Source: https://ecode360.com/27934999
Timestamp: 2019-12-07 09:40:56
Document Index: 767767826

Matched Legal Cases: ['§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§ 400', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§5', '§1', '§2', '§6', '§1', '§1', '§1', '§1', '§3', '§1', '§4', '§7', '§2', '§8', '§400', '§1', '§1', '§3', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§535', '§1', '§1', '§9']

City of Bridgeton, MO Subdivision Regulations
Ch 400 Art I In General
§ 400.030 Approval of Plats.
§ 400.040 Definitions.
§ 400.050 Preliminary Plan — Procedure.
§ 400.060 Preliminary Plan — Scale and Content.
§ 400.070 Improvement Plans and Specifications.
§ 400.080 Improvement Installation — Required Performance Bond or Letter of Credit or Escrow Agreement or Payment in Lieu Thereof.
§ 400.090 Final Plat — Procedure.
§ 400.100 Final Plat — Scale and Content.
§ 400.110 Examination of Plans, Etc., By City Engineer.
§ 400.120 Responsibility of Developer's Engineer.
§ 400.130 Inspections.
§ 400.140 As-Built Improvement Plans and Affidavit.
§ 400.150 Minor Subdivisions.
§ 400.160 Minor Boundary Adjustments.
§ 400.165 Lot Without Frontage.
§ 400.170 Display House Plat.
§ 400.180 Fees.
§ 400.190 Variations and Exceptions.
§ 400.200 Parcels or Lots of Land Created or Subdivided in Violation of This Chapter.
§ 400.210 Vacation of Subdivisions.
§ 400.220 Enforcement.
§ 400.230 Study and Report Before Amending Chapter.
§ 400.240 Condominium Plat.
Ch 400 Art II Minimum Design and Development Standards
§ 400.250 Conformance Prior To Approval.
§ 400.260 Streets.
§ 400.270 Easements.
§ 400.280 Blocks, Lots and Building Lines.
§ 400.290 Utilities and Drainage.
§ 400.300 Sidewalks and Retaining Walls.
§ 400.310 Permanent Monuments.
§ 400.320 Dedications.
§ 400.330 Deed Restrictions.
§ 400.340 Public Areas.
§ 400.350 Landscaping.
City of Bridgeton, MO / Land Development Code
Chapter 400 Subdivision Regulations
Section 400.030 Approval of Plats.
Section 400.040 Definitions.
Section 400.050 Preliminary Plan — Procedure.
Section 400.060 Preliminary Plan — Scale and Content.
Section 400.070 Improvement Plans and Specifications.
Section 400.080 Improvement Installation — Required Performance Bond or Letter of Credit or Escrow Agreement or Payment in Lieu Thereof.
Section 400.090 Final Plat — Procedure.
Section 400.100 Final Plat — Scale and Content.
Section 400.110 Examination of Plans, Etc., By City Engineer.
Section 400.120 Responsibility of Developer's Engineer.
Section 400.130 Inspections.
Section 400.140 As-Built Improvement Plans and Affidavit.
Section 400.150 Minor Subdivisions.
Section 400.160 Minor Boundary Adjustments.
Section 400.165 Lot Without Frontage.
Section 400.170 Display House Plat.
Section 400.180 Fees.
Section 400.190 Variations and Exceptions.
Section 400.200 Parcels or Lots of Land Created or Subdivided in Violation of This Chapter.
Section 400.210 Vacation of Subdivisions.
Section 400.220 Enforcement.
Section 400.230 Study and Report Before Amending Chapter.
Section 400.240 Condominium Plat.
Article II Minimum Design and Development Standards
Section 400.250 Conformance Prior To Approval.
Section 400.260 Streets.
Section 400.270 Easements.
Section 400.280 Blocks, Lots and Building Lines.
Section 400.290 Utilities and Drainage.
Section 400.300 Sidewalks and Retaining Walls.
Section 400.310 Permanent Monuments.
Section 400.320 Dedications.
Section 400.330 Deed Restrictions.
Section 400.340 Public Areas.
Section 400.350 Landscaping.
[Ord. No. 80-48 §1, 7-16-1980]
This Chapter shall be known and may be cited and referred to as the Bridgeton Subdivision Ordinance.
The purpose of this Chapter is to control the division of land within the corporate area of Bridgeton in order to promote the public health, safety and general welfare; to further the orderly development of land; to establish accurate records of land subdivisions; to facilitate adequate and coordinated provision for transportation, water, sewerage, schools, parks and other public requirements; and to preserve natural features and historic landmarks.
Every subdivision of land within the corporate area of Bridgeton shall be shown on a plat and submitted to the City for its approval or disapproval in accordance with the provisions of this Chapter. No plat shall be recorded in the office of the St. Louis County Recorder of Deeds and no lots shall be sold from such plat unless and until it is approved as provided for in this Chapter.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 82-51 §1, 10-6-1982; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 08-41 §1, 8-20-2008]
Any street duly accepted by the City, St. Louis County or the State of Missouri for maintenance.
Any street, whether public or private, meeting standards and specifications of the City.
A street primarily for heavy volumes of traffic on a continuous route or for high vehicular speeds with intersections at grade.
A line on a plat between which line and the street no buildings or structures may be erected.
A street intended to move traffic from minor streets to the major highway system. Collector streets are designated on the Major Thoroughfare Plan of the City.
The land set aside for open space including stormwater, retention lakes, ponding or recreational use for the owners of residential lots in a subdivision. This land is conveyed by the developer in fee simple absolute title by a warranty deed to the Trustees. The trust indenture for common land shall provide that it be used for the sole benefit, use and enjoyment of the lot owners present and future and shall be the maintenance responsibility of the trustees of the subdivision. No lot owner shall have the right to convey his interest in common land except as an incident of his ownership of a regularly platted lot.
A plat prepared in accordance with the provisions of Chapter 448, RSMo.
The City Council of Bridgeton.
A grant by a property owner to the public, a corporation, or a person, for the use of land for a specific purpose.
A street intended to carry through traffic and to which owners or occupants of abutting lands have no right of access except at such points and such manner as designated by the public authority controlling such facility. Expressways or freeways are designated on the Major Thoroughfare Plan of the City.
All the property abutting on one (1) side of a street between two (2) intersecting streets (crossing or terminating) measured along the line of the street, or if the street is dead-ended, then all the property abutting on one (1) side between an intersecting street and the dead-end of the street.
A publicly or privately maintained roadway contiguous to, and generally paralleling, an accepted public street, and established for the purposes of reducing points of access to and/or eliminating the parking of vehicles on the accepted public street.
A street intended to carry through traffic to and from major traffic generators such as large shopping areas and major employment centers. Major highways are designated on the Major Thoroughfare Plan of the City as collectors, arterial, expressways and freeways.
A system of describing and identifying land by measure (metes) and directions (bounds) from an identifiable point of reference such as a survey monument, the corner of intersecting streets or other permanent feature.
Any street not an expressway or freeway, major highway or collector street.
A map or drawing on which the plan of a subdivision is presented and which is intended to be submitted for approval and recordation in conformance with the provisions of this Chapter.
Any street which is under the jurisdiction of a private Board of Trustees, or any street which is privately owned.
A strip of land reserved or acquired by dedication, prescription, condemnation, gift, purchase, eminent domain or any other legal means, occupied or intended to be occupied by a street, sidewalk, railroad, utility, sewer, or other similar use.
The paved area existing on the street right-of-way. The width of such paved area is measured at right angles to the centerline of the street.
A public or private right-of-way which affords the principal means of access to abutting property. The width of a street is the distance between property lines measured at right angles to the centerline of the right-of-way.
The division of any land, vacant or improved, into two (2) or more lots, parcels, sites, units, plots or interests for the purpose of offer, sale, transfer of ownership, lease or development either on the installment plan or upon any and all other plans, terms and conditions, including resubdivision. Subdivision includes the division or development of residential and non-residential zoned land, whether by deed, metes and bounds description, devise, intestacy, lease, map, plat or other recorded instrument. Subdivision further includes the dedication or establishment of a public or private street through a tract of land.
SUBDIVISION, MINOR - NON-RESIDENTIAL
A subdivision which establishes not more than four (4) lots in a non-residentially zoned district which meets all of the following requirements:
The proposed subdivision does not include, and this Chapter does not require any improvement other than sidewalks (a right-of-way dedication for the widening of an accepted public street shall not be considered an improvement for this purpose).
The proposed subdivision does not include a provision for common land or recreational facilities.
The proposed subdivision does not adversely affect the development of the parcel proposed for subdivision or of adjoining property.
The proposed subdivision is not in conflict with any provision of this Chapter, the Zoning Ordinance or any other ordinance of the City.
SUBDIVISION, MINOR - RESIDENTIAL
A subdivision which establishes not more than two (2) lots and meets all of the following requirements:
The proposed subdivision does not include, and this Chapter does not require any improvement other than sidewalks (a right-of-way dedication for the widening of an accepted public street shall not be considered an improvement for this purpose). On lots which will be developed as a result of the proposed subdivision and which front on streets already improved or up to City standards, then the proposed subdivision shall not be required to conform to the requirements stipulated in Section 400.260 of this Chapter.
The proposed subdivision does not include a provision for any common land or recreational facilities.
The proposed subdivision is not in conflict with any provisions of this Chapter, the Zoning Ordinance or any other ordinance of the City.
[Ord. No. 90-34 §1, 4-4-1990; Ord. No. 93-47 §1, 6-16-1993; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 96-50 §1, 8-7-1996]
Prior to subdividing or resubdividing any tract or parcel of land within the corporate limits of the City, the owner or his authorized agent shall submit to the Commission an application together with copies of a preliminary plan of the proposed subdivision in the quantity designated by the Commission. The owner or his authorized agent is encouraged to meet with the City's staff prior to formalizing a preliminary plan application to seek advice and direction in presenting the application and required items. (See Section 400.150 for a Minor Subdivision). A copy of the preliminary plan will be sent by the City to each of the following offices for review and comment:
St. Louis County Health Department.
Laclede Gas Company.
St. Louis County Water Company.
St. Louis County Department of Revenue.
Board of Trustees of the fire district serving the property proposed to be subdivided.
Board of Education of the school district serving the property proposed to be subdivided.
St. Louis County Department of Highway and Traffic, or the Missouri Highway and Transportation Commission if access to the proposed subdivision is from a County road or a State road.
City Department of Parks and Recreation.
Crown Cable.
The Commission shall study the preliminary plan with respect to the minimum standards and requirements of the ordinances of the City, as well as comments received from the above offices, and shall recommend to the City Council the approval, approval with conditions, or rejection of such plan within sixty (60) days after the day of submission thereof, unless the applicant agrees to an extension of time. If the Commission does not act within such period of time, the preliminary plan shall be deemed to be recommended as approved, but such approval does not constitute an acceptance of the subdivision final plat by the Commission or the Council. Preliminary plans that do not contain all required information will not be recommended for approval by the Commission.
The owners of property within one hundred eighty-five (185) feet of the land proposed to be subdivided shall be notified by certified mail of the date and time of the meeting at which the Commission will review the preliminary plan and shall be afforded the opportunity to be heard at such meeting. In addition, notice of such time and place shall be published in a newspaper of general circulation in the City of Bridgeton at least fifteen (15) days prior to such meeting.
The City Council, within sixty (60) days of receipt of the Commission's recommendation, shall approve or reject the preliminary plan stating the reasons for any rejection, or shall approve the plan with such conditions as may be within the power of Bridgeton to impose under the standards and provisions of this Chapter. The applicant shall be notified in writing of the Council's action on a preliminary plan.
The Council approval of the preliminary plan shall be valid for a period of two (2) years from the date of such approval, or such longer period as the City Engineer may authorize in writing to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If no final plat is submitted and approved within said two (2) year period, or such longer period as the City Engineer authorizes, the approval of the preliminary plan shall expire.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 96-32 §1, 5-1-1996]
The preliminary plan shall be any scale from one (1) inch equals twenty (20) feet through one (1) inch equals one hundred (100) feet, so long as the scale is an increment of ten (10) feet and shall contain the following information:
A key or location map showing the tract and its relation to the surrounding area.
The name proposed for the tract to be subdivided, which shall be original and not a duplication of the name of any previously recorded subdivision or development in St. Louis County.
The date of submission to the City and the following names and addresses:
The party for whom the plan was prepared.
The engineer or land surveyor designing any required improvement.
The approximate area of the tract stated in tenths of an acre.
Sufficient contour data to indicate the slope and drainage of the tract and the high and low points thereof. Contour data shall extend one hundred fifty (150) feet beyond the limits of the subdivision boundaries. U.S.G.S. data is acceptable.
The location of existing and proposed property lines and streets, watercourses, sink holes, areas within the tract subject to inundation by stormwater, or within an area of special flood hazards as delineated by Chapter 405 of the City Code of ordinances, railroads, bridges, culverts, storm sewers, sanitary sewers, easements of record, existing buildings or other improvements that are to remain, and significant natural features, but not limited to wooded areas and rock formations.
The results of any tests made to ascertain subsurface rock and soil conditions and the water table.
U.S. Survey Township, Range, and Section lines, as well as zoning district, school district, fire district and other special districts in which the tract is located.
Any proposed alteration, adjustment or change in the elevation or topography of any area.
Lot lines and approximate minimum and maximum size of lots into which the tract is proposed to be subdivided.
Proposed type of treatment or method of sewage disposal.
If the developer intends to subdivide any portion of the parcel for use of multiple-dwelling units then the preliminary plat shall, in addition, include the following data:
Gross area of tract.
Net area of tract.
Parking spaces per dwelling unit.
A certification by the party who prepared the plan that the plan is a correct and accurate representation of the matters shown thereon.
An updated title commitment shall be submitted.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996]
Upon receipt of notification of approval of the preliminary plan by the Commission, the applicant may proceed with the preparation of detailed plans and specifications for the improvements required in Sections 400.250 through 400.350. All such improvements shall be designed and constructed in compliance with:
"Design Criteria for the Preparation of Improvement Plans" published by the St. Louis County Department of Highways and Traffic,
"Missouri Standard Plans for Highway Construction" published by the Missouri Highway and Transportation Commission,
MSD Rules and Regulations and Engineering Design Requirements for Sanitary Sewage and Stormwater Drainage Facilities,
Bridgeton Code of Ordinances,
St. Louis County Standard Specifications for Highway Construction,
Missouri Standard Specifications for Highway Construction,
MSD's Standard Construction Specifications for Sewer and Drainage Facilities, and
Other applicable laws, ordinances and Codes, and shall be free of defects.
Such plans and specifications shall be prepared by a registered engineer or land surveyor. The applicant shall submit completed plans and specifications to the City and to the agencies, offices or companies having jurisdiction over such improvements and secure written approvals thereof. Improvement plans shall be prepared on an exhibit twenty-four (24) inches by thirty-six (36) inches and shall contain the following information:
Title page, which shall include key map showing the relationship of the area to be subdivided to the tract and which shall reflect any areas of the tract previously subdivided plus adjacent streets.
Title block showing name and address of the developer and the name, address and seal of the registered engineer or land surveyor preparing the plans.
One (1) or more bench marks, in or near the subdivision to which the subdivision is referenced. The identity and elevation shall be based on the National Geodetic Vertical Datum of 1929.
List of the standards and specifications followed, citing volume, section, page or other references.
Paving details conforming to standards required by this Section for highway construction.
Details of streets, existing and proposed sanitary sewers, drainage channels, swales, and storm sewers conforming to standards required by this Section.
Plans and profiles of streets and sewers, scale not less than one (1) inch equals one hundred (100) feet horizontal; and one (1) inch equals ten (10) feet vertical.
Existing and proposed survey monuments on street plans or on submitted copy of plans to be on proposed record plan.
Prior to constructing such improvements, the applicant shall submit to the City copies of the written approvals from all necessary agencies, offices or companies and obtain authorization from the City to proceed with such construction. The City shall review the approvals to ascertain that the requirements for the improvements contained in Sections 400.250 through 400.350 are being complied with. The City shall either find that such requirements are being complied with and authorize the applicant to proceed with construction, or find that such requirements are not being complied with and identify deficiencies which must be corrected before authorization to proceed is given. The applicant shall be notified in writing of the City's findings.
Approval by the City of the improvement plans shall be valid for a period of two (2) years from the date of approval, or for such longer period as the City Engineer may authorize in writing to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If the construction of the improvements shall not have been completed within the two (2) year period or such longer period as the City Engineer authorized, a resubmission and review of the improvement plans by the City shall be required.
In the event the applicant elects to submit a performance bond or escrow agreements or letter of credit in lieu of constructing improvements as provided in Section 400.080, the copies of approval of the plans and specifications may be submitted with the final plat.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 91-78 §§1 — 2, 11-6-1991; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 99-88 §§1 — 3, 12-8-1999]
Before the final plat of any subdivided area shall be approved and recorded, the subdivider shall make and install the improvements described in this Chapter. In lieu of final completion of the minimum improvements before the plat is finally approved, the subdivider may post a performance bond or a letter of credit or enter into an escrow agreement, in form and substance satisfactory to the Administrative Assistant and the City Engineer, with the City, which performance bond or letter of credit or escrow agreement will ensure to the City that the improvements described in this Chapter shall be completed by the subdivider within two (2) years after final approval of the plat and shall be free from defects. The amount of such performance bond or letter of credit or escrow agreement shall not be less than the estimated cost of completing the improvements described in this Chapter, as such amount is estimated by the City Engineer.
Any performance bond shall conform with the following requirements:
The bonding company shall have an A.M. Best Company rating of at least "B". If the bonding company shall cease to have such rating, the subdivider shall provide a new bond or letter of credit or escrow complying with the requirements of this Section.
The bond shall provide that the bond shall remain in force in its full principal sum until the subdivision improvements are finally approved and accepted by the City and by each agency, office or company having jurisdiction over any of such improvements.
The bond shall remain in force for ten percent (10%) of its full principal sum for a period of one (1) year after the final approval and acceptance of the subdivision improvements by the City and such agencies, offices or companies to guarantee maintenance of the improvements for a one (1) year period after approval and acceptance.
The bond shall contain such other terms and provisions as may be determined by the Administrative Assistant.
Any escrow agreement shall conform with the following requirements:
The escrowee shall not be related in any way to the subdivider or to any lender for the project, and the subdivider shall furnish to the City such written evidence of the independence of the escrowee as may be required by the City.
The escrow funds shall not be co-mingled with any other funds and shall be kept in separate investments approved by the City or in a separate bank account for which the City shall receive monthly statements.
The escrow funds may be withdrawn only upon the joint signatures of an authorized Bridgeton official and the escrowee, except as otherwise provided by law or the escrow agreement.
The City, by direction of the Administrative Assistant or City Engineer, may draw directly on the escrow funds to pay directly for any subdivision improvements that the City may complete or cause to be completed or to pay directly for repairs of any defects in the improvements that occur during the term of the escrow and are not corrected by the subdivider.
The escrowee, upon written demand by the Mayor, Administrative Assistant or City Engineer, shall pay over to the City the balance of the escrow funds in the event the subdivider shall cease work on the subdivision improvements or shall fail to complete such improvements within two (2) years after the final approval of the plat. Said funds shall be held and disbursed by the City to pay for any subdivision improvements that the City may complete or cause to be completed or to pay for repairs of any defects in the improvements that occur within the term of such escrow. The City shall repay to the escrowee or to the other party to the escrow agreement any balance of such funds that may remain after all such payments by the City from such funds.
Any escrow funds held by the City to secure actual construction and installation on each component of the improvements or utilities shall be released within thirty (30) days of completion of each category of improvement or utility work to be installed, minus a maximum retention of five percent (5%) which shall be released upon completion of all improvements and utility work. Any such category of improvement or utility work shall be deemed to be completed upon certification by the City Director of Public Works that the project is complete in accordance with the ordinances of the City including the filing of all documentation and certifications required by the City in complete and acceptable form. The release shall be deemed effective when the escrow funds are duly posted with the United States Postal Service or other agreed upon delivery service or when the escrow funds are hand delivered to an authorized person or place as specified by the owner or developer.
If the City has not released the escrow funds within thirty (30) days as provided in this Section, the City shall pay the owner or developer in addition to the escrow funds due the owner or developer, interest at the rate of one and one-half percent (1½%) per month calculated from the expiration of the thirty (30) day period until the escrow funds have been released. Any owner or developer aggrieved by the City's failure to observe the requirements of this Section may bring a civil action to enforce the provisions of this Section. In any civil action or part of a civil action brought pursuant to this Section, the court may award the prevailing party or the City the amount of all costs attributable to the action, including reasonable attorney's fees.
Nothing in this Subsection (C)(1) shall apply to performance, maintenance and payment bonds or letters of credit required by the City.
The agreement shall contain such other terms and provisions as may be determined by the Administrative Assistant.
The subdivider shall in addition to the escrow fund post a bond for ten percent (10%) of the full amount of the escrow sum for a period of one (1) year after the final approval and acceptance of the subdivision improvements by the City and by each agency, office or company having jurisdiction over such improvements, to guarantee maintenance of the improvements for a one (1) year period after approval and acceptance.
Any letter of credit shall conform with the following requirements:
The issuer of the letter of credit shall be a bank with a banking house in St. Louis or St. Louis County, Missouri. Such bank shall not be related in any way to the subdivider.
The letter of credit may be reduced by the amount authorized by direction of the Administrative Assistant or City Engineer upon completion and inspection of improvements. The City will issue a release letter to the Issuing Bank authorizing a reduction in the obligation secured by the letter of credit. A copy of this letter authorizing the reduction is mailed to the developer.
The letter of credit shall remain in effect for ten percent (10%) of its full sum for a period of one (1) year after such final approval and acceptance to guarantee maintenance of said improvements for a period of one (1) year after approval and acceptance.
The City shall have the right to draw on said letter of credit to pay for any improvements the City may complete or cause to be completed or to pay for any repairs of any defects in the improvements that occur within the aforesaid one (1) year guarantee period and are not corrected by the subdivider.
The letter of credit shall contain such other terms and conditions as the Administrative Assistant may determine.
The amount of any such performance bond or letter of credit or escrow agreement shall be increased, from time to time, by such additional amounts as the City Engineer shall determine are necessary to complete the improvements described in this Chapter or to correct any defects in such improvements.
In the event the subdivider does not within ten (10) days after notification provide such additional amounts as the City Engineer may determine to be necessary to be required to complete or to correct any defect in said improvements, or shall cease work on the subdivision improvements, or shall fail to complete the subdivision improvements in accordance with the approved plans therefor within two (2) years from the date hereof or shall fail to correct any defect in said improvements within ten (10) days after notification to do so, the City, in addition to any other legal remedies available, may pursue any or all of the following remedies:
The City may complete or cause to be completed the improvements described in this Chapter or may correct or cause to be corrected any defect in such improvements.
The City may revoke all building permits issued to the subdivider in the City of Bridgeton and may refuse to issue any further building permits to the subdivider.
The City may order the termination of any further work by the subdivider in the City of Bridgeton.
The City may deny any occupancy permit for any building in the subdivision for which an occupancy permit was not heretofore issued and may file with the Recorder of Deeds of the County of St. Louis a notice that no occupancy permits will be issued for any building in the subdivision.
The City may take any action available with respect to any bond, letter of credit or escrow agreement to protect the City's rights.
The City may sue the subdivider for any additional cost of completing or correcting any defects in the subdivision improvements not recovered from the subdivider or from any performance bond, letter of credit or escrowed account.
All performance bonds or letters of credit or escrow agreements shall be signed or accepted on behalf of the City by the Administrative Assistant.
At any time, upon recommendation of the City Engineer, the City may allow a transfer of funds from an existing bond, escrow account or letter of credit to a Trust and Agency Fund in a sum equal to the cost of construction improvements to adjacent streets required by Section 400.260 as determined at acceptance of the final plat, and such transfer shall be deemed to satisfy such construction improvement requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 93-42 §§1 — 2, 6-2-1993; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 96-49 §1, 8-17-1996]
Upon completion of the construction of required improvements, including final inspections and approvals by the responsible agencies, offices and companies, or the submission to the City of either a performance bond or letter of credit or escrow agreement in accordance with Section 400.080, together with approvals of detailed improvement plans and specifications, the applicant may submit a final plat for all or portion of the lands covered by the preliminary plan. Such submission shall consist of an original drawing on reproducible mylar and copies thereof in the quantity designated by the Commission.
In the case of any proposed subdivision where (1) there is to be common ground and (2) there is to be a subdivision indenture which creates a Board of Trustees for such subdivision and (3) property owners subsequent in interest to the subdivider have not yet elected a majority of the Board of Trustees of such subdivision, the developer of such proposed subdivision shall, before approval of the final plat of such subdivision, deposit with the City a sum of money equal to thirty percent (30%) of the estimated cost of construction of all subdivision improvements except streets, sidewalks and sewers. The City shall maintain said deposit in a separate account for the uses and purposes herein provided.
The City shall retain said deposit until such time as a majority of the Board of Trustees of such subdivision shall be persons elected by property owners in said subdivision subsequent in interest to the subdivider. Upon the subdivider furnishing to the City a letter from the Chairman of the Board of Trustees identifying each member of the Board of Trustees and stating whether such member is a property owner subsequent in interest to the subdivider and certifying that a majority of the Board of Trustees of such subdivision have been elected by property owners subsequent in interest to the subdivider, the City shall refund to the subdivider such deposit.
If the final plat conforms in substance to the approved preliminary plan and if matters relating to required improvements are found in order, the Commission shall recommend to the City Council the approval of the final plat. If such is not the case, the Commission shall recommend to the Council that the final plat not be approved and the applicant shall be informed in writing as to the reasons therefor. The Commission shall act upon a final plat within sixty (60) days of its submission unless the applicant agrees to an extension of the time. A copy of the final plat recommended for approval by the Commission shall be signed by its Chairman.
The recommendation of the Commission shall be presented to the Council for its approval or rejection. If the final plat conforms to the approved preliminary plan and if matters relating to required improvements are found in order, the Council shall approve the final plat. If such is not the case, the final plat shall not be approved. The applicant shall be informed in writing of the action of the Council.
If the Commission has not approved the final plat of the subdivision, the Council may approve said plat only by the affirmative vote of three-fourths (3/4) of all of the members.
Upon approval of the final plat by the City Council, the Mayor and City Clerk shall place their signatures on the plat, with the date of such approval. The applicant shall file the final plat with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Council. If any final plat is not filed within this period, the approval shall expire. Upon recording, the subdivider shall file with the City Engineer one (1) copy of the recorded plat, showing the book and page of recording. Approval of the final plat does not constitute acceptance of dedications or improvements. (See Section 400.320)
The final plat shall be prepared by a registered engineer or land surveyor, and be drawn at any scale from one (1) inch equals twenty (20) feet to one (1) inch equals one hundred (100) feet in any increment of ten (10) feet on one (1) or more sheets whose maximum dimensions are thirty (30) inches by forty-two (42) inches. In certain unusual instances where the subdivided area is of unusual size or shape, the City Engineer may permit a variation in the scale or size of the final plat. If more than one (1) sheet is required, a key map on sheet #1 showing the entire subdivision at reduced scale shall be provided. The final plat shall show and be accompanied by the following information:
North arrow, graphic scale, and name of owner or owners.
All U.S. Survey Section, Township and Range Lines.
The lines of all proposed streets with their widths and names.
The line of departure of one (1) street from another.
The boundary lines of all adjoining lands and the right-of-way lines of adjacent streets with their widths and names.
All lot lines, including their dimensions and an identification system for all lots and blocks.
Building lines and easements for right-of-way provided for public use, services or utilities, with figures showing their dimensions.
All dimensions and bearings, both linear and angular, radii and arcs, necessary for locating the boundaries of the subdivision, blocks, lots, streets, alleys, easements, building lines, and of any other areas for public or private use.
All survey monuments, together with their descriptions.
Certification by the engineer or land surveyor to the effect that the plat represents a survey made by him, and that the locations of all required survey monuments, installed or to be installed, are correctly shown thereon. The month and year during which the survey was made shall also be shown.
Private restrictions and/or trust indentures where required by ordinance and their periods of existence. Should such restrictions and trusteeships be of such length as to make the lettering of same on plat impracticable and thus necessitate the preparation of a separate instrument, reference to such instrument shall be made on the plat.
A certificate by County tax officials showing that there are no delinquent taxes outstanding.
The City Engineer shall assist the Commission in the discharge of its responsibilities under this Chapter by examining preliminary plans, improvement plans and final plats and by coordinating with other officials and agencies as necessary in order to provide the Commission with the professional and technical input appropriate to facilitating its review and decision on each application.
The registered professional engineer or land surveyor employed by the developer to design the improvement plans shall be responsible for the submission of improvement design details and specifications, as well as staking out and supervision of the installation of said improvements.
Periodic inspections by the City Engineer shall be made of the subdivision area during the planning stages and as construction progresses. Final inspection shall be made before improvements are accepted by the City for maintenance.
Upon completion of all improvements and installations as required, the developer's engineer shall file with the City Engineer an affidavit stating that all construction, improvements, work and materials fully comply with applicable specifications and designs. At the same time he shall file with the City Engineer detailed plans, certified by him, showing all improvements and installations as built.
If the City Engineer finds that a subdivision meets all of the requirements for a minor subdivision, as defined in this Chapter, the City Engineer shall waive the requirement of submission of all plans except the final plat.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 88-28 §§1 — 2, 5-4-1988]
In the case of the sale or exchange of parcels of land in residential districts to or between adjoining property owners, where such sale or exchange does not create additional lots and where the original lots are not reduced below the minimum sizes required by the Zoning Ordinance, and where, to the extent physically possible, other requirements of the Zoning Ordinance are complied with, such owners shall submit to the City Engineer a plat showing the proposed adjustment of lot lines together with buildings and other improvements on the properties. The information shown on the plat shall be attested as to correctness by a registered engineer or land surveyor.
In the case of the sale or exchange of parcels of land in Rural, "B" or "M" Districts, to or between adjoining property owners, where such sale or exchange does not create additional lots and where the original lots are not reduced below the minimum sizes required by the Zoning Ordinance, or when no minimum lot size is required by the Zoning Ordinance, the original lot shall not be reduced to less than six thousand (6,000) square feet, and where, to the extent physically possible, other requirements of the Zoning Ordinance are complied with, such owners shall submit to the City Engineer a plat showing the proposed adjustment of lots lines together with buildings and other improvements on the property. The information shown on the plat shall be attested to as to correctness by a registered engineer or land surveyor.
If the City Engineer finds such plat and adjustment in property lines to be in order and in compliance with the requirements of this Chapter and the Zoning Ordinance, he shall approve the plat by signing it on behalf of the City of Bridgeton. The owners shall file the plat with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Engineer. If any such plat is not filed within this period the approval shall expire. The owners shall provide the City with a copy of the recorded plat showing the book and page of recording, as evidence of compliance with the above requirements.
[Ord. No. 96-32 §1, 5-1-1996]
In the case of a proposed subdivision of a lot, that does not have the required frontage on a public street, a permanent easement of access to a public street and for utilities of not less than thirty (30) feet in width will be permitted. A lot developed in this manner is not encouraged unless there is no other alternative to develop the lot or surrounding area. A roadway width of not less than ten (10) feet wide shall be required and meet driveway requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §1, 10-29-1980; Ord. No. 96-50 §1, 8-7-1996; Ord. No. 04-34 §5, 5-19-2004]
The developer of a proposed subdivision containing less than ten (10) lots may, after approval of the preliminary plan by the Commission, submit a display house plat to the City Engineer for review and approval of no more than two (2) display houses.
There may be one (1) display house for every fifteen (15) additional lots beyond the first ten (10) lots, not to exceed ten (10) display houses for the subdivision. The display house plat shall include a complete outboundary survey of the proposed subdivision and the location of each display house in relation to proposed lots. The script of the display house plat shall contain terms and conditions as required by the City Engineer including the following:
The display house plat shall be recorded with the St. Louis County Recorder of Deeds prior to the issuance of a building permit for a display house;
The display house plat shall become null and void upon the recording of a final plat that establishes that each display house is on an approved lot;
No part of the proposed subdivision may be conveyed or an occupancy permit issued for any structure thereon until the display house(s) have been located on approved lots; and
If the initial construction of a display house has not commenced within sixty (60) days after the City Engineer's approval of the display house plat, such approval shall lapse and the said plat shall be null and void.
Display house plat fee, three hundred dollars ($300.00).
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §2, 10-29-1980; Ord. No. 04-34 §6, 5-19-2004]
At the time of filing a preliminary plan of a proposed subdivision, the subdivider shall pay a filing fee based on the following schedule:
Three (3) or less lots
Four (4) to twenty (20) lots
More than twenty (20) lots
At the time of filing a final plat, the subdivider shall pay a fee of two hundred dollars ($200.00) per lot, but not less than five hundred dollars ($500.00). The fees thus collected shall be in lieu of the fees for City permits and inspections during the installation, by the subdivider, or required improvements such as paving, storm drainage facilities and other improvements to rights-of-way.
At the time of filing the plat for a minor subdivision, the subdivider shall pay a filing fee of six hundred fifty dollars ($650.00). At the time of filing a minor boundary adjustment plat, the owner of the land shall pay a filing fee of five hundred dollars ($500.00). For a minor subdivision or a minor boundary adjustment plat, the final plat fee of two hundred dollars ($200.00) per lot is not required.
For any subdivision or planned development with respect to which any Section of this Chapter or the Zoning Ordinance requires the applicant to submit a subdivision indenture or trust indenture, the applicant's filing fee shall be increased by four hundred dollars ($400.00).
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 90-56 §1, 6-6-1990; Ord. No. 00-29 §1, 4-19-2000]
Whenever the tract to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of the requirements contained in this Chapter would result in real difficulties and substantial hardships or injustices, the Commission may vary or modify such requirements so that the subdivider is allowed to develop his property in a reasonable manner but so, at the same time, the public welfare and interests of the City are protected and the general intent and spirit of this Chapter are preserved; provided that where construction standards or requirements are to be varied, the City Engineer concurs that the resultant construction will be adequate to provide the required service and/or meet the anticipated need.
Whenever a subdivision is developed under the planned development provisions of the Zoning Ordinance, wherein public open space as well as traffic and access requirements are being provided as part of an overall plan, the Commission may vary the requirements of this Chapter in any respect; provided that where construction standards or requirements are to be varied, the City Engineer concurs that the resultant construction will be adequate to provide the required service and/or meet the anticipated need; and further provided that the overall dwelling unit density in the development is not greater than that permitted under the Zoning Ordinance.
Whenever the tract to be subdivided is of such unusual size or shape or surrounded by such development and unusual construction that the strict application of applicable lot dimensions and yard setback requirements of the Zoning Ordinance would result in real difficulties and subsequent hardships or injustices, the Commission may vary or modify such requirements so that the subdivider is allowed to develop his property in a reasonable manner, but so, at the same time, the public welfare and interests of the City are protected and the general intent and spirit of this Chapter are preserved; provided, that nothing in this Subsection shall be construed to permit the Commission to vary the minimum lot size as required by the Zoning Ordinance.
The developer may request a variance from any requirement of City ordinances for the construction of sidewalks because of geographic or topographic conditions or the condition of property adjoining the area proposed to be subdivided or any other conditions which would make it impossible, impractical or otherwise not beneficial to the interests of the City to require sidewalk construction, and the developer may also request a waiver for the deposit of funds in lieu of the construction of such sidewalks.
Such request shall be submitted by the developer as an explicit but integral part of the preliminary subdivision plan submitted for consideration to the Planning and Zoning Commission and the City Council.
Upon such request, the Commission may recommend to the Council to grant a variance for the construction of such sidewalks and may also recommend that the deposit of funds for the construction of such sidewalks be waived.
Upon consideration of such request, the City Council may grant such variance or waiver by majority of its vote, however, six (6) affirmative votes will be required to grant such variance or waiver, when such request fails to obtain a positive recommendation from the Planning and Zoning Commission.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §3, 10-29-1980]
The owner of a lot or a parcel of land created or subdivided in violation of or without compliance with the provisions of this Chapter may apply to the City Engineer for the approval of a subdivision plat of said lot or parcel. The owner shall submit a plat for the proposed subdivision along with the application and a filing fee of three hundred dollars ($300.00). The City Engineer shall make an investigation of the facts and circumstances of the original illegal subdivision and the present status of the illegally subdivided lot or parcel of land and shall make a recommendation as to whether the application shall be approved or rejected, taking into consideration conditions that should be imposed and the following factors:
Whether it is impossible, impractical or infeasible to require the owner of the illegally subdivided lot or parcel of land (either alone or in conjunction with other owners of lots or parcels of land which were created or subdivided without compliance with the provisions of this Chapter in conjunction with the illegal subdivision of the applicant's parcel of land) to make boundary adjustments, dedications or other changes so as to make the lot or parcel of land conform to the requirements of this Chapter;
Whether the illegal subdivision was made in justifiable ignorance of the requirements of this Chapter and without an intent to evade the requirements of this Chapter;
Whether the lot or parcel of land was acquired by the present owner or his predecessor in interest in ignorance of the illegality of such lot or parcel;
Whether the failure to comply with the provisions of this Chapter has materially impaired or hindered the ability of the owner of the lot or parcel of land to develop his property in a reasonable manner; and
Whether the public welfare and interest of the City of Bridgeton will be protected and the general intent and purpose of this Chapter will be preserved if the application is granted.
The City Engineer shall forward his findings and his recommendation to the Commission, which shall review the application and forward its recommendation thereon to the Council. The Council may by ordinance approve the plat of the subdivision of the property upon such terms and conditions as the Council determines will most equitably preserve the general intent and purpose of this Chapter. The Council may condition its approval upon the making of such boundary adjustments, dedications or other changes or conditions as the Council deems necessary to preserve the purpose and intent of this Chapter, and the Council shall not enact an ordinance approving any such plat until the applicant has posted bond or other security satisfactory to the City Engineer in an amount approved by the City Engineer to assure to the City completion of any subdivision improvements required under the proposed ordinance for such property.
The enactment of an ordinance approving a plat of a lot or parcel of land created or subdivided in violation of or without compliance with the provisions of this Chapter shall, with respect to approval of that plat, be in lieu of any other proceedings otherwise required under this Chapter.
The owner shall file the plat with the St. Louis County Recorder of Deeds within sixty (60) days after Council approval. If any such plat is not filed within this period the approval shall expire. The owners shall provide the City with a copy of the recorded plat showing the book and page of recording as evidence of compliance with the above requirements.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 80-76 §4, 10-29-1980; Ord. No. 04-34 §7, 5-19-2004]
The owner of lands included within a recorded plat or portion thereof may apply for the vacation of such plat or portion thereof by filing with the Commission an application giving a specific legal description of the property affected, the reasons why such vacation is necessary and the anticipated impact of such vacation on adjacent lands, together with a filing fee of five hundred dollars ($500.00).
The owners of property within one hundred eighty-five (185) feet of the land involved in the proposed vacation shall be notified by certified mail of the date and time of the meeting at which the Commission will review the application and shall be afforded the opportunity to be heard at such meeting.
The Commission shall study the proposal and its possible impacts and shall forward its recommendations thereon to the Council. If the City Council finds that the public welfare and interest of the City will be protected and that the general intent and purpose of this Chapter will be preserved if the vacation is granted, the Council may vacate the plat or portion thereof with such restrictions as it deems appropriate to protect the public interest. If the Commission recommends against the vacation or if a protest against it is presented in writing to the City Clerk, duly signed and acknowledged by ten percent (10%) or more of the owners of land within one hundred eighty-five (185) feet of the property involved in the proposal, the vacation shall not become effective except by the favorable vote of three-fourths (¾) of all of the members of the Council.
No plat of any subdivision shall be entitled to be recorded by the St. Louis County Recorder of Deeds or have any validity until it shall have been approved in the manner prescribed herein.
The Building Official shall not issue building or repair permits for any structure located on a lot in any subdivision, the plat of which has been prepared after June 5, 1957, but which has not been approved in accordance with the provisions contained herein. Neither shall any building or repair permit be issued for a structure located on a lot which has been created, sold or transferred after June 5, 1957, in violation of this Chapter.
The Council shall not permit any public improvements over which it has any control to be made or any money expended for improvements in any area that has been subdivided or upon any street that has been platted after June 5, 1957, unless such subdivision or street has been approved in accordance with the provisions contained herein.
Any person who sells or attempts to sell a lot in violation of this Chapter shall be guilty of a misdemeanor, and shall be punished as provided in Section 100.080 of this Code for each sale or attempted sale.
Any regulations or provisions of this Chapter may be changed and amended from time to time by the Council; provided however, such changes or amendments shall not become effective until after study and report by the Commission, and after a public hearing thereon, held by the Council. If the Commission submits no report within sixty (60) days, or such longer period as agreed to by the Council, it shall be considered to have made a report favoring the proposed changes or amendments.
Section 400.240 Condominium Plat. [1]
[Ord. No. 82-51 §2, 10-6-1982; Ord. No. 04-34 §8, 5-19-2004]
An owner, or his authorized agent, of a tract of land within the corporate limits of the City desiring to file a condominium plat for the subdivision of such tract shall prepare and obtain approval of the preliminary plat of the subdivision in accordance with Sections 400.050 and 400.060, and improvement plans and installation in accordance with Sections 400.070 and 400.080. The preliminary plan shall, in addition to the information prescribed in Section 400.060, provide locations of proposed buildings, the proposed property divisions within existing and/or proposed buildings, the means of ingress/egress to the development, proposed easements, and proposals with respect to trust indentures and public dedications.
Upon completion of the construction of required improvements, including final inspections and approvals by the responsible agencies, officials and companies, or the submission to the City of either a performance bond or escrow agreement in accordance with Section 400.080, together with approvals of detailed improvement plans and specifications, the applicant may submit a condominium plat for all or a portion of the lands covered by the preliminary plan. Such submission shall consist of an original drawing on reproducible mylar and copies thereof in the quantity designated by the Commission, and shall conform to the requirements of Chapter 448, RSMo.
If the condominium plat conforms to the approved preliminary plan and if matters relating to required improvements are found in order, the Commission shall recommend to the City Council the approval of the condominium plat. If such is not the case the Commission shall recommend to the Council that the condominium plat not be approved and the applicant shall be informed in writing as to the reasons therefor. The Commission shall act upon a condominium plat within sixty (60) days of its submission, unless the applicant agrees to an extension of the time. A copy of the condominium plat recommended for approval by the Commission shall be signed by the Chairman.
The recommendation of the Commission shall be presented to the Council for its approval or rejection. If the condominium plat conforms to the approved preliminary plan and if matters relating to required improvements are found in order, the Council shall approve the condominium plat. If such is not the case, the condominium plat shall not be approved. The applicant shall be informed in writing of the action of the Council. If the Commission has not approved the condominium plat, the Council may approve said plat only by the affirmative vote of three-fourths (3/4) of all of the members.
Upon approval of the condominium plat by the City Council, the Mayor and City Clerk shall place their signatures on the plat with the date of such approval. The applicant shall file the condominium plat with the St. Louis County Recorder of Deeds within sixty (60) days after approval by the City Council. If any condominium plat is not filed within this period, the approval shall expire. Upon recording, the subdivider shall file with the City Engineer one (1) copy of the recorded plat showing the book and page of recording. Approval of the condominium plat does not constitute acceptance of dedications or improvements. (See Section 400.320)
The subdivider of a condominium plat shall be subject to the requirements of Sections 400.110 through 400.140 inclusive. The condominium plat shall conform with the requirements of Sections 400.250 through 400.350 inclusive, except when a variance is granted in accordance with the provisions of Section 400.190.
At the time of filing the preliminary plan, the subdivider shall pay a fee of eight hundred fifty dollars ($850.00). Such fees shall be in lieu of fees for City permits and inspections during installation, by the subdivider, or improvements required under this Chapter. At the time of filing the final condominium plat, the subdivider shall pay an additional fee of eight hundred fifty dollars ($850.00).
Cross Reference — Dedications, §400.320 of this code.
No subdivision plat shall be approved by either the Commission or the Council unless it conforms to the minimum standards and requirements of this Chapter.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 81-24 §1, 4-15-1981; Ord. No. 91-78 §3, 11-6-1991; Ord. No. 96-32 §1, 5-1-1996]
Arrangement of streets shall reasonably conform as nearly as possible to the Major Thoroughfare Plan, and the developer shall make provisions for the extension of major, arterial, collector and minor streets. Except for dead-end streets, streets normally shall connect with streets already established or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivision tracts.
Whenever there are indications that an area being subdivided will eventually be resubdivided into smaller building plots, consideration shall be given in the street and lot arrangement of the subdivision to the need for future minor streets that will permit a logical arrangement of smaller lots.
The requirements of this Section shall apply to all streets whether dedicated to the public or retained as private streets.
The minimum right-of-way width shall be eighty (80) feet for major highways, seventy (70) feet for a collector street and fifty (50) feet for a minor street; provided that the minimum for a permanent dead-end street less than two hundred fifty (250) feet in length shall be forty (40) feet; and further provided that right-of-way widths greater than the minimums may be required when needed to accommodate anticipated traffic volumes.
Whenever a street adjoins unsubdivided property for a distance in excess of one hundred (100) feet, a half-street having a right-of-way width of not less than thirty (30) feet may be permitted. Whenever property adjoining a half-street is proposed to be subdivided, the remainder of the right-of-way shall be provided in accordance with the standards of this Chapter for the class of street involved.
Where a subdivision abuts an existing accepted public street that does not meet the standards of this Chapter, the Commission shall require the additional right-of-way and/or construction improvement necessary to meeting such standards on the half of the right-of-way adjacent to the subdivision; provided that upon recommendation of the City Engineer the Commission may waive the required construction improvements, but only if the subdivider deposits with the City a sum equal to the cost of such improvements as estimated by the City Engineer. The City will retain such funds in a Trust and Agency Fund for Future Street Construction as approved by the City Council.
Where a subdivision abuts or contains an existing or proposed major highway, the Commission may require frontage streets parallel and adjacent to such highway or double frontage lots with screen planting and non-access strips at the rear of such lots (adjacent to such highway).
Where topography or other considerations make it desirable, a subdivision may include permanent dead-end streets; provided that, if more than one hundred fifty (150) feet in length, such streets shall terminate in a circular open space having a minimum right-of-way radius of fifty (50) feet; and further provided that such streets shall normally not exceed one thousand (1,000) feet in length.
The minimum roadway width shall be forty-eight (48) feet for major highways, thirty-eight (38) feet for collector streets and twenty-six (26) feet for minor streets; provided that roadway widths greater than the minimums may be required when needed to accommodate anticipated traffic conditions. All streets shall be designed in accordance with "Design Criteria for the Preparation of Improvement Plans" published by the St. Louis County Department of Highways and Traffic, and constructed in accordance with "St. Louis County Standard Specifications for Highway Construction", and shall include storm drainage facilities meeting the requirements of the Metropolitan St. Louis Sewer District.
Minor street intersection jogs or discontinuities with centerline off-sets of less than one hundred (100) feet shall be avoided.
Reserved strips of land which control or limit access at the terminus of streets are prohibited.
A tangent at least one hundred (100) feet long shall be introduced between reverse curves on major highways and collector streets, and the minimum radius for curves on such highways and streets shall be one hundred thirty (130) feet.
A subdivision entrance street shall intersect the major highway or collector street with an interior angle between seventy degrees (70°) and ninety degrees (90°).
A minimum radius of twenty (20) feet at street right-of-way intersection and a minimum radius of thirty-two (32) feet at the back of curb shall be required. Greater radii may be required at the intersection and at the back of curb of a street intersecting with a major street. The Commission may permit comparable cutoffs or cords in lieu of rounded corners.
All streets intersecting on major highways or collector streets shall be directly opposite existing or other proposed streets or shall be a minimum of three hundred (300) feet distant, as measured between street centerlines.
Where a collector street enters or connects with a major highway, the City Engineer must approve the entrance plan. Additional traffic lanes or other traffic safety improvements may be required.
All stub streets in excess of one hundred fifty (150) feet in length shall be provided with a temporary turnaround.
Signs bearing the name of the street, as designated on the final plat, and meeting the size, height and style specifications of the City, shall be placed at all street intersections as well as at all points where the name of the street changes.
The subdivider shall pay for the installation of street lights in accordance with the plan for lighting developed and installation work performed by Union Electric Company. Street lights are required in all residential and commercial subdivisions. Such plan and installation work is subject to the approval of the City Engineer.
Easements shall be provided as requested by the City Engineer and the several utility companies and agencies providing service to the area for the purposes of:
Installing and maintaining utility services and facilities;
Providing proper surface drainage within and through the subdivision;
Permitting the construction and maintenance of slopes for street cuts and fills which extend beyond the limits of the right-of-way; and
Providing adequate area to contain facilities or improvements necessary to take care of flooding or erosion along any stream or surface drainage course within the subdivision.
Except as the Commission deems necessary to secure the efficient use of land or desired features of street layout, block lengths shall not exceed two thousand (2,000) feet.
All side lines of lots shall be at right angles or radial to street lines unless the City Engineer deems a variation will provide a better street and lot plan. Except as otherwise provided in this Chapter, lots with double frontage shall be avoided.
Lots shall have an area and lot width at the building line that conform with the requirements of the zoning district(s) in which the lots are located. The area of street rights-of-way, whether dedicated to the public or retained as private streets, shall not be included in calculating the area of lots.
Lots larger than the minimum required by zoning regulations are desirable. Lots shall have a width and depth entirely adequate to meet the yard requirements of zoning regulations. Corner lots shall have extra width sufficient to permit the establishment of front building lines on both the front and street side of the lot.
Where lots front upon a circular terminus of a dead-end street or upon a curve of a street having a radius of two hundred (200) feet or less, the minimum lot width at the right-of-way line shall be not less than fifty percent (50%) of the width required at the building line.
Building lines shall be shown on all lots intended for residential use and may be required by the Commission for other lots when deemed necessary to secure a desirable pattern of development. Building lines shall provide for setbacks not less than required by ordinances of the City. Restrictions requiring buildings to be built at or behind the building line shall be either shown on the plat or contained in a separately recorded instrument referred to on the final plat.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 84-31 §1, 5-16-1984; Ord. No. 89-62 §1, 7-5-1989; Ord. No. 91-71 §1, 10-2-1991; Ord. No. 96-32 §1, 5-1-1996]
The subdivider shall contract with and deposit the necessary funds with the St. Louis County Water Company for water lines and fire hydrants to serve all the lots in the subdivision, and shall sign the contract provided, agreeing not to request said contract to be canceled after the final plat is filed.
Where a public sanitary trunk sewer is reasonably accessible or where plans for the installation of such sanitary trunk sewer have been prepared and approved by the Metropolitan St. Louis Sewer District, the subdivider shall connect with such sanitary trunk sewer and provide adequate sanitary sewer lines accessible to each lot, all in compliance with the ordinances of said district and under the supervision of said district. In the event that the connection with a planned trunk sewer line is not immediately practicable, the use of temporary disposal facilities will be permitted provided that such facilities are constructed in compliance with the standards and requirements of the Metropolitan St. Louis Sewer District and the St. Louis County Department of Health; and further provided that covenant provisions requiring owners to make such connection when it becomes practicable are either shown on the plat or contained in a separately recorded instrument referred to on the plat.
Where a public sanitary trunk sewer is not readily accessible and plans for same have not been prepared, the subdivider may elect to utilize individual sewage disposal devices for each lot; provided that each such lot contains at least twenty thousand (20,000) square feet; and further provided that the design and installation of such devices is in accordance with the regulations and requirements of the Missouri Department of Natural Resources and the Metropolitan St. Louis Sewer District as well as in accordance with the requirements and results of percolation tests made under the provisions of Chapter 610 of the St. Louis County Code of Ordinances.
Adequate provision shall be made for the disposal of stormwater, including as may be necessary, improvement of channels, construction or reconstruction of bridges and the installation of enclosed pipes or conduits. In this connection, the subdivider shall comply with the provisions of the Metropolitan St. Louis Sewer District regarding stormwater retention; provided that a retention facility for residential development shall be located on common ground or easements and shall be at least thirty (30) feet from all property lines defining the limits of such common ground and easements. Retention facility for non-residential developments shall be located on common ground or easements and shall be at least fifteen (15) feet from all property lines defining the limits of such common ground or easements, except that the facility shall be at least thirty (30) feet from any adjacent residential property. Plans developed for the purpose of complying with these provisions shall comply with the requirements of the Metropolitan St. Louis Sewer District.
All utility lines, including but not limited to electric, telephone and cable television distribution lines, shall be installed underground in and through all subdivisions platted hereafter, provided that:
Cable switching enclosures, pad mounted transformers, service pedestals, and terminal poles (where connections are made to existing overhead facilities) may be installed above ground;
The conversion of existing overhead facilities shall not be required;
Intercity transmission lines shall not be required to be underground;
In non-residential subdivisions service laterals of thirty-four (34) KV or higher shall not be required to be underground.
In those instances where the City Engineer, because of geographic or other natural conditions in the area proposed to be subdivided, concludes that it will be impossible, impractical or otherwise not beneficial to the interests of the City to require strict compliance with the provisions for undergrounding utility lines, the City Engineer shall have the authority to waive such requirements but only to the extent necessary to overcome the identified problem.
[Ord. No. 80-48 §1, 7-16-1980; Ord. No. 89-93 §1, 11-1-1989]
Sidewalks shall be required along both sides of major highways, where deemed essential for the public safety by the Commission, and shall be required along both sides of collector streets and both sides of minor streets. The minimum thickness of sidewalks shall be four (4) inches, except that such minimum shall be six (6) inches at driveways. The minimum width of sidewalks shall be four (4) feet. Plans for sidewalks shall conform in other respects to City standards.
All retaining wall material in new subdivisions shall be constructed of decorative, interlocking masonry block such as Versalok, Keystone, Allenblock or similar; poured reinforced concrete. Gabion baskets may be used for stormwater channel walls only.
Section 400.310 Permanent Monuments. [1]
All subdivision boundary corners and all other points deemed necessary by the City Engineer shall be definitely marked with permanent monuments. A permanent monument shall be constructed of concrete extending a minimum of four (4) inches below the frost line or steel pipe firmly imbedded in concrete which so extends below the frost line. Should conditions prohibit the placing of monuments on line, off-set marking will be permitted, provided that exact off-set courses and distances are shown on the final plat. A permanent bench mark shall be accessibly placed, the elevation of which shall be based on the National Geodetic Vertical Datum of 1929, and the location and elevation of which shall be accurately noted on the final plat.
Cross Reference — Authority and responsibility of city engineer regarding subdivision monuments, §535.120.
Where private streets are established, adequate provision shall be made in the deed restrictions accompanying the plat to dedicate such areas to a subdivision Board of Trustees and to make proper provision for said Board of Trustees to have the power of assessment of property owners in the subdivision for the supervision, maintenance, and construction or reconstruction of improvements in such streets.
Whenever any sanitary sewers, storm sewers, drainage channels or other improvements are required under this Chapter, or provided for or installed in any property, the subdivider shall provide, in a form and manner satisfactory to the City Attorney, for the dedication for public use forever, to the City or the private company or other public agency responsible for the maintenance of such improvements, of all easements and installations for sanitary sewers or stormwater sewers or other drainage facilities, which easements and installations shall be subject to acceptance by the City Engineer or such private company or other public agency.
Whenever a subdivider elects to dedicate streets to the City, he shall provide for same in a form and manner satisfactory to the City Attorney, and such dedication and improvement thereon shall be subject to acceptance by the City Engineer.
The Commission or its staff shall confer with the subdivider regarding the type and character of development that will be permitted in the subdivision, and may agree with the subdivider as to certain minimum restrictions to be placed upon the property to prevent the construction of substandard buildings, and control the type of structures or the use of the lots which, unless so controlled, would clearly depreciate the character and value of the proposed subdivision and of adjoining property. Deed restrictions or covenants should be included to provide for the creation of a property owners' association or Board of Trustees for the proper protection and maintenance of the development in the future.
Where the subdivision contains private streets, sewers, sewage treatment plants, water supply systems, storm drainage areas or facilities, park areas or other physical facilities necessary or desirable for the welfare and benefit of the area which are not or cannot be satisfactorily maintained by any existing public agency, provisions shall be made by trust agreement made a part of the deed restrictions, acceptable to any agency having jurisdiction over the location and improvement of such facilities, for the proper and continuous maintenance and supervision of such facilities.
All deed restrictions shall be shown on the plat or contained in a separately recorded instrument referred to on the final plat. In no event shall any deed restrictions or covenants contain reversionary clauses pursuant to which title to any lot shall revert to the subdivider as the result of a violation of the terms of any such deed restrictions or covenants where the reversion to the subdivider would serve no purpose beneficial to the subdivision and would be confiscatory in nature.
Where a proposed park, playground, school or other public area shown on the City Comprehensive Plan is located in whole or in part in a subdivision, the Commission may request the cooperation of the developer for reservation of such area within the subdivision for a reasonable length of time to allow purchase or necessary option arrangements by appropriate public agencies. Where such open space should be a part of more than one (1) subdivision, the site should be selected at or near the boundary of the subdivision in order that it may be combined with the land reserved by the adjacent developers.
[Ord. No. 87-84 §1, 9-2-1987; Ord. No. 96-32 §1, 5-1-1996; Ord. No. 04-34 §9, 5-19-2004]
A subdivision landscape plan shall be submitted for review to the City Engineer. At the time of submitting such landscape plan, the subdivider shall pay a fee of seventy dollars ($70.00) This plan shall contain types, sizes and locations of all proposed and existing plantings. The subdivider shall install and guarantee for a period of at least one (1) year the proposed plantings shown on the approved plan.
For all single-family residential subdivisions there shall be a minimum of one (1) tree on every lot; provided that for lots having frontage on more than one (1) street there shall be a minimum of one (1) tree on the lot for each street on which the lot fronts. For two-family or multi-family residential subdivisions (including condominium developments) as well as for common ground, there shall be a minimum of two (2) trees for each building or for each one hundred (100) feet of street frontage, whichever results in the larger number. For non-residential subdivisions there shall be a minimum of one (1) tree for each fifty (50) feet of street frontage.
Trees may be of the hardwood or softwood varieties as approved by the City Engineer. Each tree shall be at least one and one-half (1½) inches in caliper. A maximum of forty percent (40%) of one (1) species may be utilized to meet planting requirements within each final plat of a subdivision.
No tree shall be planted closer than thirty (30) feet from any existing or proposed street light, nor closer than ten (10) feet from any manhole or stormwater inlet. At street intersections trees and shrubs shall conform with the requirements of Subsection (A) of Section 545.130.
The City Engineer shall require groundcover appropriate to ensure proper surface water runoff. The City Engineer may require the clearing of underbrush and shall require sodding, seeding and other landscape improvements in common ground where land has been altered.