[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]
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.
Minor, or neighborhood streets, shall be designed so as to discourage through traffic.
Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient.
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.
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.
Minimum widths of street rights-of-way shall be as follows:
For major or primary streets — Sixty (60) feet.
For secondary or collector streets — Sixty (60) feet.
For minor or neighborhood streets — Fifty (50) feet.
For private streets — Forty (40) feet.
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.
All cul-de-sacs shall terminate in a circular right-of-way with a minimum diameter of one hundred eight (108) feet.
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.
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.
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.
Intersection of more than two (2) streets at one (1) point shall be avoided.
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.
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.
Horizontal visibility on curved streets and vertical visibility on all streets shall be maintained along the centerline as follows:
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and the required sight distance.
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.
Maximum grades for streets shall be as follows:
Major streets — Not greater than six percent (6%).
Collector streets, minor streets and alleys — Not greater than ten percent (10%).
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.
Elevation drawings shall be submitted showing grades and percent of slopes.
The minimum grade of any street gutter shall not be less than seventy-five hundredths of one percent (.75%).
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.
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.
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.
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.
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]
Blocks should not normally exceed twelve hundred fifty (1,250) feet in length unless unusual circumstances justify greater lengths.
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.
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.
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]
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.
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.
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.
Corner residential lots shall be wider than normal to permit appropriate setbacks or front building lines on both streets.
Lots of a flag configuration which could place a dwelling unit behind a dwelling unit shall not be platted.
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]
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.
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]
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.
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.
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.
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]
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:
Proposed industrial parcels shall be suitable in area and dimensions to the type or types of industrial development anticipated.
Street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated.
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.
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.
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.