O. 1993 § 410.310; Ord. No. 785 § 1, 7-18-2005]
A. 
Survey Monuments. 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 (1) side of the street and at all boundary corners. Said monuments shall be constructed in accordance with the Standards of Missouri Board for Architects, Professional Engineers and Land Surveyors and Department of Natural Resources. Monuments for new streets shall not be installed until the construction of such streets and sidewalks is complete.
B. 
Benchmark. A permanent benchmark, the elevation of which shall be based on USGS datum, shall be accessibly placed by a land surveyor and accurately noted on the record plat. A copy of the survey loop notes shall be submitted to the Building Commissioner.
[R.O. 1993 § 410.320; Ord. No. 785 § 1, 7-18-2005]
A. 
Applicability. For the purpose of proper administration of the public works facilities and maintenance of the public rights-of-way within the City, the following definitions are hereby enacted as standards to be applied to petitions presented to the Board relative to the establishment of public right-of-way and conversion of a private street to an accepted public street.
B. 
Definitions. For the purposes of this Article, the following terms shall be deemed to have the meanings indicated below:
ACCEPTANCE OF A PUBLIC STREET FOR MAINTENANCE
The acceptance by ordinance of a street for maintenance by the Board after such street shall have been improved in accordance with the required standard specifications of this Chapter for accepted public streets.
ACCEPTED PUBLIC STREET
Any street accepted for maintenance by the City through ordinance or annexation of previously accepted street.
PRIVATE STREET
Any street, other than an accepted public street, established for the mutual use and benefit of the lot owners of a subdivision or abutting land owners, maintained by such owners and utilized as an outlet to a public street.
PUBLIC RIGHT-OF-WAY
Any dedicated right-of-way recorded by the Recorder that may or may not be accepted for maintenance by the City.
PUBLIC STREET DEDICATION OR ESTABLISHMENT
Any street not considered as an accepted public street, that has been petitioned for acceptance, shall constitute a subdivision and be subject to the requirements of this Chapter.
C. 
Procedure Generally. Private streets may be converted to the status of accepted public streets by meeting the requirements of this Chapter. The establishment of an accepted public street shall not be authorized by the City until such time as the public facilities meet the standards of this Chapter. The procedure for requesting the Board to consider the conversion to the status of accepted public street may be initiated by filing a petition with the Board. A plat of the street to be dedicated, accompanied by a certificate of the dedication of the right-of-way to public use by the owners of the property and proof that the proposed public right-of-way and private street is in compliance with the provisions of this Chapter shall be submitted with said petition. Certificates of title shall be furnished at the time the petition is submitted as evidence to the Board that the property owners have signed the plat. Should the private street not have the proper right-of-way width, the plat shall include additional dedication to public use to meet the minimum requirements, provided such dedication does not reduce any lot size below the minimum requirements established in Chapter 405.
[R.O. 1993 § 410.330; Ord. No. 785 § 1, 7-18-2005]
A. 
Within City right-of-way:
1. 
It shall be unlawful for any person to start any excavation within a public right-of-way in the City without first having applied for and secured a permit from the Building Commissioner.
2. 
Such applicant is required to pay a charge of one hundred dollars ($100.00) for the permit plus twenty-five dollars ($25.00) per required inspection.
3. 
Any excavation within a City street shall require a deposit or bond of one thousand dollars ($1,000.00) to ensure proper replacement of pavement.
4. 
Standards for excavation and pavement replacement:
a. 
All backfill shall be compacted granular material approved by the City.
b. 
All excavation within concrete streets shall be joint to joint.
(1) 
Pavement Thickness.
(a) 
Minor street: six (6) inches of concrete.
(b) 
Collector street: seven (7) inches of concrete.
c. 
All excavations within asphalt streets shall be saw cut and replaced with a six-inch concrete base and a two-inch asphalt overlay.
d. 
All cracks and joints are to be sealed with material approved by the Building Commissioner.
5. 
Upon written request and acceptance of work, the bond shall be released.