[CC 1984 §26-42; Ord. No. 4294 §1, 10-2-1989]
Improvements shall be provided by the subdivider in each new
subdivision in accordance with the standards and requirements of this
Article.
[CC 1984 §26-43; Ord. No. 4294 §1, 10-2-1989]
A.
Grading
of the subdivision site shall be done in accordance with a grading
plan approved by the Planning and Zoning Commission prior to the beginning
of grading operations.
B.
The grading
plan shall show existing and proposed contours at intervals sufficient
to clearly show the slope of the existing ground surfaces and the
extent of the proposed grading. It shall be prepared on a plat showing
the subdivision layout as proposed on the final plat, the location
and first (1st) floor elevation of each building proposed to be built
in the subdivision, and all existing trees of twelve (12) inch caliper
and larger, and other pertinent site features which could be affected
by site grading.
C.
The slope
of the finished ground surface between lots, between adjacent properties
and between lots and streets shall not be steeper than two (2) horizontal
to one (1) vertical when in cut, nor steeper than three (3) horizontal
to one (1) vertical in fill. A greater horizontal to vertical slope
ratio may be required when, in the opinion of the Planning and Zoning
Commission, such requirement is justified.
D.
The grading
plan will be examined and approved or rejected by the Planning and
Zoning Commission on the basis of factors such as preservation of
the natural features of the site, providing adequate drainage of the
area, the location and gradient of streets, access to lots from streets
and similar criteria.
[CC 1984 §26-44; Ord. No. 4294 §1, 10-2-1989]
A.
Street
improvements, including paving, curbs, sidewalks, preparation of subgrade,
bridges, culverts, etc., shall be constructed in accordance with plans
and specifications prepared for the subdivider by a professional engineer
registered to practice in the State of Missouri.
B.
The minimum
width of street pavement, back to back of curbs, shall be as follows:
C.
The pavement
shall be constructed of Portland cement concrete in accordance with
the standard specifications of the Department of Highways and Traffic
of St. Louis County, Missouri. Design characteristics shall be at
least equal to the following:
|
Class of Street
| ||||
|---|---|---|---|---|
|
|
Major
|
Secondary
|
Minor or Alley
| |
|
Concrete Pavement:
| ||||
|
|
Concrete thickness
|
8 inches
|
8 inches
|
7 inches
|
|
Rolled stone base
|
4 inches
|
0 inches
|
0 inches
| |
D.
Prior to the construction of street or alley pavements, all subsurface utility pipes and sewers shall be installed as required and trenches backfilled with backfill material thoroughly compacted in place in accordance with the requirements of Section 410.300.
E.
All construction
shall be completed in accordance with the approved plans and specifications
and in a manner acceptable to the authorities having jurisdiction.
F.
Acceptance
for maintenance of street improvements on public streets shall be
had by final inspection and acceptance of the improvement by the City's
Engineer upon completion of the construction.
G.
Maintenance
of private street improvements will be provided in the subdivision
restrictions through a maintenance agreement or trust indenture setting
forth the method of assessment and collection of monies necessary
for such maintenance.
[CC 1984 §26-50; Ord. No. 4294 §1, 10-2-1989]
A.
Curbs
or curbs and gutters shall be constructed in conjunction with all
street pavements.
B.
Combination
curb and gutter shall be of Portland cement concrete at least eighteen
(18) inches wide and not less than seven (7) inches thick where the
gutter abuts the street pavement.
C.
Curb
construction for concrete pavements may be integral with the pavement,
and roll-type curbs may be permitted on residential streets where
no hazard to pedestrians is involved.
[CC 1984 §26-51; Ord. No. 4294 §1, 10-2-1989]
A.
Sidewalks
shall be built along both sides of streets located in all business
zoning districts. Sidewalks may also be required elsewhere by the
Planning and Zoning Commission where deemed advisable for the public
safety and convenience.
B.
All sidewalks
shall be constructed of Portland cement concrete in accordance with
the standard specifications of the Department of Highways and Traffic
of St. Louis County. They shall have a minimum thickness of four (4)
inches, which shall be increased to six (6) inches at driveways.
C.
Sidewalks
shall be placed in the street right-of-way with the edge of the walk
parallel to and located four (4) feet distant from the right-of-way
line.
D.
The minimum
width of a sidewalk shall be four (4) feet in residential areas and
ten (10) feet in commercial areas.
E.
Pedestrian ways, as required under Section 410.160(D), shall be improved with a concrete walk, four (4) feet wide, constructed in accordance with this Section. Pedestrian way right-of-way shall be fenced with chain link fencing or the equivalent at least four (4) feet high.
F.
Wheelchair
accessibility is required at all intersecting corners.
[CC 1984 §26-52; Ord. No. 4294 §1, 10-2-1989]
A.
A system
of water mains and fire hydrants, connected to the water supply system
serving the City of Richmond Heights, shall be installed by the subdivider.
The system shall be designed to supply water service and fire protection
to all lots in the subdivision and to insure proper circulation within
the system, in accordance with the standard specifications and requirements
of the St. Louis County Water Company and installed under permit from
and inspection by said water company. Fire hydrants shall be spaced
a minimum of five hundred (500) feet apart and water mains shall be
a minimum of eight (8) inches in size. Water main valves shall be
located so that no more than eight hundred (800) feet of main need
be taken out of service for repair purposes. Hydrants shall conform
to the standards of the American Waterworks Association, be of a dry
barrel type with not less than one (1) four and one-half (4½)
inches outlet. Plans shall be prepared by a professional engineer
registered to practice in the State of Missouri and shall be approved
by the insurance services offices of Missouri and shall carry the
stamp of approval of St. Louis County Water Company when submitted
to the Planning and Zoning Commission. The proposed water system shall
conform to any requirements of the City's Fire Chief that are necessary
to insure an adequate and reliable water system for firefighting purposes.
B.
The water
system installed by the subdivider as provided in this Section shall,
upon installation, become at once the property of St. Louis County
Water Company which shall have exclusive control and use thereof,
subject to the right of the owners and residents of property in the
area subdivided to be served thereby under the rules and regulations
of St. Louis County Water Company.
[CC 1984 §26-53; Ord. No. 4294 §1, 10-2-1989]
A.
A system
of sanitary sewers and appurtenances, providing a connection to each
lot in the subdivision, designed in accordance with the standard specifications
and requirements of the Metropolitan St. Louis Sewer District and
installed under permit from and inspection of said sewer district,
shall be installed in the subdivision. Original construction shall
include installation of house laterals to the property line for all
lots in the subdivision.
B.
Plans
for the sanitary sewer system shall be prepared by a professional
engineer registered to practice in the State of Missouri and shall
carry the stamp of approval of the Metropolitan St. Louis Sewer District
when submitted to the Planning and Zoning Commission for approval.
C.
Construction
of the sanitary sewer system, inspection by Metropolitan St. Louis
Sewer District and, upon completion of construction, acceptance for
maintenance by Metropolitan St. Louis Sewer District shall be obtained
by the subdivider from the district in accordance with the regulations
and requirements of said district.
D.
The sanitary
sewer system of the subdivision, when completed, shall connect to
the sanitary sewer lines of Metropolitan St. Louis Sewer District.
[CC 1984 §26-54; Ord. No. 4294 §1, 10-2-1989]
A.
Adequate
provision shall be made for the disposal of stormwater, subject to
the approval of the Planning and Zoning Commission and Metropolitan
St. Louis Sewer District. The detailed plans for the proper disposal
of stormwater affecting the proposed subdivision, including runoff
from the area tributary as well as the area being developed, shall
include such improvement as may be necessary to all open drainage
channels, such as widening, straightening and paving, and a system
of underground pipe sewers and appurtenances which shall be separate
and independent of the sanitary sewer system. The plans shall be prepared
by a professional engineer registered to practice in the State of
Missouri and in accordance with the standard specifications and requirements
of Metropolitan St. Louis Sewer District.
B.
Plans
for stormwater facilities, when submitted to the Planning and Zoning
Commission for approval, shall bear the stamp of approval of Metropolitan
St. Louis Sewer District.
C.
Construction
of the stormwater system, inspection by Metropolitan St. Louis Sewer
District and, upon completion of construction, acceptance for maintenance
by Metropolitan St. Louis Sewer District shall be obtained by the
subdivider from the district in accordance with the regulations and
requirements of said district.
[CC 1984 §26-60; Ord. No. 4294 §1, 10-2-1989]
A.
All electric
and telephone utility lines shall be installed underground in conformance
with the standards and specifications of the particular utility involved.
They shall be located within easements or public rights-of-way in
a manner which will not conflict with other utilities or services.
B.
Before
the final plat of the subdivision is approved by the Planning and
Zoning Commission, the subdivider shall file with the Commission a
written statement assuring the Commission that an agreement has been
reached between the various utility companies (including water and
gas as well as electric and telephone) concerning the proposed location
of each utility on the easements and rights-of-way established in
order that conflict in priorities may be avoided during the construction
period.
C.
Exception
to the requirement for underground utility installations may be had
under unusual circumstances when such exception is recommended by
the City's Engineer and approved by the Planning and Zoning Commission.
D.
Installation
of utility lines and appurtenances, whether above or below ground,
shall be located so as to reduce unsightliness and hazard to the public
to a minimum.
[CC 1984 §26-61; Ord. No. 4294 §1, 10-2-1989]
All open excavations for sewers and for public utilities (except
the gas utility) made under existing pavements or areas proposed to
be paved shall be carefully backfilled with granular backfill material
approved by the City's Engineer, thoroughly compacted in place in
such manner as to inhibit any settlement of the finished pavement.
Such excavations made in existing paved areas shall be made in accordance
with the requirements and regulations of St. Louis County Standard
Specifications for Highway Construction, dated June 1, 1980, by the
St. Louis County Department of Highways and Traffic. The exception
of the gas utility from the granular backfill provisions of this paragraph
does not exempt that utility from thorough compaction of its backfill
so as to avoid pavement settlements.
[CC 1984 §26-62; Ord. No. 4294 §1, 10-2-1989]
A.
Provision
shall be made by the subdivider for the installation of street lights
along all public streets within the subdivision. A street light shall
be provided at each intersection of streets, at each intersection
of a street with a pedestrian walkway, at each circular turnaround,
and at intervals of not greater than three hundred (300) feet between
such locations.
B.
Street
lights shall be mounted on ornamental concrete or steel poles serviced
by underground wiring and shall conform to the recommendations of
the Planning and Zoning Commission for each installation.
C.
The subdivider
shall satisfy the requirements of this Section by paying into the
Treasury of the City of Richmond Heights an amount equal to the estimated
installation cost of all street lights required to serve the subdivision,
but in no case less than three hundred dollars ($300.00) per light.
[CC 1984 §26-63; Ord. No. 4294 §1, 10-2-1989]
A.
Street
name signs shall be erected at all street intersections on diagonally
opposite corners so that they normally will be on the right-hand side
of the intersection for traffic on the more important street. Signs
indicating both streets should be erected at each location mounted
as close to the corner as practicable, facing traffic on the cross
street, with the nearest portion of each sign not less than one (1)
foot nor more than five (5) feet back of the curb line.
B.
Unless
otherwise approved by the Planning and Zoning Commission, the design,
materials of construction, and method of installation of street name
signs shall conform to the current standard employed by the City of
Richmond Heights at the time of installation.
[CC 1984 §26-64; Ord. No. 4294 §1, 10-2-1989]
A.
The subdivider
shall plant trees in the right-of-way between the edge of the right-of-way
and the sidewalk along all streets in new residential subdivisions
that are not located in wooded areas or where existing trees cannot
be preserved in the development of the subdivision. The trees shall
be provided in a ratio of not less than one (1) tree for each fifty
(50) feet of frontage. At street corners, the nearest tree shall be
located a minimum of twenty-five (25) feet from the intersection of
the street right-of-way lines. Trees shall be of species which will
not become nuisances because of insects, disease or roots which interfere
with sewer lines and underground utilities and shall be sized not
less than one and one-half (1½) inch diameter, as measured
at a point fifty-four (54) inches above finished yard grade.
B.
Within
areas designated on the final plat for screen planting, the subdivider
shall provide a continuous planting of evergreen or deciduous shrubs
and, for each one hundred (100) feet of such planting screen, shall
provide one (1) deciduous tree and two (2) flowering trees.
C.
Planting
in subdivisions other than residential shall be done in accordance
with the requirements of the Planning and Zoning Commission as determined
in each case.
D.
All planting
shall be done in accordance with a planting plan prepared by a qualified
landscape expert and approved by the Planning and Zoning Commission
as a part of the subdivision final plat submission.
[CC 1984 §26-70; Ord. No. 4294 §1, 10-2-1989]
C.
Monuments
shall be of concrete with minimum dimensions of four (4) inches by
four (4) inches at the top and six (6) inches by six (6) inches at
the bottom with a length of three (3) feet. They shall be marked with
either a copper or steel dowel embedded so that the top of the dowel
shall be flush with the top surface at the center of the monument.
Monuments shall be set so that the bottom extends at least four (4)
inches below frost line.
D.
Markers
shall consist of galvanized steel or wrought iron pipe or steel bars
at least eighteen (18) inches in length and three-quarters (¾)
of an inch in outside diameter.
E.
Monuments
and markers shall be so placed that the center point shall coincide
with the point to be marked and the top is level with the surface
of the surrounding ground after final grading.
F.
Monuments
and markers shall be set after the completion of all grading operations
and in such manner as to preclude their destruction during subdivision
construction activities.
G.
Where
a permanent bench mark is not located within one thousand (1,000)
feet of the center of the subdivision and so noted on the final plat,
a permanent bench mark, elevation of which is referred to mean sea
level, shall be set and accurately noted on the subdivision plat.
[CC 1984 §26-71; Ord. No. 4294 §1, 10-2-1989]
Where the subdivision is to contain pavements, walks, sewers,
water supply systems, park areas, or other physical facilities which
will not be owned, operated or maintained by existing public agencies,
provision shall be made by trust agreement, which is part of the deed
restrictions and which is acceptable to the proper public agencies
having jurisdiction, for the continuing maintenance, supervision,
operation and reconstruction of such facilities by the lot owners
in the subdivision.
