St Peters City Zoning Code
ARTICLE VIII
Subdivision Regulations
Section 405.570 General Provisions - Compliance With Regulations.
Section 405.575 Preliminary Plat Or Site Plan.
[R.O. 2007 § 405.575; Ord. No. 1523 §§ 8.0102 — 8.0106, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3159 § 1, 12-16-1999; Ord. No. 4266 § 2, 4-28-2005; Ord. No. 5132 § 16, 1-8-2009]
A.
Filing Fee.
1.
To defray partially the costs of notification and administration procedures, there shall be paid to the Administrative Officer or his/her designee, at the time of submission of a preliminary plat or site plan, a fee in the following amount:
a.
At the time of submittal of a preliminary plat or site plan, a fee shall be paid to the City of St. Peters according to the fee schedule in Appendix A to this Title.
b.
At the time of submittal of a record plat, a fee shall be paid to the City of St. Peters according to the fee schedule in Appendix A to this Title.
2.
No action of the Planning and Zoning Commission or Mayor and Board of Aldermen shall be valid until the fee has been paid to the Administrative Officer or his/her designee. This fee will be charged on all plats, regardless of the action taken, whether plat is approved or disapproved. Any resubmittal of a revised plat involving a review by the Planning and Zoning Commission will be subject to the same fee procedure as outlined above.
B.
Approval.
1.
No plat of a subdivision shall be recorded or land development started, excluding location of utilities, soil testing, core sampling, or surveying unless approval for same is granted by the City Engineer, or until the preliminary plat has been submitted to and approved by the Planning and Zoning Commission in accordance with the regulations set forth in these regulations and so certified by the City Clerk.
2.
The preliminary plat shall include, at a minimum, all contiguous property for which a developer or land owner are the fee simple owner or owner under contract.
C.
Prepared By Registered Land Surveyor. Every plat shall be prepared by a registered land surveyor duly licensed by the State, who shall endorse upon each plat a certificate signed by him/her setting forth the title of the owner of the land subdivided, and the place of record of the last instrument in the chain of the title, and shall cause his/her seal to be affixed on the face of the plat.
D.
Required Statement. Every plat or the deed of dedication to which such plat is attached, shall contain, in addition to the registered land surveyor's certificate, a statement to the effect that "The above and foregoing subdivision of (here insert correct description of the land subdivided) as appears in the plat in question, is with free consent and in accordance with the desire of the undersigned owners, proprietors and trustees, if any, shall be duly acknowledged, before some officer authorized to take acknowledgements, of deeds and when then executed and acknowledged, shall be filed and recorded in the office of the Recorder of Deeds of the County and indexed under the names of the owners of the lands signing such statement and under the name of the subdivision".
E.
Use Of Unapproved Plat In Sale Of Land — Penalty — Vacation Or Injunction Of Transfer. No owner, or agent of the owner, of any land located within the platting jurisdiction of any municipality, knowingly or with intent to defraud, may transfer, sell, agree to sell, or negotiate to sell that land by reference to or by other use of a plat of any purported subdivision of the land before the plat has been approved by the Board of Aldermen or Planning and Zoning Commission and recorded in the office of the appropriate County Recorder unless the owner or agent shall disclose in writing that such plat has not been approved by such Board of Aldermen or Planning and Zoning Commission and the sale is contingent upon the approval of such plat by such Board of Aldermen or Planning and Zoning Commission. Any person violating the provisions of this Subsection shall forfeit and pay to the municipality a penalty not to exceed three hundred dollars ($300.00) for each lot transferred or sold or agreed or negotiated to be sold; and the description by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from this penalty. A municipality may enjoin or vacate the transfer or sale or agreement by legal action, and may recover the penalty in such action.
Section 405.580 Improvement Plans.
[R.O. 2007 § 405.580; Ord. No. 1523 § 8.0201, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996]
A.
Improvement plans, including the following, for improvements to be installed shall be prepared by a qualified registered professional engineer and submitted in accordance with the specifications of the City and/or City Engineer or his/her designated representative.
C.
Grading Plan And Sewer Plans And Profiles.
1.
A plan for the grading of the proposed development showing existing ground contours at intervals of five (5) feet or less and proposed contours at two (2) feet intervals.
2.
The plans and profile of proposed sanitary sewers and stormwater sewers or storm drainage plans, with grade and size indicated. The drainage area contributing to the flow in each storm sewer shall be shown on a map and hydraulic calculations shall be provided for all sewers.
D.
Water Distribution Plan. A plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants.
E.
Erosion Control Plan. An erosion control plan identifying specific control methods to be used during site development. The plan shall also include procedures to be implemented to prevent unacceptable levels of soil, rock, and gravel being deposited on existing public streets and/or property via construction traffic.
F.
Utility Plan. A plan of the proposed utility systems, including but not limited to, natural gas, electric, and telecommunication systems, showing sizes and location of such facilities.
G.
For all improvement plans and as-builts, a digital media copy of such information shall be submitted to the Engineering Dept. in a computer readable format approved by the City Engineer upon approval of the improvement plans by the Engineering Department and within ninety (90) days of completion of the project.
[Ord. No. 7709, 9-22-2022]
Section 405.585 Public Improvements Installed Or Guaranteed.
[R.O. 2007 § 405.585; Ord. No. 1523 § 8.0202, 5-11-1989; Ord. No. 1617 § 1, 4-12-1990; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3171 § 1, 1-13-2000; Ord. No. 3558 § 1, 11-15-2001; Ord. No. 3622 § 1, 3-14-2002; Ord. No. 3775 § 1, 1-27-2003; Ord. No. 5629 § 2, 8-11-2011]
Subdivision public improvements shall be constructed, installed, completed, dedicated, maintained, and guaranteed in the same manner as provided in Section 405.460(F).
Section 405.590 Permits Required.
[R.O. 2007 § 405.590; Ord. No. 1523 § 8.0203, 5-11-1989; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3159 § 1, 12-16-1999; Ord. No. 3171 § 1, 1-13-2000; Ord. No. 3191 § 1, 2-10-2000]
A.
Construction Permits. A construction permit will be required for facilities which are to be dedicated to the City, or for which the City must assume the ultimate responsibility of maintenance, namely:
B.
Excavation Permits. An excavation permit is required for all excavations in new developments as well as previously developed areas of the City. These permits may be applied for in the Engineering Department at City Hall.
C.
Site Development Permits. A site development permit shall be required for any property developed in the City of St. Peters. The site development permit shall be applied for to the Engineering Department at City Hall. At the time of permit issuance, a fee shall be paid to the City of St. Peters as stated in Appendix A of this Title IV.
Section 405.593 Excavation Near Pipelines.
[Ord. No. 5006 § 1, 5-22-2008]
A. EXCAVATION NOTIFICATION CENTER PERSON
For the purposes of this Section the following terms, certain words and terms are hereby defined as follows:
Any operation in which earth, rock or other material in or on the ground is moved, removed, or otherwise displaced by means of any tools, equipment or explosives and includes, without limitation, backfilling, grading, trenching, digging, ditching, drilling, well-drilling, augering, boring, tunneling, scraping, cable or pipe plowing, plowing-in, pulling-in, ripping, driving, and demolition of structures, except that, the use of mechanized tools and equipment to break and remove pavement and masonry down only to the depth of such pavement or masonry, the use of high-velocity air to disintegrate and suction to remove earth, rock and other materials, and the tilling of soil for agricultural or seeding purposes shall not be deemed excavation. Backfilling or moving earth on the ground in connection with other excavation operations at the same site shall not be deemed separate instances of excavation.
A statewide organization, established pursuant to Sections 319.010 through 319.050, RSMo., as amended, operating twenty-four (24) hours a day, three hundred sixty-five (365) days a year on a not-for-profit basis, supported by its participants, or by more than one (1) operator of underground facilities, having as its principal purpose the statewide receipt and dissemination to participating owners and operators of underground facilities of information concerning intended excavation activities in the area where such owners and operators have underground facilities, and open to participation by any and all such owners and operators on a fair and uniform basis. Such notification center shall be governed by a board of directors elected by the membership and composed of representatives from each general membership group.
Any individual, firm, joint venture, partnership, corporation, association or cooperative.
B.
It shall be unlawful for any person to perform any excavation, or to direct the performance of any excavation, within the corporate limits of the City of St. Peters within an area twenty-five (25) feet from the nearest existing marker identifying the location of a pipeline, running along the line of the easement for the pipeline identified by the marker and measured parallel to and from the location of the marker, or, if no marker is present, within fifty (50) feet from the nearest existing pipeline measured to and from the center of such pipeline easement without having first obtained a permit from the Engineering Department. Any permit required pursuant to this Section shall be requested from the Engineering Department at least two (2) working days, but not more than ten (10) working days, before performing any excavation.
1.
The provisions of Subsection (B) shall not apply to any publicly owned or regulated utility which is repairing or replacing any of its facilities due to damage caused during an unexpected occurrence or when making an excavation at times of emergency resulting from a sudden, unexpected occurrence, and presenting a clear and imminent danger demanding immediate action to prevent or mitigate loss or damage to life, health, property or essential public services. "Unexpected occurrence" includes, but is not limited to, thunderstorms, high winds, ice or snow storms, fires, floods, earthquakes, or other soil or geologic movements, riots, accidents, water pipe breaks, vandalism or sabotage which cause damage to surface or subsurface facilities requiring immediate repair. A public or regulated utility may proceed regarding such emergency, provided all reasonable precautions have been taken to protect the underground facilities. In any such case, the public or regulated utility shall give notification, substantially in compliance with Subsection (C), as soon as practical.
C.
It shall be unlawful for any person to perform any excavation, or to direct the performance of any excavation, requiring a permit pursuant to Subsection (B), above, without having first contacted the notification center in the manner provided in Sections 319.010 through 319.050, RSMo., as amended.
Section 405.595 Final Plat Requirements.
[R.O. 2007 § 405.595; Ord. No. 1523 § 8.0204, 5-11-1989; Ord. No. 1617 § 1, 4-12-1990; Ord. No. 1988 § 1, 3-25-1993; Ord. No. 2120 § 1, 3-10-1994; Ord. No. 2312 § 1, 6-8-1995; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3370 § 1, 1-11-2001; Ord. No. 3451 § 1, 5-24-2001; Ord. No. 3781 § 1, 2-20-2003; Ord. No. 4237 § 2, 3-10-2005; Ord. No. 4300 § 1, 6-23-2005]
A.
The final (record) plat shall contain as a minimum:
1.
Final Plat. Upon completion of all required improvements or of an escrow agreement for said improvements, the developer shall file with the Commission the final plat of the subdivision of lot. (The final plat may include all or any reasonably acceptable part of the approved preliminary plat, and completion of improvements, or the escrow agreement therefore need only cover that portion of the plat for which final approval is requested.)
2.
Number Of Copies And Required Scale.
a.
The applicant shall submit a digital version of the plat through the City's online portal for review by the staff and Planning and Zoning Commission.
[Ord. No. 7709, 9-22-2022]
b.
After approval by the Board of Aldermen and prior to recording same, the applicant shall submit an original mylar (or similar durable material) of said plat for the necessary approval signatures from the City.
c.
All plats shall be submitted in a format approved by the City Engineer. The plat shall be drawn at a scale of one hundred (100) feet or less to the inch. Said scale shall be indicated on the plat graphically. The plat shall comply with all requirements of the St. Charles County Recorder of Deeds. For all record plats a digital media copy of such information shall be submitted in a computer readable formal approved by the City within ninety (90) days of plat recording.
[Ord. No. 7192, 8-22-2019; Ord. No. 7709, 9-22-2022]
3.
Bearing — Distances. True bearings and distances to nearest established street bounds, patent or other established survey lines, or other official monuments, which monuments shall be located or accurately described on the plat. Any patent or other established survey or corporation lines shall be accurately monument-marked and located on the plat, and their names shall be lettered on them. The length of all arcs-radii, points of curvature and tangent bearings; all easements and right-of-way when provided for or owned by public services (with the limitation of the easement rights definitely stated on the plat); all lot lines with dimensions in feet and hundredths, and with bearings and angles to minutes. In addition, the outboundary of the subdivision shall be tied to the Missouri Coordinate System 1983 in accordance with the current Minimum Standards for Property Boundary Surveys 4CSR30-16 and its subsequent amendments and the coordinates of the controlling corners shall be shown on the plat.
4.
Monuments. The accurate location and material of all permanent reference monuments.
5.
Lot And Block Numbers. Lots shall be arranged in numerical order. The size of each lot shall be shown to the nearest square foot residential lots and nearest hundredths of an acre for commercial and industrial lots.
6.
Dedicated Property. The accurate outline of all property which is offered for dedication for public use and of all property that may be reserved by covenant in the deeds for the common use of the property owners in the subdivisions, with the purpose indicated thereon. Common land shall be conveyed by the owner in fee simple absolute title by warranty deed to trustees for the subdivision. All lands dedicated to public use shall be marked on each plat "Dedicated to the Public" and shall be accepted, in writing, by the Governing Body of the City by affixing the signature of the duly designated official on the plat. Also, the dedication script should include provisions for the use of telecommunication services.
7.
Surveyor's Certificate. Affidavit or certificate by a qualified registered land surveyor to the effect that he/she has fully complied with the requirements of these regulations and the subdivided laws of the State of Missouri governing surveying, dividing and mapping of the land; that the plat is a correct representation of all the exterior boundaries of the land surveyed and the subdivision of it; that the plat represents a survey made and that all monuments indicated thereon actually exist and their location, size and material are correctly shown.
8.
Easements. All easements, including standard utility perimeter easements, drainage easements, and cross-access easements, shall be shown on the record plat when applicable.
9.
Approval Or Disapproval Of Final Plat.
a.
The developer shall submit the final plat of the proposed subdivision which shall conform to the requirements as established within these subdivision regulations at least ten (10) working days prior to the regular meetings of the Planning and Zoning Commission at which the action is desired.
b.
Within sixty (60) days after the submission of a plat to the Commission, the Commission shall recommend approval or disapproval of the plat, unless the developer agrees in writing to an extension of this time period; otherwise, the plat is deemed approved by the Commission.
c.
The Planning and Zoning Commission shall forward the Board of Aldermen the Commission's recommendations pertaining to the proposed final plat. All plats shall be acted on by the Planning and Zoning Commission within sixty (60) days of plat submittal to the City.
d.
The Board of Aldermen shall, upon the receipt of the recommendations by the Planning and Zoning Commission, approve or disapprove the proposed final plat.
e.
Tracts and platted lots contained in previously approved record plats where some activity toward ultimate development has occurred in accordance with the zoning and subdivision regulations which were in effect at the time of approval of said plat by the City, and for which the City has issued a permit, may be developed as previously approved.
10.
Tax Paid Certificate. Each plat requires a certification issued by the authorized City and County Officials to the effect that there are no unpaid taxes due and payable at the time of plat approval and no unpaid special assessments, whether or not due and payable at the time of plat approval, or any of the lands included in the plat, and that all outstanding taxes and special assessments have been paid on the property dedicated to public use.
11.
If a record plat does not include all property in an approved preliminary plat or all remaining property where previous record plats of a portion of a subdivision have been recorded:
a.
In a residential subdivision, no property may be omitted:
i.
If a resulting tract is less than ten (10) acres in area or any resulting side of an omitted tract is less than three hundred (300) feet in length, unless such a side is the original boundary of the original legally-existing tract. Until subdivided, such omitted tract is a developable lot on which no more than one (1) residence may be constructed; or
ii.
Unless the development is a Planned Urban Development (PUD), in which case the omitted property is not developable and does not constitute a lot of record for any purpose under the Zoning Code until included in a record plat.
b.
In a non-residential subdivision, omitted property is not developable and does not constitute a lot of record for any purpose under the Zoning Code until included in a record plat.
12.
The plat must provide a note that all existing gas and/or hazardous liquid pipelines or pipeline facilities through the subdivision have been shown, or that there are no such existing pipeline facilities within the limits of the subdivision.
Section 405.600 Design Standards - Comprehensive Plan - Compliance.
[R.O. 2007 § 405.600; Ord. No. 1523 §§ 8.0300 — 8.0301, 5-11-1989]
The subdivision layout shall conform to the official major street plan or other elements of the Comprehensive Plan. Whenever a tract to be subdivided embraces any part of a highway, thoroughfare or other major or collector street so designated on said plan, such part of such public way shall be platted by the developer in the location and at the width indicated in the plan.
Section 405.605 Street And Block Layout.
[R.O. 2007 § 405.605; Ord. No. 1523 § 8.0302, 5-11-1989; Ord. No. 1988 § 1, 3-25-1993; Ord. No. 3159 § 1, 12-16-1999]
A.
The street layout of the subdivision shall be in general conformity with a plan for the most advantageous and aesthetically pleasing development of the entire neighborhood, including adjoining areas. Where appropriate to the design, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect.
1.
Dead-End Streets. Dead-end streets of reasonable length (normally not over five hundred (500) feet) by may be approved where necessitated by topography or where, in the opinion of the Commission, they are appropriate for the type of development contemplated.
2.
Intersecting Streets. Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors of good design permit. Four-way intersections shall be used for minor interior street wherever practicable and not in conflict with other applicable design principles and standards. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be avoided.
3.
Half-Width Street. Wherever there abuts the tract to be subdivided a dedicated or platted and recorded half-width street or alley, the other half-width of such street or alley shall be platted such that the ultimate right-of-way conforms to the minimum standards included herein.
4.
Block Widths. Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depth, except in the case of reversed frontages.
5.
Block Length. The length of blocks shall be such as may be appropriate, in the opinion of the Planning and Zoning Commission, for the locality and the type of development contemplated, but shall generally not exceed one thousand four hundred (1,400) feet where the average size of lots does not exceed two (2) acres in area.
6.
Access.
a.
Each lot shall be provided with access to a public street or highway to assure convenient ingress and egress to and from such lot, and to provide adequately for the layout of utilities, garbage and waste removal, fire and Police protection, and other services, and to protect and further the public health and safety generally.
b.
Commercial and industrial developments shall not be directly accessed via a street from areas zoned "R-1", "R-1(A)", "R-2", "R-3(A)", "R-3(B)" or "R-M", unless special circumstances exist as may be determined by the City Engineer.
7.
Curb Cuts. The location of all curb cuts, driveways, entrances, or other street access points within City rights-of-way shall be as reviewed and approved by the City Engineer. Proposed curb cuts, driveways, entrances, or other street access points shall be indicated on a site development plan or plot plan. The fee for curb cuts, driveways, entrances, or other street access points review shall be paid to the City of St. Peters as stated in Appendix A of this Title IV.
Section 405.610 Street Standards.
[R.O. 2007 § 405.610; Ord. No. 1523 § 8.0303, 5-11-1989; Ord. No. 1617 § 1, 4-12-1990; Ord. No. 2770 § 1, 11-13-1997; Ord. No. 2778 § 1, 12-11-1997; Ord. No. 3318 § 1, 10-12-2000; Ord. No. 3370 § 1, 1-11-2001; Ord. No. 3648 § 1, 5-9-2002]
A.
Generally. All streets constructed in and along subdivisions shall be rigid pavement constructed in accordance with the City of St. Peters, Missouri Design Criteria and Standard Specifications for Street Construction.
B.
Alleys. Alleys, where platted, shall have a minimum width of twenty (20) feet.
C.
Deviations. Deviations from the standards may be warranted. All requests which result in a decrease in pavement requirements must be presented to the City Engineer in writing for consideration and subsequent approval or denial by the City Engineer.
D.
All developers/builders shall be responsible for the repair of newly constructed City streets under all classifications of same regardless of type of pavement used, and constructed under the above criteria as set forth herein, for a period of time not to exceed twelve (12) calendar months, beginning on the first day of dedication and acceptance of said streets by the City of St. Peters. Said warranty/guarantee shall be either in the form of ten percent (10%) escrow, maintenance bond, or in an irrevocable letter of credit in an amount equal to same.
E.
Traffic shall be prohibited from traveling on newly constructed concrete streets for a minimum of seven (7) days following construction.
F.
Backfilling of curbs shall be completed within ten (10) days after completion of initial construction of streets.
G.
The City Engineer is authorized to promulgate rules and regulations, design criteria and standard specifications not inconsistent with the street standards herein contained.
H.
Temporary Turnaround.
Section 405.615 Utility Easements.
[R.O. 2007 § 405.615; Ord. No. 1523 § 8.0304, 5-11-1989]
Utility easements, where required, shall be at least ten (10) feet wide (five (5) feet on each side of the lot line) along rear, front and side lot lines. 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.
Section 405.620 Lot Dimensions, Shapes And Position.
[R.O. 2007 § 405.620; Ord. No. 1523 § 8.0305, 5-11-1989; Ord. No. 3143 § 1, 11-18-1999; Ord. No. 4237 § 3, 3-10-2005; Ord. No. 8080, 12-19-2024]
A.
The size, shape and orientation of lots shall be appropriate for the location and physical character of the proposed subdivision, and for the type of development contemplated in compliance with the applicable zoning ordinance or regulations.
1.
Depth. Excessive depth in relation to width shall be avoided. (A proportion of 1 to 1 and 2 to 1 will normally be considered appropriate, except in the case of narrow lots).
2.
Street Access. Every lot shall abut onto a street unless approved by the Planning and Zoning Commission and Board of Aldermen on the record plat. The Administrative Officer shall designate the front, side and rear yards on lots that do not abut a street.
3.
Width. Lots of residential purposes shall have sufficient width at the building setback lines to permit compliance with side yard or distance requirements of the applicable zoning ordinance or regulations and still be adequate for a building or practicable width.
4.
Double-Frontage. Except as otherwise provided herein, double-frontage lots and reversed frontage lots shall be avoided.
5.
Side Lot Lines. Where practicable, side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces.
6.
Corner Lots. Corner lots for residential use shall be platted wider than interior lots to permit compliance with the yard and setback requirements for the applicable zoning ordinance.
7.
Minimum Lot Size. Where not otherwise determined by applicable zoning ordinance or regulations, the minimum lot size for residential purposes shall be seven thousand (7,000) square feet with a minimum frontage of sixty-five (65) feet, a minimum side yard of six (6) feet on each side, a rear yard of twenty-five (25) feet (except for accessory structures) and a front yard of twenty (20) feet.
8.
No Utilities. Where public sanitary facilities and/or water are not accessible, the lot size shall be determined in accordance with other requirements of this Article.
9.
Pipeline Setback. All lot lines depicted on plats for residentially zoned districts shall be a minimum of twenty-five (25) feet from the nearest existing gas pipeline and/or hazardous liquid pipeline, as built, measured parallel to and from the center of such pipeline.
Section 405.625 Street Construction.
[R.O. 2007 § 405.625; Ord. No. 1523 § 8.0306, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3318 § 1, 10-12-2000; Ord. No. 3648 § 1, 5-9-2002]
A.
Streets shall be graded to full width of the right-of-way and be constructed in accordance with the City of St. Peters, Missouri Design Criteria and Standard Specifications for Street Construction.
B.
Improvements Of Existing Streets. For any development fronting or abutting an existing road or street, it shall be the responsibility of the developer, as a minimum, to bring the road or street up to City specifications to the centerline of the road or street. The required improvements shall generally be in accordance with provisions of the Comprehensive Plan and may include widening, overlay, shoulder installation, sidewalk, curb and gutter and other drainage control items. The City Engineer shall make the final decision of the improvements required after review of said plan. The City Engineer shall stipulate additional right-of-way requirements necessary to permit the completion of the plan. Incidental to new development, developer and/or builder shall dedicate the necessary right-of-way. The City Engineer may also require dedication of additional right-of-way to permit the City to complete future improvements envisioned in the plan.
C.
All public streets shall be constructed to meet or exceed the City of St. Peters, Missouri Design Criteria and Standard Specifications for Street Construction.
D.
Private streets, including multiple-family access streets, shall have pavement thickness and width constructed to meet or exceed the City standards for public streets. Maintenance of these streets shall be the sole responsibility of the property owners or trustees of the subdivision. Right-of-way or easement width for private streets shall be the minimum width required for public streets by this Article.
E.
When streets are proposed as private, the developer shall be required to have either a trust indenture or statement on the record plat establishing the method for providing continuous maintenance of streets, as well as storm sewers.
F.
The pavement width set forth in the street specifications for multiple-family access streets does not allow for parking, nor will parking be permitted on the streets. For each parallel parking space adjacent to these streets an additional width of ten (10) feet shall be provided. Additional parking requirements shall be provided herein and by the standards established by the Commission.
G.
No street will be considered for dedication as a public street which has not been constructed to all City standards for public streets including, but not limited to right-of-way width, pavement thickness and width, and no adjacent perpendicular parking.
H.
On all private streets the developer shall provide independent certification by a qualified registered professional engineer that streets are constructed to the applicable City specifications.
I.
Driveway and parking lot approaches located within public right-of-way shall be maintained by the owner or subdivision trustees, including but not limited to snow removal and structural integrity.
J.
Private Streets To Be Marked By Permanent Signs.
1.
Streets proposed as private shall have posted, at each access from a public roadway, a permanent sign twenty-four (24) by thirty-six (36) inches stating: "Private Streets Owned and Maintained by Trustees of this Subdivision". These signs shall be posted prior to the issuance of any building permits and maintained throughout the construction period by the developer. Thereafter these signs shall be maintained by trustees of the subdivision or development.
2.
"Permanent" under this Section is defined as a metal sign painted with exterior paint mounted on a two and one-half (2 1/2) inch minimum diameter metal post or a four (4) by four (4) inch treated wood post anchored in at least two (2) feet of concrete below grade.
Section 405.630 Water Supply.
[R.O. 2007 § 405.630; Ord. No. 1523 § 8.0307, 5-11-1989]
A.
Where a public water supply main is reasonably accessible, in the judgment of the City Engineer, the subdivision shall be provided with a complete loop-type water distribution system adequate to serve the area being platted, including a connection for each lot and appropriately spaced fire hydrants meeting the requirements of the City Building Code and those of the appropriate fire district.
B.
In cases where property could be served by two (2) water systems with one (1) being the City system, the developer must connect to the City system unless the City Engineer determines it is in the City's best interest not to serve the property.
Section 405.635 Stormwater Management.
[R.O. 2007 § 405.635; Ord. No. 1523 § 8.0308, 5-11-1989; Ord. No. 3370 § 1, 1-11-2001]
A.
Every subdivision or land development shall provide necessary stormwater sewers and stormwater management systems adequate to serve the area being platted as determined by the City Engineer.
B.
Chapter 550 of the St. Peters Municipal Code established regulations to lessen hazards to persons and damage to property caused by increased stormwater runoff resulting from development of land. It is essential that the provisions of Chapter 550 be readily adhered to in order to assure timely approval of the preliminary plat or site plan and the improvement plans.
C.
Drain pipes and downspouts on non-residential properties shall discharge away from pedestrian areas a minimum of five (5) feet and shall discharge a minimum of five (5) feet from the property line.
[Ord. No. 6249 § 22, 10-23-2014]
Section 405.640 Sanitary Sewerage.
[R.O. 2007 § 405.640; Ord. No. 1523 § 8.0309, 5-11-1989]
A.
Where a public sanitary main is reasonably accessible, in the opinion of the Commission, the subdivision shall be provided with a complete sanitary sewer connected with such sewer main, including a lateral connection for each lot. Such system and a connection shall comply with the regulations of the Missouri Department of Natural Resources and Missouri Clean Water Commission.
B.
Where a public sanitary sewer system is not reasonably accessible, in the opinion of the City, but where plans for the installation of sanitary sewers in the vicinity of the subdivision have been prepared and approved by the Missouri Department of Natural Resources, the developer shall install sewers in conformity with such plans. Where immediate connection is not possible, and until such connection with the sewer system in the district can be made, the use of private sewage treatment facilities may be permitted, provided such disposal facilities are installed and maintained in accordance with the regulations and requirements of the Governing Body of the City and the Missouri Department of Natural Resources.
C.
Where no sewers are accessible and no plans for a sewer system have been prepared and approved, the developer shall either install a sewage collection and disposal system in accordance with the requirements of the preceding paragraph, or individual disposal devices may be installed on each lot within the subdivision, provided that no individual disposal devices shall be permitted unless the lots to be so served have sufficient areas to allow adequate soil absorption are for on-site sewerage disposal. The City may modify lot area requirements in relation to soil conditions and other pertinent facts and findings in any particular subdivision. All such individual devices and systems shall be constructed and maintained in accordance with the regulations and requirements of the Missouri Department of Natural Resources and the City.
Section 405.645 Occupancy Permits.
[R.O. 2007 § 405.645; Ord. No. 1523 § 8.0310, 5-11-1989]
Prior to closing on any new residential structure, or new or existing commercial, industrial or institutional structure, the builder, contractor or seller shall obtain a copy of a certificate of occupancy for that structure from the City of St. Peters, and furnish a copy of same to the financial institution, title company or any person or agency processing the closing. Each financial institution, title company or any person or agency processing the closing shall provide a copy of the certificate of occupancy to the buyer. At the time the final inspection of the new structure is completed, and it is determined the construction meets provision of the applicable Codes, the City's Inspector shall leave the completed certificate of occupancy on the premises for disposition by the builder/owner. Where construction is not completed and no impediments to the health, safety and welfare of any occupants exist, a temporary occupancy permit may be issued for a period of not longer than thirty (30) days.
Section 405.650 Modifications And Exceptions.
[R.O. 2007 § 405.650; Ord. No. 1523 §§ 8.0400 — 8.0403, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996]
A.
Resubdivision — Revision Of Lot Lines With A Plat — Previously Approved And Recorded. In the case of a proposed revision of lot(s) line(s) within a plat previously recorded, an amended final plat showing said proposed revised lot(s) line(s) shall be presented to the City and shall follow the same procedures set forth in this Article VIII, "Subdivision Regulations".
B.
Lot-Split. When a lot which is contained on a record plat which has been approved by the City of St. Peters and duly recorded at the St. Charles County Recorder's office, a proposed lot-split of said recorded lot which lot-split does not change any of the external lines of said recorded lot shall be presented to the Planning and Zoning Commission at their regularly scheduled meeting for review and if the Commission is satisfied that such proposed lot-split is not contrary to applicable regulations, shall within twenty (20) days after the meeting at which the plan was presented approve such lot-split. The Commission may require the submission of a sketch, plat, record of survey and such other information as it may deem pertinent to its determination hereunder. This provision shall apply only to lots upon which a structure has been erected.
C.
Modification — Undue Hardship. In any particular case where the developer can show by plan and written statement that, by reason of exceptional topographic or other physical conditions, literal compliance with any requirement of these regulations would cause practical difficulty or exceptional and undue hardship, the Commission may modify such requirement to the extent deemed just and proper, so as to relieve such difficulty or hardship; provided such relief may be granted without detriment to the public interest and without impairing the intent and purpose of these regulations of the desirable general development or welfare of the neighborhood and the community in accordance with the Comprehensive Plan and the Zoning Ordinance. Any modification thus granted shall be read into the minutes of the Planning and Zoning Commission setting forth the reasons which, in the opinion of the Commission, justified the modification.
Section 405.655 Dwelling Unit Display And Condominium Plat Procedure.
[R.O. 2007 § 405.655; Ord. No. 1523 §§ 8.0500 — 8.0504, 5-11-1989; Ord. No. 2312 § 1, 6-8-1995; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 3143 § 1, 11-18-1999; Ord. No. 3159 § 1, 12-16-1999; Ord. No. 3781 § 1, 2-20-2003]
A.
Purpose. To provide a procedure whereby the construction of a display house or multiple-family display unit can begin prior to the recording of the record subdivision plat.
B.
Procedure. After receiving approval of a preliminary plat of a proposed subdivision from the Planning and Zoning Commission, the developer may submit a display plat to the Administrative Officer for review and approval. There may be two (2) display houses or units for subdivisions proposing less than ten (10) lots or units. Developments containing at least ten (10) lots or units and not more than sixty (60) lots or units proposed shall be allowed three (3) display houses. For developments containing greater than sixty (60) lots or units, one (1) additional display house or unit for every twenty (20) houses or units proposed beyond sixty (60) will be permitted, not to exceed ten (10) display house or units.
C.
Display Plat. The display plat shall include a complete outboundary survey of the proposed subdivision and the location of each display unit in relation to proposed lots. The plat shall comply with the requirements of the Engineering Department including, but not limited to, the following:
1.
The display plat shall be filed with the Director of Planning and Development and the City Engineer for review and approval. A fee as stated in Appendix A of this Title IV, payable to the City of St. Peters, shall be submitted with the display plat. A copy of the approved display plat shall be forwarded to the City Clerk's office for filing.
2.
The display plat shall become null and void upon the recording of a record plat which establishes that each display is on an approved lot.
3.
No part of the proposed subdivision may be conveyed, nor an occupancy permit issued, for any structure therein until the display house or units have been located on an approved lot.
4.
If initial construction of a display has not commenced within sixty (60) days, the approval shall lapse and the display plat shall be null and void.
5.
Display lots should be on an approved lot of record within one (1) year of the display plat's approval or such longer periods as may be permitted by the Administrative Officer. If the record plat is not filed, the then owner shall remove or cause to be removed all display houses or units from the property. Failure of owner to remove the display houses or units from the property within one (1) year plus thirty (30) days of date of approval shall constitute the granting of authority of the City of St. Peters to remove or cause the display houses or units to be removed, the cost of which shall be borne by the owner and shall become a lien against the property.
D.
Condominium Plat. Upon approval of the development plan for a proposed condominium project and after recording the record plat or easement and right-of-way dedication plat, the developer may obtain approval of individual units consistent with the site development plan. The condominium plat shall be consistent with all applicable State regulations. Plats for individual units shall be signed by the City Clerk and City Engineer for the City of St. Peters.
Section 405.660 Boundary Adjustment.
[R.O. 2007 § 405.660; Ord. No. 1523 § 8.0505, 5-11-1989; Ord. No. 1720 § 1, 2-14-1991; Ord. No. 2312 § 1, 6-8-1995; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 3159 § 1, 12-16-1999]
A.
The purpose of this Section is to allow adjustments to be made to lot lines of platted lots or other lawful parcels for the purpose of adjusting the sizes of building sites; however, it is not intended that extensive replatting be accomplished by use of this Section.
B.
Boundary adjustments must meet the following criteria:
C.
Procedure.
1.
A boundary adjustment shall be accomplished by plat depicting the boundaries of the original lots and of the adjusted lots.
2.
The boundary adjustment plan shall be submitted to the Administrative Officer and City Engineer for their review. If found to be in compliance with this and other applicable ordinances, the boundary adjustment plat shall be signed by the City Engineer and then be forwarded to the City Clerk's office for approval for recording.
3.
The boundary adjustment plat shall be recorded in the office of the St. Charles County Recorder of Deeds. A copy of the recorded boundary adjustment plat shall be returned to the Planning Department.
[Ord. No. 6249 § 23, 10-23-2014]
4.
The boundary adjustment plat shall be submitted to the Administrative Officer and City Engineer for their review. A fee as stated in Appendix A to this Title IV, payable to the City of St. Peters, shall be submitted with the boundary adjustment plat.
Section 405.665 Inspection.
[R.O. 2007 § 405.665; Ord. No. 1523 § 8.0601, 5-11-1989; Ord. No. 3159 § 1, 12-16-1999]
A.
Prior to starting any of the work, the developer shall make arrangements with the Engineering Department to provide for inspection of the work, sufficient, in the opinion of the City Engineer, to assure compliance with the plans and specifications as approved. A minimum of twenty-four (24) hours' notice shall be given for each phase of work (sanitary sewer construction or street construction). Fees for the appropriate initial inspections are covered in the cost of the site development permit.
B.
Supplemental Inspection. In addition to the required inspections heretofore specified, the City Engineer may make or cause to be made other inspections which, in his/her judgement, are reasonably necessary due to unusual construction or circumstances. The City Engineer shall have the authority to inspect any construction work in order to ascertain whether compliance with City Codes and specifications are being met and in order that he/she may properly enforce the rules promulgated by this Code. The inspections may include, but are not limited to, all other phases of construction. A fee as stated in Appendix A to this Title IV may be assessed for each additional inspection.
C.
Extra Inspection. If by judgment of the City Engineer an inspection requested is not ready or accessible for inspection, or in the judgment of the City Engineer the applicant has caused the City extra inspections other than the typical required, a fee as stated in Appendix A to this Title IV may be assessed for each additional inspection or reinspection.
Section 405.670 Completion Of Construction.
[R.O. 2007 § 405.670; Ord. No. 1523 § 8.0602, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996]
The construction of all improvements required by these rules and regulations shall be completed within two (2) years from the date of approval of the final plat by the Planning and Zoning Commission unless good cause can be shown for the granting of an extension of time by authority of the Commission.
Section 405.675 Record Drawings (As-Built Drawings).
[R.O. 2007 § 405.675; Ord. No. 1523 § 8.0603, 5-11-1989; Ord. No. 1988 § 1, 3-25-1993; Ord. No. 2516 § 1, 8-8-1996; Ord. No. 2868 § 1, 7-9-1998; Ord. No. 3143 § 1, 11-18-1999]
A corrected reproducible print of "as-built" plans of all items dedicated to the City including, but not limited to, sanitary sewers, storm sewers, water distribution lines and any significant modification of streets shall be submitted to the City upon completion of these facilities prior to formal acceptance of any instrument of dedication of these improvements for maintenance by the City of St. Peters. These plans shall be prepared by a qualified registered professional engineer. A copy of the recorded record plat shall also be filed with the City. Sanitary sewer lateral data, as constructed, shall be supplied to the City Engineer. For all improvement plans, as-built plans, prepared using computer assistance, a digital copy of such information shall be submitted in a "Microstation DGN" or other computer readable format approved by the Engineering Department.
Section 405.680 Maintenance And Supervision.
[R.O. 2007 § 405.680; Ord. No. 1523 § 8.0604, 5-11-1989]
Where the subdivision contains sewers, sewage treatment plants, water supply systems, stormwater management facilities, or other physical facilities that are necessary or desirable for the welfare of the area or that are of common use or benefit and which are not or cannot be satisfactorily maintained by an existing public agency, provision shall be made, which is acceptable to the agency having jurisdiction over the location and maintenance of such facilities, for the proper and continuous operation, maintenance, and supervision of such facilities.
Section 405.685 Street Signage, Street Naming And Street Addresses.
[R.O. 2007 § 405.685; Ord. No. 1523 § 8.0605, 5-11-1989; Ord. No. 2770 § 1, 11-13-1997; Ord. No. 2778 § 1, 12-11-1997; Ord. No. 3171 § 1, 1-13-2000; Ord. No. 5132 § 19, 1-8-2009]
A.
Street name signs and traffic control signs shall be installed by the City at the developer's expense. The City shall be paid by the developer for the cost of the signage and sign installation, as determined by the City Engineer, in the form of a cash payment to be provided prior to the installation of the signs and prior to the final subdivision plat being signed and sealed by the City.
B.
For purposes of street naming, the Planning and Zoning Commission shall review and approve said names and their appropriate suffixes.
C.
Whenever a new street is constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing one.
D.
Whenever a cul-de-sac street serves not more than three (3) lots, the name of the intersecting street shall apply to the cul-de-sac.
E.
To avoid confusion and improve coordination of street naming, developers shall present a letter to the City from the St. Charles County Planning Department attesting to the fact that the street names of their proposed subdivision do not duplicate others in the County. This letter shall accompany the record plat as part of the overall required documentation and no plat shall be approved by the Planning and Zoning Commission without such letter.
F.
Street address(es) shall be provided for each lot after a review has been made by the appropriate U.S. Post Office. Addresses shall be provided for the development before the first building permit is requested.
Section 405.690 Electric, Telephone And Cablevision Lines.
[R.O. 2007 § 405.690; Ord. No. 1523 § 8.0606, 5-11-1989; Ord. No. 3143 § 1, 11-18-1999]
A.
Easements for underground conduits or cables for electric, telephone and cablevision lines shall be provided along rear and side lot lines.
B.
In all subdivisions, and along all arterial and collector roadways, electric, telephone and cablevision distribution lines shall be installed underground, except those overhead distribution feeder lines necessary to serve that subdivision and in locations approved by the Engineering Department. The Department may approve above ground installations in whole or part for both residential and non-residential subdivisions only when a request is submitted by the developer with documentation that supports the impracticability of installing underground service. The Department may consider, but not be limited to, the following conditions when approving above ground service:
Section 405.695 Planting (Landscaping).
Section 405.700 Monuments.
[R.O. 2007 § 405.700; Ord. No. 1523 § 8.0608, 5-11-1989; Ord. No. 2516 § 1, 8-8-1996]
A.
Permanent and other monuments shall be placed in accordance with the following requirements and under the supervision of the City Engineer or his/her designee:
1.
Street Points. Monuments shall be set at the intersection of all streets and the beginning and end of all curves along street centerlines.
2.
Curb Marks. Curbs shall be permanently marked at the beginning and end of all curves and at the prolongation of all lot sidelines.
3.
Corner Markers. Metal rods or bars of a permanent nature shall be set at the rear lot corners; top to be set not more than two (2) inches above ground.
Section 405.705 Right-Of-Way - Structures Prohibited.
[R.O. 2007 § 405.705; Ord. No. 1523 § 8.0609, 5-11-1989; Ord. No. 5339 § 13, 2-25-2010]
Structures including, but not limited to, basketball backboards, game-ball poles, fence material (all types), and any other items including, but not limited to, construction materials and firewood shall not be erected in any street or road right-of-way, nor shall any portion of said structure extend into any of said right-of-way. This regulation does not apply to signs posted by duly constituted public authorities in the performance of their public duties or to temporary information type signs.