[CC 1984 §26-30; Ord. No. 4294 §1, 10-2-1989]
In the design of each subdivision or portion thereof, the subdivider
shall conform to the principles and standards of land subdivision
that will encourage good development patterns as set out in this Article.
The streets, drainage easements, school sites, playgrounds and other
public facilities shown on the Master Plan of the City will serve
as guidelines and be carefully considered by the Planning and Zoning
Commission in its approval of subdivision plats.
[CC 1984 §26-31; Ord. No. 4294 §1, 10-2-1989; Ord. No. 5065 §1, 4-21-2008]
A.
Street
layout shall provide access to all lots and parcels of land within
the subdivision. Street jogs of less than one hundred twenty-five
(125) feet shall be avoided. Cul-de-sacs shall not exceed one thousand
(1,000) feet in length, unless necessitated by site topography.
B.
Minor,
or neighborhood streets, shall be designed so as to discourage through
traffic.
C.
Proposed
streets shall be adjusted to the contour of the land so as to produce
usable lots and streets of reasonable gradient.
D.
Certain
proposed streets, where appropriate, shall be extended to the boundary
of the tract to be subdivided so as to provide for normal circulation
of traffic within the vicinity.
E.
Reserved
strips controlling access to streets shall be prohibited except where
their control is definitely placed in the City Council under conditions
approved by the Planning and Zoning Commission.
F.
Minimum
widths of street rights-of-way shall be as follows:
1.
For
major or primary streets — Sixty (60) feet.
2.
For
secondary or collector streets — Sixty (60) feet.
3.
For
minor or neighborhood streets — Fifty (50) feet.
4.
For
private streets — Forty (40) feet.
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The widths may be increased or decreased or varied by the Planning
and Zoning Commission. In general, the recommendations of the Comprehensive
Plan shall control the widths of street rights-of-way.
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G.
All cul-de-sacs
shall terminate in a circular right-of-way with a minimum diameter
of one hundred eight (108) feet.
H.
Subdivisions
which adjoin or include existing streets which do not conform to the
required right-of-way widths shall dedicate additional width along
either or both sides of such streets. When the subdivision is located
on one (1) side of an existing street or road, a minimum of one-half
(½) of the required right-of-way shall be provided, measured
from the centerline of the right-of-way as originally established.
I.
If the
angle of intersection of two (2) streets is less than sixty degrees
(60°), the radius of the arc at the intersection of the property
lines shall be as deemed advisable by the Planning and Zoning Commission.
At the intersections of other streets, the property line corners shall
be rounded by arcs with radii of not less than twenty (20) feet or
chords of such arcs.
J.
At intersections
of streets with alleys, the property line corners shall be rounded
with radii of not less than fifteen (15) feet or chords of such arcs.
K.
Intersection
of more than two (2) streets at one (1) point shall be avoided.
L.
Where
parkways or special types of streets are proposed, the Planning and
Zoning Commission may apply special standards to be followed in the
design of such parkways or streets.
M.
Whenever
the subdivision contains or is adjacent to a railroad right-of-way
or a highway designed by proper authority as a "limited access highway",
provision shall be made for a parallel service street at a distance
acceptable for the appropriate use of the land between the highway
or railroad and such street.
N.
Horizontal
visibility on curved streets and vertical visibility on all streets
shall be maintained along the centerline as follows:
P.
All changes
in grade shall be connected by vertical curves of sufficient radius
to provide a smooth transition and the required sight distance.
Q.
Between
reversed curves on major streets, there shall be a tangent of not
less than one hundred (100) feet, and on collector and minor streets
such tangent shall be not less than forty (40) feet.
R.
Maximum
grades for streets shall be as follows:
1.
Major
streets — Not greater than six percent (6%).
2.
Collector
streets, minor streets and alleys — Not greater than ten percent
(10%).
3.
At street
intersections and at the turnaround of a cul-de-sac, not greater than
three percent (3%) for a distance of one hundred fifty (150) feet
from the center of the intersection or turnaround.
4.
Elevation
drawings shall be submitted showing grades and percent of slopes.
S.
The minimum
grade of any street gutter shall not be less than seventy-five hundredths
of one percent (.75%).
T.
No street
shall have a name which will duplicate, or so nearly duplicate as
to be confused with, the name of an existing street in the City of
Richmond Heights unless the proposed street is an extension of or
in alignment with an existing street, in which case the duplication
shall be mandatory. All street names of new streets on the subdivision
plat shall be approved by the U.S. Post Office before the final plat
is submitted for approval.
U.
Alleys
shall be prohibited in residential areas, except as allowed by the
Plan and Zoning Commission through site plan review, but should be
included in commercial and industrial areas where needed for loading,
unloading or access purposes and, where platted, shall be at least
twenty (20) feet in width in commercial and industrial areas and fifteen
(15) feet in width in residential areas.
V.
Dead-end
alleys shall be avoided where possible but if unavoidable, shall be
provided with adequate turnaround facilities at the dead-end as determined
by the Planning and Zoning Commission.
W.
If a private driveway easement is approved by the Planning and Zoning Commission as a variance under Section 410.370, then the minimum yard area (building line) shall in no event be less than fifteen (15) feet from any road maintenance easement; and no more than two (2) lots shall be served by a common driveway or by a private driveway easement.
X.
Private
streets shall be constructed to the same standards as public streets.
Maintenance of private streets shall be the sole responsibility of
the property owners or trustees of the subdivision. When streets are
proposed as private, the developer shall provide a trust indenture
establishing the method for providing continuous maintenance of the
streets, street lights, stormwater and other facilities which normally
occur within the right-of-way or street easement.
The front yard area (building line) on a private street shall
be measured from the street right-of-way line.
[CC 1984 §26-32; Ord. No. 4294 §1, 10-2-1989]
A.
Blocks
should not normally exceed twelve hundred fifty (1,250) feet in length
unless unusual circumstances justify greater lengths.
B.
Blocks
shall be of sufficient width to permit two (2) tiers of lots of appropriate
depth, except where an interior street parallels a limited access
highway or railroad right-of-way.
C.
No other
specific rule is made concerning the shape of blocks, but blocks must
fit easily into the overall plan of the subdivision, and their design
must evidence consideration of lot planning, traffic flow and public
areas.
D.
Within
blocks of over seven hundred (700) feet in length, the Planning and
Zoning Commission may require, at or near the middle of the block,
a pedestrian way connecting adjacent streets or public areas, shopping
centers, etc. Such pedestrian way shall be at least ten (10) feet
in width of right-of-way and shall be dedicated to public use for
pedestrian purposes only.
[CC 1984 §26-33; Ord. No. 4294 §1, 10-2-1989]
A.
All lots
shall have at least ninety percent (90%) of the required width of
the front building line as frontage on the right-of-way line except
for lots with frontage on cul-de-sacs and turnarounds, which shall
have at least fifty percent (50%) of the required width of the front
building line as frontage on the right-of-way line.
B.
Side
lines of lots should be at approximately right angles to straight
streets and on radial lines on curved streets. Some variation from
this rule is permissible, but pointed or very irregular lots shall
be avoided.
C.
Double
frontage lots should not be platted, except that where desired along
major streets, lots may face on an interior street and back on such
thoroughfare. In such an event, a planting strip or planting screen
at least twenty (20) feet in width shall be provided along the rear
of the lot.
D.
Corner
residential lots shall be wider than normal to permit appropriate
setbacks or front building lines on both streets.
E.
Lots
of a flag configuration which could place a dwelling unit behind a
dwelling unit shall not be platted.
F.
The size,
shape and orientation of lots and the orientation of structures shall
be designed to provide desirable building sites logically related
to topography, natural features, streets, parking areas, common land
(if any), other structures and adjacent land uses. Due regard shall
be given to preserving natural features which would add attractiveness
and value to the neighborhood such as large trees, unusual rock formations,
watercourses, and sites which have historical significance, scenic
views and similar assets.
[CC 1984 §26-34; Ord. No. 4294 §1, 10-2-1989]
A.
Where
alleys are not provided, easements for utilities shall be provided.
Such easements shall have a minimum width of ten (10) feet and, where
located along interior lot lines, one-half (½) the width shall
normally be taken from each lot. Before determining the location of
easements on the plat, the developer shall discuss the plan with the
local utility companies in order to assure proper placement for the
installation of services. Adequate sewer and drainage easements, as
required by Metropolitan St. Louis Sewer District, shall be provided.
B.
Wherever
a subdivision is traversed by a watercourse, drainage channel or stream,
there shall be provided a drainage right-of-way which shall be for
the purpose of widening, straightening, improving or protecting the
stream at the subdivision's expense as a part of the subdivision improvements.
The width of the drainage right-of-way shall be adequate for any necessary
channel relocations and straightenings and the plan shall be reviewed
with and approved by Metropolitan St. Louis Sewer District prior to
final approval by the City. The plan for such waterways shall relate
as closely as possible to the Master Plan and the Planning and Zoning
Commission may require parallel streets or parkways in connection
therewith.
[CC 1984 §26-40; Ord. No. 4294 §1, 10-2-1989]
A.
In the
subdivision of any land within the City of Richmond Heights, due regard
shall be shown for all natural features such as tree growth, watercourses
or other similar elements which, if preserved, would add attractiveness
to the proposed development.
B.
The natural
topography shall be retained wherever possible in order to reduce
excessive stormwater runoff onto adjoining property and to avoid extensive
regrading of the site.
C.
Location
and floor elevations of all proposed buildings shall be carefully
studied in relation to proposed street grades, existing topography,
trees and pertinent site features in order to preserve all features
insofar as possible and desirable.
D.
Consideration
shall be given to varying the setback or front building line from
that required in the zoning district in which the subdivision is located
in order to retain, whenever possible, existing topography rock formations,
large trees, etc.
[CC 1984 §26-41; Ord. No. 4294 §1, 10-2-1989]
A.
In addition
to the principles and standards of this Chapter which are appropriate
to the planning of all subdivisions, the subdivider of a subdivision
intended for non-residential use shall demonstrate to the satisfaction
of the Planning and Zoning Commission that the street, parcel and
block pattern proposed is specifically adapted to the uses anticipated
and is compatible with other uses in the vicinity. For such proposals,
the following principles and standards shall be observed:
1.
Proposed
industrial parcels shall be suitable in area and dimensions to the
type or types of industrial development anticipated.
2.
Street
right-of-way and pavement shall be adequate to accommodate the type
and volume of traffic anticipated.
3.
The
Planning and Zoning Commission may impose special requirements with
respect to street, curb, gutter, street light, planting, sidewalk,
utility and other improvements to meet special needs.
4.
Every
effort shall be made to protect adjacent residential areas from potential
nuisance from the proposed non-residential subdivision, including
the provision for a permanently landscaped buffer strip where the
need is indicated.
5.
Streets
carrying non-residential traffic, especially truck traffic, shall
not normally be extended to the boundaries of adjacent existing or
potential residential areas, or connected to streets intended for
predominantly residential traffic.
