[Ord. No. 18-12, 12-11-2018]
A.
Conformance To Applicable Rules And Regulations. In addition to the
requirements established in these regulations, all subdivision plats
shall comply with the following laws, rules and regulations:
1.
All applicable Statutory provisions.
2.
The City Zoning Ordinance and all other applicable laws of the
appropriate jurisdictions.
3.
The City Comprehensive Plan, including all streets, parks, trails,
water mains and sewer mains shown therein.
4.
The special requirements of these regulations and any rules
of the St. Charles County Health Department and/or appropriate State
or sub-state agencies.
5.
The rules of the Missouri Department of Transportation (MoDOT)
if the subdivision, or any lot contained therein, abuts a State highway
or connecting street.
6.
The standards and regulations of St. Charles County including:
a.
St. Charles County Standard Specifications for Highway Construction
except as approved by the City of Weldon Spring for alternate street
widths and alternate stormwater drainage systems that will not require
curbs along all streets;
b.
St. Charles County's "Design Criteria for the Preparation of
Improvement Plans" except as approved by the City of Weldon Spring
for alternate street widths and alternate stormwater drainage systems
that may not require curbs along all streets;
c.
The Metropolitan St. Louis Sewer District's "Rules and Regulations
and Engineering Design Requirements for Sanitary Sewage and Stormwater
Drainage Facilities";
d.
The Metropolitan St. Louis Sewer District's "Standard Construction
Specifications for Sewers and Drainage Facilities."
7.
The standards and regulations adopted by the City Engineer and
all boards, commissions, agencies and officials of the City.
8.
Plat approval may be withheld if a subdivision is not in conformity with the above laws, regulations, guidelines and policies as well as the purposes of these regulations established in Section 410.030.
9.
"Design Requirements for Sanitary Sewers" and "Design Requirements
for Storm Drainage Facilities" per the current standards and regulations
of the Metropolitan St. Louis Sewer District's "Rules and Regulations
and Engineering Design Requirements for Sanitary Sewer and Stormwater
Drainage Facilities" and "Standard Construction Specifications for
Sewers and Drainage Facilities."
10.
The Cottleville Fire Protection District.
11.
The Francis Howell School District.
B.
Adequate Public And Private Facilities. No preliminary plat for a
major subdivision with lots less than five (5) acres shall be approved
unless the Planning and Zoning Commission determines that public facilities
will be adequate to support and service the area of the proposed subdivision.
The applicant shall, at the request of the Planning and Zoning Commission,
submit sufficient information and data on the proposed subdivision
to demonstrate the expected impact on and use of public facilities
by possible uses of said subdivision. Public and private facilities
and services to be examined for adequacy will, include, but are not
limited to:
1.
Water. All habitable buildings and buildable lots shall be connected
to a public water system capable of providing water for health and
emergency purposes, including adequate fire protection. The water
supply system shall be sufficient in terms of quantity, dependability
and quality to provide an appropriate supply of water for the type
of subdivision proposed.
2.
Wastewater. All habitable buildings and buildable lots shall
be served by an approved means of wastewater collection and treatment.
Septic tanks are not permitted on lots less than three (3) acres in
size.
3.
Stormwater Management. Drainage improvements shall accommodate
potential runoff from the entire upstream drainage area and shall
be designed to prevent increases in downstream flooding. The City
shall require the use of control methods such as stormwater quantity
and quality management facilities and/or the construction of off-site
drainage improvements to mitigate the impacts of the proposed developments.
4.
Streets. Proposed streets shall provide a safe, convenient and functional system for vehicular, pedestrian and bicycle circulation and shall be appropriate for the particular traffic characteristics of each proposed development. All public or private streets shall be constructed to St. Charles County Class A standards except as approved by the City of Weldon Spring for alternate street widths and alternate stormwater drainage systems that may not require curbs along all streets. If County standards are less restrictive than the requirements of this Chapter, the requirements of this Chapter shall prevail. The County maintenance of streets shall be verified by the City Engineer for any variation from standards from the St. Charles County Class A standards (see Section 410.540).
5.
Extension Policies. All public improvements and required easements
shall be extended through the parcel on which new development is proposed.
Streets, water lines, wastewater systems, drainage facilities, electric
lines, natural gas lines, telecommunications and fiber optic lines
shall be constructed through new development to promote the logical
extension of public infrastructure. The City may require the applicant
of a subdivision to extend off-site improvements to reach the subdivision
or oversize required public facilities to serve anticipated future
development as a condition of plat approval.
6.
Comprehensive Plan Consistency Required. Proposed public improvements
shall conform to and be properly related to the City's Comprehensive
Plan.
C.
Self-Imposed Restrictions. If the applicant places restrictions on
any of the land contained in the subdivision greater than those required
by the Zoning Ordinance or these regulations, such restrictions or
references to those restrictions may be required to be indicated on
the subdivision plat or the Planning and Zoning Commission may require
that restrictive covenants be recorded with the St. Charles County
Recorder of Deeds in a form to be approved by the City Attorney.
D.
Plats Straddling Municipal Boundaries. Whenever access to a subdivision
must cross land in another City, the Planning and Zoning Commission
may request assurance from the City Attorney that the access is legally
established and from the City Engineer that access is adequately improved
or that a guarantee has been duly executed and is sufficient in amount
to assure the construction of the access street. In general, lot lines
should be laid out so as not to cross municipal boundary lines.
E.
Survey Monuments. Sufficient permanent and distinguished monuments
shall be accurately placed throughout the subdivision so that street
alignment may be traced with accuracy. Such monuments shall be in
the form of iron pins or of something equal, not less than one-half
(1/2) inch in diameter and eighteen (18) inches long driven into the
earth or spikes not less than six (6) inches long driven into the
pavement. The location of such monuments shall be indicated on the
final plat and shall be placed in accordance with the following requirements:
F.
Character Of The Land. Land that the Planning and Zoning Commission
finds unsuitable for subdivision or development due to flooding, improper
drainage, steep slopes, rock formations, adverse earth formations
or topography, utility or pipeline easements or other features that
will reasonably be harmful to the safety, health and general welfare
of the present or future inhabitants of the subdivision and/or its
surrounding areas shall not be subdivided or developed unless adequate
mitigation methods are formulated by the applicant and approved by
the Planning and Zoning Commission, upon recommendation of the City
Engineer, to solve the problems created by the unsuitable land conditions.
G.
Subdivision Name. The proposed name of the subdivision shall not
duplicate, or too closely approximate phonetically, the name of any
other subdivision in the area covered by these regulations. Subdivision
names shall be approved by the St. Charles County Planning Department.
H.
Subdivision Entrance Monument. Subdivision entrance monuments shall
be located within a subdivision entrance monument easement or on common
ground. They shall be constructed to avoid interference with a motorist's
line of sight. A land use permit is required before construction.
[Ord. No. 18-12, 12-11-2018]
A.
Lot Arrangement. The lot arrangement shall be such that there will
be no foreseeable difficulties, for reasons of topography or other
conditions, in securing building permits to build on all lots in compliance
with the Zoning Ordinance and health regulations and in providing
driveway access to buildings on the lots from an approved street.
B.
Lot Dimensions. Lot dimensions shall comply with the minimum standards
of the Zoning Ordinance. When lots are more than double the minimum
required area for the zoning district, the Planning and Zoning Commission
may require the lots be arranged so as to allow further subdivision
and the construction of future streets where necessary to serve potential
lots, all in compliance with the Zoning Ordinance and these regulations.
In general, side lot lines shall be at right angles to street lines
(or radial to curving street lines) unless a variation from this rule
will give a better street or lot plan. Dimensions of corner lots shall
be large enough to allow for the erection of buildings, observing
the minimum front yard setback from both streets. Depth and width
of properties designated for business, commercial or industrial purposes
shall be adequate to provide for the off-street parking and loading
facilities required for the type of use and development proposed as
established in the Zoning Ordinance.
C.
Lot Orientation. The lot line common to the street right-of-way shall
be the front lot line. All lots shall face the front lot line and
a similar lot line across the street. Wherever feasible, lots shall
be arranged so that the rear lot line does not abut the side lot line
of an adjacent lot.
D.
Double Frontage Lots And Access To Lots.
1.
Double Frontage Lots. Double frontage lots shall be avoided
except where necessary to provide separation of residential development
from traffic arterials or to overcome special disadvantages of topography
and orientation.
2.
Access From Principal And Minor Arterials. In general, lots
shall not derive access exclusively from a principal or minor arterial
street. Where driveway access from a principal or minor arterial street
may be necessary for several adjoining lots, the Planning and Zoning
Commission may require that such lots be served by a combined access
drive in order to limit possible traffic hazards on the street. Lots
shall be designed and arranged so that driveways constructed will
not require vehicles to back into traffic on principal and minor arterial
streets.
E.
Soil Preservation, Grading And Seeding.
1.
Soil Preservation And Final Grading. Occupancy of a structure
on any parcel or plat of land created by subdivision shall not occur
until final grading has been completed in accordance with the approved
final plat and the lot is covered with soil with a minimum depth of
at least six (6) inches. The soil shall contain no particles more
than two (2) inches in diameter over the entire area of the lot, except
for portions of the lot covered by buildings, streets, where the grade
has not been changed and/or where natural vegetation has been seriously
damaged. It is recommended that nutrient rich topsoil not be removed
from any residential site or used as backfill on the site but that
it be preserved for use on the site. A six (6) inch layer of soil
shall be provided on each lot to facilitate the adequate growth of
vegetation.
2.
Yard Sodding And Seeding. Front and side yards on lots less
than three (3) acres shall be sodded. Rear yards on lots less than
three (3) acres shall be sodded or seeded. Residential lots shall
provide sod on all steep slopes of three (3) to one (1) or greater
pitch. Except, however, that sod shall not be required for areas of
the site which have a slope exceeding a three (3) to one (1) pitch
prior to site development and which will remain in an undisturbed
natural state. Sod shall be required on all stormwater runoff areas.
Within six (6) months of the date of final inspection, sodding and/or
seeding must be completed.
3.
Erosion Control. Erosion control on the site shall be maintained
until lawns are established as well as during periods when sodding
or seeding cannot be accomplished as permitted by these regulations.
4.
Lot Drainage. Lots shall be laid out to provide positive drainage
away from all buildings and individual lot drainage shall be coordinated
with the general storm drainage pattern for the area. Drainage shall
be designed to avoid more than four (4) cubic feet per second of stormwater
discharge in an open drainage swale.
F.
Debris And Waste. No cut trees, timber, debris, earth, rocks, stones,
soil, junk, rubbish or other waste materials of any kind shall be
buried in any land, left or deposited on any lot or street at the
time of occupancy of a structure on any parcel or plat of land created
by subdivision and removal of those items and materials shall be required
prior to occupancy of said structure. No items and materials as described
in the preceding sentence shall be left or deposited in any area of
the subdivision at the time of expiration of any subdivision improvement
agreement or dedication of public improvements, whichever is sooner.
G.
Waterbodies And Watercourses. If a tract being subdivided contains
a waterbody or portion thereof, lot lines shall be so drawn as to
distribute ownership of the waterbody among the adjacent lots or the
ownership of and responsibility for safe maintenance of the waterbody
shall be placed with the homeowners so that it will not become a City
responsibility. No part of the minimum area of a lot required under
the Zoning Ordinance may be satisfied by land that is underwater.
Where a watercourse separates the buildable area of a lot from the
street by which it has access, provisions shall be made for installation
of a culvert or other structure, the design of which shall be approved
by the City Engineer.
H.
Cash Escrow Required To Guarantee Lot Improvements.
1.
General. The applicant for any land use permit (see Section 405.400 of the Zoning Regulations for more information regarding land use permits) shall be required to pay for the permit and also to deposit a cash escrow to guarantee completion of all lot improvement requirements, including, but not limited to: soil preservation; final grading; yard sodding and/or seeding; lot drainage; sidewalks; walls; landscaping; trails; fencing; removal of debris and waste; as well as for maintaining mud, material and debris-free streets; and all other lot improvements required by these regulations.
2.
Determining Escrow Amount. The required escrow amount is based
on the estimated construction cost and can be determined by referencing
the "Weldon Spring Fee Schedule," copies of which are available at
City Hall and on the City's website (www.weldonspring.org). A separate
check shall be made payable to the City of Weldon Spring. The amount
shall not be included with the land use permit fee. The escrow deposit
will be placed in a non-interest bearing account.
3.
Enforcement. If necessary, the escrow deposit shall be drawn
upon and used to enforce the requirements of the subdivision improvement
agreement. Whether or not occupancy of a structure on any parcel or
plat of land created by subdivision has occurred, the City may enforce
the provisions of the subdivision improvement agreement where the
provisions of this Section or any other applicable law, ordinance
or regulations have not been met.
4.
Escrow Release. All improvements completed under this Chapter
require a final inspection prior to the escrow deposit being returned
to the applicant. Failure to comply with any requirement of the subdivision
improvement agreement shall result in forfeit of the applicant's escrow
to the City.
[Ord. No. 18-12, 12-11-2018]
A.
General Requirements.
1.
Frontage On Improved Streets. No subdivision shall be approved
unless the area to be subdivided has frontage on and access from an
existing street, unless such street is:
a.
An existing State or County highway;
b.
A street shown upon a plat approved by the Board of Aldermen
and recorded in the office of the St. Charles County Recorder of Deeds.
Such street or highway must be suitably improved as required by the
highway rules, regulations, specifications or orders or be secured
by a performance bond required under these Subdivision Regulations,
with the width and right-of-way required by these Subdivision Regulations
or the Comprehensive Plan; or
c.
When the area to be subdivided is to utilize existing street
frontage, the street shall be suitably improved as provided above.
2.
Grading And Construction Plan. Streets shall be graded and improved
and shall conform to the City and County construction standards and
specifications. All street design and specifications shall be approved
by the City Engineer in accordance with the construction plans that
must be submitted prior to final plat approval.
3.
Mud, Material And Debris On Streets. No land disturbing construction
or other associated activities are permitted that cause mud, gravel,
building materials or any other debris to be deposited on to City
streets. Trucks and other construction equipment should be cleaned
on site to prevent mud from being deposited on public streets.
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If mud, material or debris is deposited on any public or private
City street, the developer or builder will be notified and shall abate
the violation within four (4) hours of notification. Notification
will be made by personal contact, telephone or the site will be posted.
The notification will include the time notified and deadline for abating
the violation. If the violation is not abated within four (4) hours,
a stop work order shall be posted and the City will cause the violation
to be abated at the property owner's expense.
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4.
Classification. All streets shall be classified as arterials,
major collectors, minor collectors, minor streets, minor stubs, cul-de-sacs
or alleys/service drives in keeping with the Unified Development Ordinance
for St. Charles County, Missouri.
5.
Topography And Arrangement.
a.
Streets shall be related appropriately to topography. Local
streets shall be curved wherever possible to avoid conformity of lot
appearance. All streets shall be arranged so as to obtain as many
building sites as possible at or above the grades of the streets.
Grades of streets shall conform as closely as possible to the original
topography. A combination of steep grades and curves shall be avoided.
Specific standards are contained in the design standards of these
regulations.
b.
All streets shall be properly integrated with the existing and
proposed system of thoroughfares as established in the City's Comprehensive
Plan and the minimum dedicated rights-of-way established in this Chapter.
c.
All thoroughfares shall be properly related to special traffic
generators, such as industries, business districts, schools, churches
and shopping centers; to population densities; and to the pattern
of existing and proposed land uses.
d.
Local streets shall be laid out to conform as much as possible
to the topography, to permit efficient drainage and utility systems
and to require the minimum number of streets necessary to provide
convenient and safe access to property.
e.
The rigid rectangular gridiron street pattern is not recommended
for residential areas. The use of curvilinear streets, cul-de-sacs
or U-shaped streets shall be encouraged.
f.
Proposed streets shall be extended to the boundary lines of
the tract to be subdivided, unless prevented by topography or other
physical conditions or unless in the opinion of the Planning and Zoning
Commission or the Board of Aldermen such extension is not necessary
or desirable for the coordination of the layout of the subdivision
with the existing layout or the most advantageous future development
of adjacent tracts of land.
g.
In business and industrial developments, the streets and other
accessways shall be planned in connection with the grouping of buildings,
location of rail facilities and the provision of truck loading and
maneuvering areas and walks and parking areas so as to minimize conflict
of movement between the various types of traffic, including pedestrian.
6.
Blocks.
a.
Blocks shall have sufficient width to provide for two (2) tiers
of lots of appropriate depths. Exceptions to this prescribed block
width shall be permitted in blocks adjacent to major streets, railroads
or waterways.
b.
The lengths, widths and shapes of blocks shall be appropriate
for the locality and the type of development proposed. Block lengths
in residential areas with lots sizes of one (1) acre or greater shall
not exceed two thousand two hundred (2,200) feet or twelve (12) times
the minimum lot width required in the zoning district or be less than
five hundred (500) feet in length. Block lengths in residential areas
with lot sizes less than one (1) acre, for multiplexes, duplexes,
villas and for commercial and industrial areas, shall not exceed one
thousand three hundred twenty (1,320) feet or be less than five hundred
(500) feet in length, except for commercial and industrial areas where
there is no block length minimum. Wherever practicable, blocks along
major arterials and collector streets shall be not less than one thousand
(1,000) feet in length.
c.
In long blocks, the City may require the reservation of an easement
through the block to accommodate utilities, drainage facilities or
pedestrian traffic.
d.
Pedestrianways or crosswalks, not less than ten (10) feet wide,
may be required by the City through the center of blocks more than
eight hundred (800) feet long where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
or other community facilities. Blocks designed for industrial uses
shall be a length and width determined suitable for prospective users
by the Planning and Zoning Commission.
7.
Access To Principal Arterials. Where a subdivision borders on
or contains an existing or proposed principal arterial, the City may
require that access to such streets be limited by one (1) of the following
means:
a.
Lots shall back the principal arterial and front a parallel
local street; no access shall be provided from the principal arterial;
and screening shall be provided in a strip of land along the rear
property line of such lots.
b.
A series of cul-de-sacs, U-shaped streets or short loop streets entered from and designed generally at right angles to a parallel street (as described in Subsection (A)(7)(a) above) with the rear lines of their terminal lots backing the principal arterial.
c.
A marginal access or service road separated from the principal
arterial by a planting or grass strip and having access at suitable
points.
8.
Street Names. Street names shall be sufficiently different in
sound and spelling from other street names in the City so as not to
cause confusion. A street that is (or is planned as) a continuation
of an existing street shall bear the same name. The applicant shall
consult with the St. Charles County Planning Department on proposed
street names and receive their written approval prior to review of
the final plat by the Planning and Zoning Commission.
9.
Street Regulatory Signs. The applicant shall install all street
signs before issuance of land use permits for any building on the
approved streets. Street name signs are to be placed at all intersections
within or abutting the subdivision, the type and location of which
must be in compliance with the City's sign ordinance and approved
by the City Engineer.
10.
Reserve Strips. The creation of reserve strips shall not be
permitted adjacent to a proposed street in such a manner as to deny
access from adjacent property to the street.
11.
Construction Of Streets And Dead-End Streets.
a.
The arrangement of new streets shall provide for the continuation
of principal streets between adjacent properties when the continuation
is necessary for convenient movement of traffic, effective fire protection,
for efficient provision of utilities and where the continuation is
in accordance with the City thoroughfare plan.
b.
If the adjacent property is undeveloped and the street must
temporarily be a dead-end street, the right-of-way shall be extended
to the property line. All cul-de-sac and stub streets shall have a
minimum turnaround pavement radius of forty (40) feet and a minimum
right-of-way radius of fifty-two (52) feet. In subdivisions with no
through streets, a fifty-five (55) foot pavement radius and a sixty-seven
(67) foot right-of-way radius will be required on at least on (1)
cul-de-sac in order to facilitate school bus circulation. For subdivisions
in which the only street is a cul-de-sac, the fifty-five (55) foot
pavement radius and sixty-seven (67) foot right-of-way radius shall
only be required if the cul-de-sac exceeds one thousand three hundred
(1,300) feet in length. For public streets, an island with a twenty-nine
(29) foot radius common ground is required in the cul-de-sacs with
a radii of fifty-five (55) feet. Turnarounds shall not be provided
on stub streets which are less than two hundred fifty (250) feet in
length and are planned to be extended in the future, but will require
hazard markers consisting of three (3) standard specification end-of-roadway
markers, as set forth in the current "Manual on Uniform Traffic Control
Devices" (M.U.T.C.D.), being installed at the terminus of pavement.
All stub streets in excess of two hundred fifty (250) feet in length
must provide a temporary turnaround with hazard markers consisting
of three (3) standard specification end-of-roadway markers, as set
forth in the current M.U.T.C.D., being installed at the terminus of
pavement. Any street terminus with a grade slope in excess of three
(3) to one (1) will require the installation of a reflectorized guardrail
or other approved safety barrier.
c.
Circular temporary turnarounds are required unless a T-shaped
alternate is approved by the Planning and Zoning Commission. T-shaped
paved spaces for temporary turnarounds must be approved by the City
Engineer and will be considered only if an extreme hardship can be
demonstrated. If approved, they shall be at least ten (10) feet wide
with a twenty (20) foot radius at the pavement curb. All temporary
turnarounds shall be constructed when the permanent streets are constructed.
d.
It shall be the responsibility of the developer who connects
to any street consisting of a temporary turnaround to remove the temporary
turnaround, to restore any disturbed yard and to install and/or extend
any necessary sidewalks.
e.
Where a street does not extend beyond the boundary of the subdivision
and its continuation is not required by the Planning and Zoning Commission
for access to adjoining property, its terminus shall be to such boundary
of the subdivision. The Planning and Zoning Commission may require
reservation of any appropriate easement to accommodate drainage facilities,
pedestrian traffic or utilities.
B.
Design Standards.
1.
General. In order to provide for streets of suitable location,
width and improvement to accommodate prospective traffic and afford
satisfactory access to police, firefighting, snow removal, sanitation
and road maintenance equipment and to coordinate streets so as to
compose a convenient system and avoid undue hardships to adjoining
properties, the following design standards for streets are hereby
required.
2.
Street Surfacing And Improvements. After sewer and water utilities
have been installed by the developer, the developer shall construct
curbs and gutters and shall surface roadways to the widths prescribed
in these regulations. All surfacing shall be of a character that is
suitable for the expected traffic and in harmony with similar improvements
in the surrounding areas. Pavement shall be Portland cement concrete
or asphalt. Adequate provision shall be made for culverts, drains
and bridges. All street pavement, shoulders, drainage improvements
and structures, curbs, turnarounds and sidewalks shall conform to
St. Charles County Class A standards and all construction standards
and specifications adopted by the City Engineer or Board of Aldermen
and shall be incorporated into the construction plans required for
plat approval.
3.
Excess Right-Of-Way. Right-of-way widths in excess of the standards
designated in these regulations shall be required whenever, due to
topography, additional width is necessary to provide adequate earth
slopes. Such slopes shall not be in excess of three (3) to one (1).
4.
Limited Access Highways. In residential districts, a buffer
strip at least twenty-five (25) feet in depth in addition to the normal
depth of the lot required in the district shall be provided adjacent
to the limited access highway. This strip shall be part of the platted
lot and shall be designated on the plat: "This strip is reserved for
screening. The placement of structures on this land is prohibited
except for sound barriers."
5.
Intersections.
a.
Streets shall be laid out to intersect at right angles or as
close as possible to a right angle. Proposed street intersections
with angles less than seventy degrees (70°) shall not be accepted.
An oblique street should be curved when approaching an intersection
and should be at a right angle, approximately, for at least one hundred
(100) feet. No more than two (2) streets shall intersect at any one
(1) point unless specifically approved by the Board of Aldermen.
b.
Proposed new intersections along one (1) side of an existing
street shall, wherever practicable, coincide with any existing intersections
on the opposite side of such street. Street jogs with centerline offsets
of less than one hundred twenty-five (125) feet are prohibited. Where
streets intersect major streets, their alignment shall be continuous.
Intersections of major streets shall be at least eight hundred (800)
feet apart.
c.
Minimum curb radius at the intersection of two (2) local streets
shall be at least thirty-two (32) feet. Greater radii and channelization
may be required at an intersection with an arterial or collector street
to provide access for vehicles having large turning radius requirements.
d.
Intersections shall be designed with a flat grade wherever practical.
In hilly or rolling areas, at the approach to an intersection, a leveling
area shall be provided having not greater than a four percent (4%)
rate at a distance of sixty (60) feet, measured from the nearest right-of-way
line of the intersecting street.
e.
Where any street intersection will involve earth banks or existing
vegetation inside a lot corner that would create a traffic hazard
by limiting visibility, the developer shall cut such ground and/or
vegetation (including trees) in connection with the grading of the
public right-of-way to the extent deemed necessary to provide an adequate
sight distance.
f.
The cross-slopes on all streets, including intersections, shall
be two percent (2%) or less.
g.
Streets that are subject to flooding or frequent inundation
will not be approved.
h.
The City Engineer may require traffic studies when deemed necessary
and may require a street to be dedicated to public use and built to
public street standards in order to provide circulation.
6.
Grades. Public streets shall be graded to the width required
for street, sidewalk and utility construction. The grades of streets
shall not exceed the following requirements:
a.
Arterial Streets. Two percent (2%) minimum, six percent (6%)
maximum.
b.
Collector Streets. Two percent (2%) minimum, six percent (6%)
maximum; six percent (6%) to eight percent (8%) with special approval
from the City Engineer.
c.
Minor Public Streets. Two percent (2%) minimum, eight percent
(8%) maximum; eight percent (8%) to ten percent (10%) with special
approval from the City Engineer; street grades between six percent
(6%) and ten percent (10%) may require pavement lugs.
d.
Minor Private Streets, Alleys/Service Drives. Two percent (2%)
minimum, twelve percent (12%) maximum; private minor streets with
no curb and gutter shall have a minimum grade of one percent (1%).
7.
Street Construction Material And Thickness. Public street pavement
shall be fully constructed of a material based on the classification
of the street.
a.
Local streets shall be constructed of one (1) of the following:
b.
Collector streets shall be constructed of one (1) of the following:
d.
Subgrade and aggregate base course shall be compacted to ninety
percent (90%) of maximum density, as determined by the Modified AASHTO
T-180 Compaction Test (ASTM D-1557), in accordance with the "St. Charles
County Class A Standard Specifications."
e.
For any development fronting an existing street, it shall be
the responsibility of the developer to improve the street in conformance
with City specifications to the centerline of the street, plus an
additional twelve (12) feet of width as per City specifications. On
all other subdivisions where an existing street is not improved, driveway
access must be from interior streets.
f.
All streets designated as private streets shall be constructed
to public street standards, except as specifically allowed by this
Chapter.
g.
Speed bumps shall not be permitted on any City street, whether
publicly or privately maintained.
8.
Right-Of-Way And Pavement Minimum Widths.
a.
Arterial Streets. Eighty (80) feet wide right-of-way, pavement
width requires a traffic study.
b.
Collector Streets. Sixty (60) feet wide right-of-way, major
collector pavement width shall be twenty-four (24) to thirty-eight
(38) feet wide, minor collector pavement width shall be twenty-four
(24) to thirty-two (32) feet wide. Pavement width less than thirty-two
(32) feet may be required to provide addition width of eight (8) feet
along sections of the street fronting homes, parks or businesses for
parking cars. Ground stabilization material along the side of street
pavement to prevent rutting for parking cars is permitted if approved
by the City Engineer.
c.
Minor Streets And Culs-De-Sac. Fifty (50) feet wide right-of-way,
pavement width twenty-six (26) to sixteen (16) feet wide. All cul-de-sac
streets have a minimum turnaround pavement radius of forty (40) feet
and a minimum right-of-way radius of fifty-two (52) feet. In subdivisions
with no through streets, a fifty-five (55) foot pavement radius and
a sixty-seven (67) foot right-of-way radius will be required on at
least one (1) cul-de-sac in order to facilitate school bus circulation.
An island with a twenty-nine (29) foot radius common ground is recommended
in the fifty-five (55) foot radius cul-de-sac. Pavement width less
than twenty-six (26) feet may be required to provide addition width
of eight (8) feet along sections of the street fronting homes, parks
or businesses for parking cars. Ground stabilization material along
the side of street pavement to prevent rutting for parking cars is
permitted if approved by the City Engineer.
d.
Alleys/Service Drives. Pavement width twelve (12) feet for one-way
and twenty (20) feet.
9.
Determining Widths And Type Of New Roadways. When generated
traffic reaches a point where it cannot adequately be handled by a
minor street, the following general guidelines found in Table 1 below
shall be used in determining the pavement width of the street necessary
for handling the average daily traffic (ADT).
|
Table 1 Guidelines for Determining Pavement Width
| ||
|---|---|---|
|
Type
|
Pavement Width
|
ADT
|
|
Minor collector
|
24 to 32 feet
|
2,000
|
|
Major collector
|
24 to 38 feet
|
3,500
|
|
Arterial
|
Traffic Study
|
5,000
|
|
The Planning and Zoning Commission, Board of Aldermen or City
Engineer may require that the applicant submit a traffic study to
determine the appropriate pavement width. Roadways constructed to
Federal requirements may require additional width. The ADT is approximate
and the above criteria are intended as general guidelines only. The
actual need and width of collector or arterial type streets will be
investigated for each development. Traffic volumes for residential
and multi-family developments will generally be based on the number
of trips generated per unit. A detailed traffic study will normally
be required for commercial and industrial developments as requested
by the Planning and Zoning Commission, Board of Aldermen or City Engineer.
|
|
The need for and location of collector and arterial streets
will be determined on the basis of traffic generated by the surrounding
developments as well as the development itself. Consideration will
also be given to the spacing and continuity of collector and arterial
streets. New roadways will be required in accordance with the City
of Weldon Spring Comprehensive Plan.
|
10.
Miscellaneous Street Requirements.
a.
The minimum centerline radius is three hundred seventy-five
(375) feet for collector streets and one hundred fifty (150) feet
for local streets. Alternate minimum centerline radius of one hundred
sixty-five (165) feet for collector streets and one hundred (100)
feet for local streets may be permitted if approved by the City Engineer.
b.
Pavement lug design, if required by the City Engineer, shall
meet the requirements set forth in St. Louis County's "Design Criteria
for the Preparation of Improvement Plans."
c.
One and one-half (1 1/2) inch expansion joints will be
required for all pavement as directed in the St. Charles County Highway
Department's detail entitled "Type "A" Modified Expansion Joint."
d.
A one-half (1/2) inch asphalt expansion joint will be required
at all driveways where they abut the street pavement and at all garage
slabs where they abut the driveway as directed in the St. Charles
County Highway Department's detail entitled "Integral Curb Detail
"B" at Driveways."
C.
Street Dedications And Reservations.
1.
New Perimeter Streets. Street systems in new subdivisions shall
be laid out to eliminate or avoid new perimeter half-streets. Where
an existing half-street is adjacent to a new subdivision, the other
half of the street shall be improved and dedicated by the applicant.
The City may authorize a new perimeter street if the applicant improves
and dedicates the entire required street right-of-way width within
the subdivision boundaries.
2.
Widening And Realignment Of Existing Streets. When a subdivision
borders an existing narrow street or when the Comprehensive Plan indicates
plans for realignment or widening of a street that would require the
use of land in a subdivision, the applicant shall be required to improve
and dedicate, at their expense, those areas required for the widening
and/or realignment of the street. Frontage streets as described above
shall be improved and dedicated by the applicant at their own expense
to the full width as required by these Subdivision Regulations when
the applicant's development activities contribute to the need for
the street expansion. Land reserved or dedicated for any street purposes
may not be counted in satisfying yard or area requirements of the
Zoning Ordinance.
[Ord. No. 18-12, 12-11-2018]
A.
Paved driveways and parking pads shall be constructed of one (1)
of the following:
1.
Four (4) inches of asphaltic concrete on four (4) inches of
aggregate on properly compacted subgrade, or
2.
Four (4) inches of Portland cement concrete on four (4) inches
of aggregate on properly compacted subgrade, or
3.
Paver stones on properly compacted subgrade, or
4.
Any other, suitable paving material approved by the Architectural
Review Committee.
B.
The driveway approach inside the right-of-way shall meet pavement
standards of the street it connects to.
C.
The entire driveway shall be set back at least four (4) feet from
the side lot line. Any driveway located within ten (10) feet of a
driveway on an adjoining lot shall be at an elevation not exceeding
one (1) foot in vertical rise for every three (3) feet of horizontal
distance from the adjacent driveway.
D.
Gravel driveways, which are permitted for all driveways in the "AG" Agricultural District and for driveways that exceed two hundred (200) feet in length in the "RS-3" Single-Family Residential District, shall have a paved apron of at least ten (10) feet or shall be paved in the right-of-way, whichever is longer. The apron shall meet the standards for paved driveways listed in Subsection (A)(1) above.
E.
Driveways, whether paved or gravel, shall have a minimum width of
ten (10) feet for single lane driveways and twenty (20) feet wide
for double lane driveways.
[Ord. No. 18-12, 12-11-2018]
A.
General Requirements. An access easement shall be permitted in lieu
of a street for minor residential subdivisions (the platting of no
more than two (2) lots) only, except in planned districts. In planned
districts access easements may be permitted to reduce the amount of
impermeable pavement that would be required for right-of-way frontage
for each building lot. Planned district access easements shall be
maintained by an ownership or homeowners' association with recorded
covenants to determine the method of fee collection and maintenance
responsibility of the association. The maintenance covenants shall
be submitted for review as part of the planned district Area Plan
approval and recorded prior to issuance of a land use permit for a
lot providing entry and exit by the access easement.
[Ord. No. 18-12, 12-11-2018]
A.
Required Improvements.
1.
Four-foot wide sidewalks shall be included on both sides of
all collector streets and one (1) side of minor and cul-de-sac streets
within the dedicated non-pavement right-of-way of all streets, unless
exempted by the Board of Aldermen if the applicant can show current
sidewalks or trails provide for pedestrian needs or an alternate sidewalk
or trail system is proposed for pedestrian needs.
2.
Sidewalks shall be improved to a thickness of four (4) inches
of Portland cement on four (4) inches of aggregate on properly compacted
subgrade. A median strip of grassed or landscaped areas at least four
(4) feet wide shall separate all sidewalks from adjacent streets.
3.
Where a sidewalk crosses a driveway, the sidewalk shall be to
the driveway thickness.
B.
Pedestrian Access Trails. The City may require, in order to facilitate pedestrian access from the streets to schools, parks, playgrounds or other nearby streets, perpetual unobstructed easements at least twenty (20) feet in width. Easements shall be indicated on the plat. An appropriate paved area/trail may be required within the easement area at the discretion of the Planning and Zoning Commission or the Board of Aldermen. Said paved areas/trails shall be a minimum of eight (8) feet wide and shall be constructed of the same materials and to the same thickness as sidewalks as described in Section 410.570. Alternatively pedestrian access trails may be constructed of five (5) inches of hot-mix asphalt over four (4) inches of compacted aggregate on properly compacted subgrade.
[Ord. No. 18-12, 12-11-2018]
[Ord. No. 18-12, 12-11-2018]
A.
General Requirements. The Planning and Zoning Commission shall not recommend approval of any subdivision plat that does not make adequate provision for storm and floodwater runoff channels and/or basins. All provisions shall meet or exceed the requirements of Section 410.520(A)(9). The stormwater drainage system shall be separate and independent of any wastewater sewer system. Stormwater sewers, where required, shall be designed by the Rational Method to specifications of the Metropolitan St. Louis Sewer District. A copy of design computations shall be submitted along with the construction plans to the City Engineer. Design computations shall show that surface water greater than one (1) cubic foot per second is not carried across an intersection. Open drainage swales along paved roads shall be designed where possible. The design calculations shall show the location of storm sewer inlets and storm sewers along swales where the quantity and/or velocity of stormwater would be erosive for the site soil conditions. Curbs along roadways will be limited to areas necessary for traffic control such as intersections or where open ditches will not be possible due to site conditions. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point and curb openings to open drainage swales or curb inlets to storm sewers shall be used to intercept flow at that point. Surface water drainage patterns shall be shown for each and every lot and block.
B.
Stormwater Facilities — Location. The applicant may be required
by the City to carry away by pipe or open ditch any spring or surface
water that may exist either previously, to or as a result of, the
subdivision. Such drainage facilities shall be located in the street
right-of-way where feasible or in perpetual unobstructed easements
of appropriate width and shall be constructed in accordance with the
City's construction standards and specifications. In conservation
subdivision developments, such swales and drainage facilities may
be located in greenway areas. When drainage facilities are located
in greenways, they are subject to favorable recommendation by Planning
and Zoning Commission and approval by the Board of Aldermen and must
be adequately provided for in the maintenance agreement for such greenway
lands presented to the City and agreed to by the homeowners' association
as well as the grantee of any conservation easement.
1.
Accessibility To Public Storm Sewers.
a.
Where a public storm sewer is accessible, the applicant shall
install stormwater quantity and quality management facilities prior
to connection of the existing storm sewer facilities or if no outlets
are within a reasonable distance, adequate provision shall be made
for the disposal of stormwaters to provide stormwater quantity and
quality management, subject to the specifications of the City Engineer.
Inspection of stormwater facilities shall be conducted by the City
Engineer. All stormwater quantity and quality management facilities
will be maintained by the lot owner, if within a lot, or the homeowners'
association if on common ground, easements or public right-of-way;
and the developer will sign an agreement with the City that clearly
defines the party responsible for the maintenance of such stormwater
facility. Said agreement shall be part of a development agreement
with the City.
b.
If a connection to a public storm sewer will be provided eventually
as determined by the City, the applicant shall make arrangements for
future stormwater disposal by a public utility system at the time
the plat receives final approval. Provision for such connection shall
be included in the subdivision improvements agreement required for
the subdivision plat.
2.
Accommodation Of Upstream Drainage Areas. A culvert or other
drainage facility shall be large enough to accommodate potential runoff
from its entire upstream drainage area, whether inside or outside
the subdivision. The applicant's engineer shall determine the necessary
size of the facility based on the provisions of the construction standards
and specifications, assuming conditions of maximum potential watershed
development permitted by the City's Comprehensive Plan or Zoning Ordinance.
3.
Effect On Downstream Drainage Areas. The applicant's engineer
shall also study the effect of the subdivision on existing downstream
drainage facilities outside the area of the subdivision. City drainage
studies, together with other appropriate studies, shall serve as a
guide to needed improvements. Where it is anticipated that the additional
runoff incident to the development of the subdivision will overload
an existing downstream drainage facility, the Board of Aldermen may
withhold approval of the subdivision until provision has been made
for the expansion of the existing downstream drainage facility. No
subdivision shall be approved unless adequate drainage will be provided
to an adequate drainage watercourse or facility.
4.
Areas Of Poor Drainage. Whenever a plat is submitted for an
area that is subject to flooding, the City may approve such subdivision
provided that the applicant fills the affected area of the subdivision
to an elevation sufficient to place the elevation of streets and lots
at a minimum of twelve (12) inches above the elevation of the 100-year
floodplain as determined by the City Engineer. The plat of the subdivision
shall provide for an overflow zone along the bank of any stream or
watercourse in a width that shall be sufficient in times of high water
to contain or move the water, and no fill shall be placed in the overflow
zone and no structure shall be erected or placed in the overflow zone.
The boundaries of the overflow zone shall be subject to approval by
the City Engineer.
5.
Floodplain Areas. The Board of Aldermen may, when it deems it
necessary for the health, safety or general welfare of the present
and future population of the area and necessary to the conservation
of water, drainage and wastewater facilities, prohibit the subdivision
of any portion of the property that lies within the 100-year floodplain
of any stream or drainage course. These floodplain areas shall be
preserved from any and all destruction or damage resulting from clearing,
grading or dumping of earth, waste material or stumps, except at the
discretion of the Board of Aldermen.
6.
General Performance Criteria For Stormwater Management. Stormwater
management shall be provided in accordance with the Metropolitan St.
Louis Sewer District's "Rules and Regulations and Engineering Design
Requirements for Sanitary Sewer and Stormwater Drainage Facilities."
Such criteria shall, include, but is not limited to, water quality
volume, channel protection storage volume and flood protection volume.
C.
Dedication Of Drainage Easements.
1.
General Requirements. When a subdivision is traversed by a watercourse,
drainageway, channel or stream, a stormwater easement or drainage
right-of-way shall be provided. The stormwater easement or drainage
right-of-way shall conform substantially to the lines of such watercourse
and shall be of adequate width and construction as determined by the
City Engineer. Wherever possible, it is desirable that the drainage
be maintained by an open channel with landscaped banks and adequate
width for maximum potential volume of flow.
2.
Drainage Easements.
a.
Where topography or other conditions make the inclusion of drainage
facilities within street rights-of-way impractical, perpetual, unobstructed
easements at least fifteen (15) feet in width shall be provided across
private property, outside the street lines and with satisfactory access
to the street in order to accommodate drainage facilities. Easements
shall be indicated on the plat. Drainage easements shall extend from
the street to a natural watercourse or to other drainage facilities.
The applicant shall demonstrate to the City Engineer that the purposed
drainageway will not be erosive.
b.
The applicant shall dedicate common ground along a natural watercourse
which shall be left in its natural state. The common ground shall
be a minimum of sixty (60) feet wide for drainage areas that are less
than one (1) square mile and a minimum of one hundred (100) feet wide
for drainage areas that are more than one (1) square mile. However,
in no event, may the distance from the top of the bank of any waterway
to the limit of the common ground be less than twenty-five (25) feet
in order to maintain appropriate room for future bank movement. The
natural watercourse shall remain undisturbed during construction except
for temporary crossings for roads and utilities. The remaining common
ground shall be allowed to grow into the natural state with native
plantings after any cut and fill earthwork for the site grading is
completed.
c.
Low-lying lands along watercourses subject to flooding or overflowing
during storm periods that are shown as 100-year floodplain on the
Federal Insurance Administration's Flood Insurance Study illustrative
material shall not be filled without providing compensatory storage
within the 100-year floodplain for the volume of fill and also providing
hydraulic design to prove such fill does not cause an increase in
the downstream channel velocity. All required Federal Emergency Management
Agency (FEMA) approvals shall be obtained prior to any fill being
placed within the 100-year floodplain. FEMA required letters of map
revision (LOMR) or letter of map amendment (LOMA) shall be obtained
as necessary to prove compliance with the regulations of the City
of Weldon Spring Flood Damage Prevention Code. All fill or cut areas
within the regulated 100-year floodplain area, whether or not included
in areas for dedication or designation as common ground, shall be
preserved and retained in their natural state as drainage ways or
restored to grow into the natural state with native plantings after
any cut and fill earthwork. Such land or lands subject to periodic
flooding shall not be computed in determining the number of lots to
be utilized for cluster development computations or for computing
the area requirement of any lot.
[Ord. No. 18-12, 12-11-2018]
A.
General Requirements.
1.
When a public water main is not accessible, the applicant shall
take necessary action to extend existing water mains and provide a
water supply system that is capable of providing water for domestic
use and fire protection. Individual water systems (wells) shall not
be allowed on subdivision lots less than five (5) acres in area approved
after the approval date of this Chapter.
2.
When a public water main is accessible, the applicant shall
install adequate water facilities (including fire hydrants) subject
to the specifications of the City Engineer and/or water district.
All water mains shall be at least six (6) inches in diameter.
3.
Water main extensions shall be approved by the City Engineer.
4.
The location of all fire hydrants and all water supply improvements
shall be shown on the preliminary plat. The installation cost of said
improvements shall be borne by the applicant and included in the subdivision
improvement agreement. Security shall be furnished by the applicant.
B.
Fire Hydrants. Fire hydrants shall be required for all subdivisions.
Fire hydrant locations and spacing shall be approved by the Cottleville
Fire Protection District. To eliminate future street openings, all
underground utilities for fire hydrants, together with the fire hydrants
themselves, and all other supply improvements shall be installed before
any final paving of a street shown on the subdivision plat. Enforcement
of fire flow regulations shall remain the responsibility of the fire
district.
[Ord. No. 18-12, 12-11-2018]
A.
General Requirements. The applicant shall install wastewater sewer
facilities in a manner prescribed by the City Engineer and the Missouri
Department of Natural Resources. All plans shall be designed and approved
in accordance with the rules, regulations and requirements of the
City Engineer and the Missouri Department of Natural Resources. Necessary
action shall be taken by the applicant to provide sanitary sewage
treatment in accordance with the regulations and requirements of the
City Engineer and the Missouri Department of Natural Resources.
B.
Mandatory Connection To Public Sewer System. If a public wastewater
sewer is within two hundred (200) feet of a property, the owner of
the property shall be required to connect to the sewer for the purpose
of disposing of waste. It is unlawful for any such owner or occupant
to maintain an individual sewage disposal system upon any such property.
C.
Design Criteria For Wastewater Sewers. All wastewater sewers shall
be designed and installed based on the regulations and requirements
of the City Engineer and the Missouri Department of Natural Resources.
[Ord. No. 18-12, 12-11-2018]
A.
Location. All utility facilities, including, but not limited to, natural gas, electric power, telephone and cable television, except those exempted by Section 410.620(B), shall be located underground throughout the subdivision. Whenever existing utility facilities are located above ground, except when existing on public streets and rights-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plat. Underground service connections to the street property line of each platted lot shall be installed at the applicant's expense.
B.
Underground Utilities Exemptions. Telephone, electric power, cable
television, fiber optic lines and all other utilities, except surface
stormwater facilities, shall be located underground. Stormwater facilities
may be located underground or at the surface. The following, however,
shall be excluded, from this requirement:
1.
Antennae, associated equipment and supporting structures used
by a utility or communication service provider for furnishing communication
services.
2.
Equipment appurtenant to underground facilities such as surface-mounted
transformers, pedestal-mounted terminal boxes and meter cabinets and
concealed ducts.
3.
Temporary poles, overhead wires and associated overhead structures
used for a period not to exceed six (6) months, which are necessary
to provide utility service until the permanent service is completed.
4.
Poles, wires and controller cabinets necessary for the operation
of traffic signals.
5.
Poles, overhead wires and associated overhead structures used
for the transmission of electric energy at nominal voltages in excess
of thirty-four thousand five hundred (34,500) volts.
C.
Easements.
1.
Utility easements shall be a minimum fifteen (15) feet wide
(7.5 feet on each side of the lot line) along rear, front and side
lot lines, when required. Easements of adequate width shall be provided
for open drainage channels, where required. Easements five (5) feet
in width may be allowed for underground cable installations. Telephone
and electric power lines shall be located underground. Proper coordination
shall be established between the applicant and the applicable utility
companies for the establishment of utility easements in adjoining
properties. Easements shall be indicated on the plat.
2.
When topographical or other conditions make the inclusion of
utilities within the rear lot lines impractical, perpetual unobstructed
easements at a minimum of fifteen (15) feet in width shall be provided
along side lot lines with satisfactory access to the street or rear
lot lines. Easements shall be indicated on the plat.
[Ord. No. 18-12, 12-11-2018; Ord. No. 21-10, 10-12-2021]
A.
Parks, Playgrounds And Recreation Areas.
1.
Recreation Standards. The City shall require that land be reserved
for parks, playgrounds and other recreation purposes in locations
designated by the City's Comprehensive Plan, Parks and Greenways Master
Plan or where such reservations are deemed appropriate. Each reservation
shall be of suitable size, dimension, topography and general character
and shall have adequate street access for the particular purpose envisioned
by the Planning and Zoning Commission. The area shall be shown and
marked on the plat "Reserved for Park and/or Recreation Purposes."
When recreation areas are required, the Planning and Zoning Commission
shall determine the number of acres to be reserved based on Table
3. The applicant shall dedicate all such recreation areas to the City
or to a homeowners' association at the discretion of the City. For
residential uses, the City shall determine the overall site, and density,
and apply the appropriate percent of public use donation based upon
the Table 3, below.
|
Table 3 Public Use Requirements
| |||
|---|---|---|---|
|
Lot Size (Sq. Ft.) based upon Density
|
Public Use Donation
%
|
Lot Size (Sq. Ft.) based upon Density
|
Public Use Donation
%
|
|
200,000 or greater
|
2.5%
|
20,000
|
6.0%
|
|
160,000
|
3.0%
|
15,000
|
6.5%
|
|
120,000
|
3.5%
|
10,000
|
7.0%
|
|
80,000
|
4.0%
|
7,500
|
7.5%
|
|
60,000
|
4.5%
|
5,000
|
8.0%
|
|
40,000
|
5.0%
|
3,750
|
8.5%
|
|
30,000
|
5.5%
|
2,500 or less
|
9.0%
|
2.
Minimum Size Of Park And Playground Reservations. In general, land reserved for recreation purposes shall apply to proposed development sites consisting of fifteen (15) acres or larger, if less than fifteen (15) acres then the Subsection (A)(4), Alternative Procedure, may apply. When the percentages from Table 3 would create less than four (4) acres, the Planning and Zoning Commission may require that the recreation area be located at a suitable place on the edge of the subdivision so that additional land may be added when the adjacent land is subdivided. In no case shall an area of less than two (2) acres be reserved for recreation purposes if it will be impractical or impossible to secure additional lands in order to increase its area. When recreation land is not reserved in a subdivision or the land reserved is less than the percentage in Subsection (A)(1) above, the provisions of Section (A)(4) hereof shall be applicable.
3.
Recreation Sites. Land reserved for recreation purposes shall
be of a character and location suitable for use as a playground, playfield
or for other recreation purposes; shall be relatively level and dry;
and shall be improved by the applicant to the standards required by
the Board of Aldermen. Said improvements shall be included in the
subdivision improvement agreement and security. A recreation site
shall have a total frontage on one (1) or more streets of at least
two hundred (200) feet and no other dimension of the site shall be
less than two hundred (200) feet in depth. The Planning and Zoning
Commission may refer any subdivision proposed to contain a dedicated
park to the Board of Aldermen for a recommendation. All land to be
reserved for dedication to the City for park purposes shall have prior
approval of the Board of Aldermen and shall be shown marked on the
plat "Reserved for Park and/or Recreation Purposes."
4.
Alternative Procedure — Money In Lieu Of Land. Where, with respect to a particular subdivision, the reservation of land required pursuant to this Section does not equal the percentage of total land required to be reserved in Subsection (A)(1) above, the Board of Aldermen shall require, prior to final approval of the subdivision plat, that the applicant deposit with the City Treasurer a cash payment in lieu of land reservation. Such deposit shall be placed in a Neighborhood Park and Recreation Improvement Fund to be established by the Board of Aldermen. The deposit shall be used by the City for improvement of a neighborhood park, playground or recreation area including the acquisition of property. The deposit must be used for facilities that actually will be available to and benefit the persons in the subdivision for which payment was made and be located in the general neighborhood of the subdivision.
|
The Board of Aldermen shall determine the amount to be deposited
based on current land appraisals for like property in the area.
|
5.
Applicability To Cluster Developments And Planned Districts. Subdivision plats that contain cluster developments or occur within a planned district shall not be exempt from the provisions of this Section. The percentage of land to be reserved for recreation purposes shall be based on the average single-family lot size within the development. The average lot size shall be determined by the dividing the total square footage of the development by the total number of units. The Planning and Zoning Commission shall then determine the number of acres to be reserved based on Table 3. If no additional area, other than the area to be reserved based on the average lot size, is required by the Board of Aldermen, the full fee shall be paid as required in Subsection (A)(4) above. If further land is required for reservation, apart from that based on the average lot size, payment shall be given as provided by Subsection (A)(4) above.
6.
Other Recreation Reservations. The provisions of this Section
are minimum standards. None of the paragraphs above shall be construed
as prohibiting an applicant from reserving other land for recreation
purposes in addition to the requirements of this Section.
B.
Other Public Uses.
1.
Plat To Provide For Public Uses. Except when an applicant utilizes planned district procedures in which land is set aside as required by the provision of the Zoning Ordinance, whenever a tract to be subdivided includes recreation uses in excess of the requirements of Subsection (A) of this Section or other public use as indicated in any portion of the Comprehensive Plan, the space shall be suitably incorporated by the applicant into the preliminary plat. After proper determination of its necessity by the Planning and Zoning Commission and the appropriate City official or other public agency involved, the site shall be suitably incorporated by the applicant into the preliminary and final plats.
2.
Referral To Public Body. The Planning and Zoning Commission
may propose alternate areas for such acquisition and shall allow the
public body or agency thirty (30) days for reply. The agency's recommendation,
if affirmative, shall include a map showing the boundaries and area
of the parcel to be acquired and an estimate of the time required
to complete the acquisition.
3.
Notice To Property Owner. Upon receipt of an affirmative report,
the Planning and Zoning Commission shall notify the property owner
and shall designate on the preliminary and final plats that area proposed
to be acquired by the public body.
4.
Duration Of Land Reservation. The acquisition of land reserved
by a public agency on the final plat shall be initiated within twelve
(12) months of notification, in writing, from the owner that he intends
to develop the land. Such letter of intent shall be accompanied by
a preliminary plat of the proposed development and a tentative schedule
of construction. Failure on the part of the public agency to initiate
acquisition within the prescribed twelve (12) months shall result
in the removal of the "reserved" designation from the property involved
and the freeing of the property for development in accordance with
these regulations.
[Ord. No. 18-12, 12-11-2018]
A.
General. Existing features that would add value to residential development or to the City as a whole, such as trees, watercourses, historic spots and similar irreplaceable assets, shall be preserved in the design of the subdivision. No trees shall be removed from any subdivision and there shall be no change of grade of the land until the preliminary plat has been approved, the required tree plan has been approved and the developer has received an excavation permit from the City Engineer. The tree plan shall show the number and location of existing trees and shall indicate all trees marked for retention. All trees on the tree plan that are required to be retained shall be preserved and shall be welled and protected against change of grade. See Chapter 215: Tree Conservation and Protection of the Weldon Spring Municipal Code for more detailed information regarding tree plans and tree preservation.
B.
Street Trees.
1.
As a requirement of subdivision approval, the applicant shall
plant approved street trees on the property of the subdivision. Street
trees shall be located on the subject property between twelve (12)
and twenty (20) feet from the back of the curb. One (1) tree shall
be planted for every forty (40) lineal feet of frontage along each
street unless the Planning and Zoning Commission grants a waiver.
The waiver shall be granted only if there are trees growing along
the right-of-way or on the abutting property, which, in the opinion
of the Planning and Zoning Commission, comply with these regulations.
[Ord. No. 18-12, 12-11-2018]
A.
General. If a proposed subdivision includes land that is zoned for
commercial or industrial purposes, the layout of the subdivision shall
accommodate unique land characteristics as required by the Planning
and Zoning Commission. A non-residential subdivision shall also be
subject to all the requirements of site plan approval set forth in
the Zoning Ordinance. Site plan approval and non-residential subdivision
plat approval may proceed simultaneously at the discretion of the
Planning and Zoning Commission. A non-residential subdivision shall
be subject to all the requirements of these regulations, as well as
any additional standards required by the Planning and Zoning Commission,
and shall conform to City's Comprehensive Plan and Zoning Ordinance.
B.
Standards. In addition to the standards in these regulations, the
applicant shall demonstrate to the satisfaction of the Planning and
Zoning Commission that the street, parcel and block pattern proposed
is specifically adapted to the uses anticipated and takes into account
other uses in the vicinity. The following principles and standards
shall be observed:
1.
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
2.
Street rights-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated.
3.
Special requirements may be imposed by the City with respect
to street, curb, gutter and sidewalk design and construction.
4.
Special requirements may be imposed by the City with respect
to the installation of public utilities, including water, sewer and
stormwater drainage.
5.
Every effort shall be made to protect adjacent residential areas
from potential nuisance from a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up to existing
or potential residential development and provisions for a permanently
landscaped buffer strip when necessary.
6.
Streets carrying non-residential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent existing
or potential residential areas.
[Ord. No. 18-12, 12-11-2018]
A.
General Provisions.
1.
Purpose. The purpose of this Section is to control soil erosion
on land that is undergoing development for non-agricultural uses and
to preserve the natural terrain and waterways of land. Soil erosion
scars the land and creates sediment that clogs storm sewers and street
ditches, chokes streams and creates silt lakes, all of which pose
a threat to public health and safety. The provisions in this regulation
are intended to provide a natural community environment and to prevent
soil erosion and reduce costly repairs to gullies, washed-out fills,
water conveyance systems, streets and embankments. Application of
regulations in this document will effectively control soil erosion
and sedimentation.
2.
Scope Of Authority. Any applicant proposing to develop land
within Weldon Spring shall apply to the City Engineer for approval
of required erosion control and interim grading plans as specified
in this regulation.
3.
Performance Guarantee. In order to obtain approval of the required
erosion control plan, the City Engineer shall require the applicant
to post an escrow agreement, lender's agreement or certified check
for an amount to be approved by the City Engineer in an amount of
all work to be completed under the erosion control plan. Ninety percent
(90%) of the funds will be released after all grading and erosion
control measures are in place and vegetation has been established
as verified and approved by the City Engineer. Ten percent (10%) will
be held until the public improvements are accepted by the City or
all disturbed areas have been properly stabilized to ensure that the
erosion control measures are maintained. Once there is no further
land disturbance and all disturbed area have at least seventy percent
(70%) of vegetation re-established, the City Engineer will recommend
that the Board of Aldermen release the final ten percent (10%).
B.
Regulations.
1.
Sediment And Erosion Control Plan Content. Sediment and erosion
control and interim grading plans for grading land areas of one (1)
acre or more shall include the following information. For grading
of areas less than one (1) acre, but more than five thousand (5,000)
square feet, an erosion control plan need not be submitted, but best
practices shall include the placing of sufficient straw bales and/or
silt fences to filter the stormwater run-off as it leaves the property.
No ground shall remain bare for more than fourteen (14) days after
secession of grading on site. After the grading is complete any disturbed
areas on the site shall be seeded and covered with straw to reestablish
vegetation within thirty (30) days of completing the grading.
a.
Sediment and erosion control plans submitted to the City Engineer
shall include three (3) sets of maps and plans with specifications
showing proposed excavation, grading or filling and will include the
following:
(1)
Full name and address of property owner.
(2)
Designation of property address and a location
map.
(3)
Portion of the property that is to be excavated,
graded or filled with excavated material.
(4)
Location of any sewage disposal system or underground
utility line, any part of which is within fifty (50) feet of the proposed
excavation, grading or filling area and the location of any pipeline
operated at a maximum service pressure in excess of two hundred (200)
p.s.i.g., any part of which is within one hundred (100) feet of the
proposed excavation, grading or filling area.
(5)
Existing grade and topography of the premises and
the proposed finished grade and final contour elevation at a contour
interval of not more than two (2) feet on United States Geological
Survey datum.
(6)
Location and present status of any previous permitted
grading operations on the property.
(7)
Details of any temporary drainage system proposed
to be installed and maintained by the applicant and a comprehensive
interim drainage plan designed to safely handle surface water, streams
or other natural drains following heavy rains during grading operations.
(8)
Details of proposed water impoundment structures,
embankments, sediment or debris basins, grass or lined waterways and
diversions with details, locations of proposed stable outlets, and
the location of any downstream impoundments which could be affected
by the proposed grading.
(9)
Details of soil, preparation and revegetation of
the finished grade and of other methods of soil erosion control.
(10)
Proposed truck and equipment access ways to the
work site.
(11)
A ten (10) by twenty (20) foot equipment wash-off
pad consisting of four (4) inch aggregate on geofabric that is serviced
by water to wash off trucks and equipment.
(12)
Delineation of the 100-year floodplain and floodway.
(13)
A statement from the applicant assuming full responsibility
for the performance of the operation as stated in the application.
This statement shall also contain assurance that all City property,
private property and streets will be adequately protected.
b.
A construction schedule for the proposed phasing of development
of the site, including clearing, rough grading, improvement construction
and final grading and landscaping. Phasing should identify the expected
date on which clearing will begin, the estimated duration of exposure
of cleared areas and the sequence of clearing, installation of temporary
sediment control measures, installation of storm drainage and underground
utilities, paving streets and parking areas and establishment of temporary
and permanent vegetative cover. The City Engineer may waive specific
requirements for the content of submissions upon finding that the
information submitted is sufficient to show that the work will comply
with the objectives and principles of these regulations.
2.
Sediment And Erosion Control Plan Approval.
a.
To gain approval, the sediment and erosion control plan must define the measures to be taken to meet erosion control principles and standards as defined in Subsection (B)(3) of this Section. The plan must also assure that sediment is not transported from the site by a storm event of 15-year (frequency), 20-minute (inlet time) or less.
b.
Conservation District Comments. When a plat or plan is submitted
to the Soil and Water Conservation District, the district may make
comments and recommendations. Such comments may pertain, but need
to be limited, to:
3.
Principals And Standards.
a.
All excavations, grading or filling shall have a finished grade not to exceed a three (3) to one (1) slope or thirty-three percent (33%). Steeper grades may be approved by the City Engineer if the excavation is through rock or the excavation or the fill is adequately protected (a designed head wall or tow wall may be required). If retaining walls are proposed, see the requirements in Section 405.160.
b.
Sediment and erosion control plans for sites that exceed one
(1) acre of grading shall provide for sediment or debris basins, silt
traps or filters, staked straw bales or other approved measures to
remove sediment from runoff waters. The design is to be approved by
the City Engineer. Temporary siltation control measures (structural)
shall be maintained until vegetative cover is established at a sufficient
density to provide erosion control on the site. (Refer to Appendix
A of the Unified Development Ordinance for St. Charles County.)
c.
Where natural vegetation is removed during grading, vegetation
shall be re-established in such a density as to prevent erosion. Permanent-type
grasses shall be established as soon as possible or during the next
seeding period after grading has been completed. (Refer to Appendix
A of the Unified Development Ordinance for St. Charles County.)
d.
Mechanized land clearing activities, which cause a disturbance
to the existing soil layer, shall not commence until an interim grading/sediment
and erosion control plan has been approved by the City Engineer. When
mechanized land clearing activities are completed or suspended for
more than thirty (30) days, either temporary vegetation must be established
or temporary siltation control measures must be put in place with
the review and approval of the City Engineer.
e.
When grading operations are completed or suspended for more
than thirty (30) days, permanent grass must be established at sufficient
density to provide erosion control on the site. Between permanent
grass seeding periods, temporary cover shall be provided according
to the City Engineer's recommendation. (Refer to Appendix A of the
Unified Development Ordinance for St. Charles County.) All finished
grades (areas not to be disturbed by future improvement) in excess
of twenty percent (20%) slopes (5:1) shall be mulched and tacked at
the rate of one hundred (100) pounds per one thousand (1,000) square
feet when seeded.
f.
Provisions shall be made to accommodate the increased runoff
caused by changed soil and surface conditions during and after grading.
Non-vegetation open channels shall be designed so that gradients result
in velocities of two (2) f.p.s. and shall be established in permanent
vegetation by use of commercial erosion control blankets, sod or lined
with rock riprap or concrete or other suitable materials as approved
by the City Engineer. Detention basins, diversions or other appropriate
structures shall be constructed to prevent velocities above five (5)
f.p.s. (Refer to Appendices B, C, D, E and F of the Unified Development
Ordinance for St. Charles County.)
g.
All lots shall be seeded and mulched at the rates defined in
Appendix A of the Unified Development Ordinance for St. Charles County
or sodded before occupancy of a structure on any parcel or plat of
land created by subdivision is permitted, except for cases of undue
hardship because of unfavorable ground conditions, as determined by
the City Engineer.
C.
Inspection And Violation.
1.
Inspections. By submitting a sediment and erosion control and
interim grading plan for approval, the applicant consents to the City
inspecting the proposed development site and all work in progress
and to the payment of an hourly inspection fee established by the
Board of Aldermen and listed on the official "Weldon Spring Fee Schedule,"
copies of which are available at City Hall and on the City's web page
(www.weldonspring.org).
2.
Corrections. All violations shall be corrected within the time
limit set forth by the City Engineer specified in the issuance of
a written notice to correct. All persons failing to comply with such
notice shall be deemed in violation of this regulation. The City Engineer
shall also have the right to stop all or any part of the construction
activities and development until all violations have been satisfactorily
corrected. To that end, the City Engineer shall issue a written order
directing that such construction activities and development be stopped
immediately and shall serve that written order upon any person, firm,
corporation or business engaged in such construction activities and
development at the site that is the subject of the violation.
3.
Violations. In the event of a violation, the performance guarantee
proceeds shall be used by the City to complete the planned sediment
and erosion control practices.
4.
Penalties. Any person, firm, corporation or business that violates
any provision of these regulations or order issued under this Section
shall be guilty of a misdemeanor and liable for a fine not to exceed
five hundred dollars ($500.00) a day. Every day that such violation
continues shall constitute a separate violation.
5.
Appeals. Any person denied approval of a sediment and erosion
control and interim grading plan as herein stated shall have the right
to appeal such denial to the Planning and Zoning Commission according
to the variance procedure as described in this Chapter within thirty
(30) days of the date of such denial.
