A.
The standards and requirements contained in this article
are intended as the minimum for the promotion of the public health,
safety and general welfare and shall be applied as such by the Town
Planning Commission and Town Council in reviewing all subdivision
plats.
B.
Land subject to hazards to life, health or property,
such as may arise from fire, floods, disease or other causes, shall
not be subdivided for building purposes unless such hazards have been
eliminated or unless the subdivision plat shall show adequate safeguards
against them. Such safeguards shall be approved by the appropriate
regulatory agencies.
C.
Subdivision plats shall give due recognition to the
policies of the Comprehensive Plan, if one exists, and to other plans
and ordinances of the Town or to such parts thereof as may have been
adopted pursuant to statute.
D.
All required on-site improvements shall be installed
by the applicant at his cost. Before any subdivision plat will be
finally approved, the applicant shall install the required improvements
to the satisfaction and approval of the appropriate engineer (Town,
highway and/or other) or, in lieu of construction, shall certify that
the costs of construction have been paid to the person(s) completing
the requirements or shall furnish bond or cash in an amount calculated
by the Planning Commission, with the necessary assistance of appropriate
engineers, to secure the required improvements for the subdivision
which the subdivider has submitted for final approval. Such bond shall
be payable to and held by the Town Council. The form of such bond
shall be approved by the Town Attorney. The applicant's bond shall
not be reduced by Town Council until construction has been inspected
and approved.
A.
General standards.
(1)
All streets, except where specifically noted, shall
meet the Virginia Department of Transportation standards for secondary
roads.
(2)
The proposed street system shall extend existing or
recorded streets at the same width or larger but in no case at less
than the required minimum width as specified in this article. Where
possible, new intersections along one side of an existing street shall
coincide with any existing street intersection on the opposite side
of such street.
(3)
Where, upon recommendation of the Town Planning Commission,
it is desirable to provide for street access to adjoining property,
the Town Council shall require street stubs to be extended by dedication
to the boundary of such property.
(4)
New local streets shall be so designed as to discourage
through traffic, but the applicant shall give adequate consideration
to providing for the extension and continuation of arterial and collector
streets into and from adjoining property.
(5)
Where a subdivision abuts or contains an existing
street of improper width or alignment, upon recommendation of the
Planning Commission, the Town Council shall require the dedication
of land sufficient to widen the street or correct the alignment.
(6)
All streets shall meet the design standards of these
regulations.
(7)
The street arrangement must be such as to cause no
unnecessary hardship to owners of adjoining property when they plat
their own land and seek to provide for convenient access to it.
B.
Partial and half streets. New half or partial streets
shall be prohibited except where essential to reasonable subdivision
of a tract in conformance with the other requirements and standards
of these regulations and where, in addition, satisfactory assurance
for dedication of the remaining part of the street can be obtained.
C.
Street widths.
(1)
The minimum width of a proposed street right-of-way, measured from lot line to lot line on either side of such right-of-way, shall be a minimum of 50 feet unless otherwise approved by the Town under § 170-32 of this chapter.
(2)
Alley rights-of-way shall not be less than 20 feet
in width.
(3)
Additional right-of-way and pavement widths may be
required by the Town Planning Commission or Town Council for the purpose
of promoting the public safety and convenience or to provide parking
in commercial and industrial areas and in areas of high-density residential
development.
D.
Construction of streets. All street construction shall
conform to specifications and standards of the Virginia Department
of Transportation for secondary streets. The construction shall be
subject to approval of the Virginia Department of Transportation.
E.
Restriction of access. Whenever a proposed subdivision
contains or is adjacent to a limited access highway or expressway,
provision shall be made for either a service drive or reverse frontage
lots. A service drive shall be approximately parallel to such right-of-way
at a distance suitable for an appropriate use of the land between
such highway and the proposed subdivision. Such distance shall be
determined with due consideration of the minimum distance required
for ingress and egress to the main thoroughfare. The right-of-way
of any major highway or street projected across any railroad, limited-access
highway or expressway shall be of adequate width to provide for the
cuts or fills required for any future separation of grades.
F.
Approach angle. All streets shall approach each other
at an angle of not less than 80° unless the Commission, upon recommendation
of the Highway Engineer, shall recommend and the Council approve a
lesser angle of approach for reasons of terrain, etc.
G.
Street grades. Center-line grades shall meet Virginia
Department of Transportation standards for secondary roads, but in
no case shall they be greater than 8°.
H.
Cul-de-sac streets.
(1)
Dead-end streets are prohibited unless designed as
cul-de-sac streets or designed for future access to adjoining properties.
(2)
Cul-de-sac streets, permanently designed as such,
shall not exceed 500 feet in length and shall not furnish access to
more than 20 dwelling units.
(3)
Any dead-end street intended for access to an adjoining
property or because of authorized stage development shall be provided
with a temporary all-weather turnaround within the subdivision.
(4)
Unless future extension is clearly impractical or
not desired, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional width provided along
the boundary line to permit extension of the street at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a turnaround
which is constructed in accordance with Department of Transportation
specifications. The minimum radius shall be 50 feet.
(6)
Drainage of cul-de-sac streets shall preferably be
towards the open end. If drainage is toward the closed end, adequate
provisions shall be made for runoff to be carried away. Drainage easements
shall be required where necessary.
I.
Street names.[1]
(1)
Proposed streets which are obviously in alignment
with others already existing and named shall bear the names of the
existing streets.
(2)
The name of a proposed street shall not duplicate
or confuse an existing street in the Town or in the postal district.
The use of the following suffixes: street, road, avenue, boulevard,
drive, way, place, court, lane, etc., shall constitute a duplication
if used after a name which is repeated before each suffix.
(3)
Street names shall be subject to the approval of the
Town Council. Names of existing streets shall not be changed except
by approval of the Council.
[1]
Editor's Note: See also Chapter 161, Naming
of Streets, Roads and Subdivisions.
J.
Alleys.
(1)
Alleys may be permitted, provided that the subdivider
produces evidence satisfactory to the Town Planning Commission and
Town Council of the need for such right-of-way.
(2)
No part of any main structure shall be located within
20 feet of the center line of an alley.
(3)
Dead-end alleys shall be avoided, but where this proves
impossible, dead-end alleys shall terminate with an all-weather circular
turnaround with a minimum radius of 50 feet.
(4)
Alley intersections and sharp changes in alignment
shall be avoided.
K.
Driveway. Private driveways on corner lots shall be
located at least 40 feet from the point of intersection of street
right-of-way lines.
L.
Street signs. Street identification signs of a design
approved by the Town Council and readable from either side shall be
installed at all intersections.
M.
Railroad crossings. The applicant shall be responsible
for providing flashing lights and short-arm gates for any road within
a subdivision which may cross a railroad track.
A.
Length. Blocks shall have a maximum length of 1,200
feet and a minimum length of 500 feet.
A.
Shape.
(1)
Lots shall not contain peculiarly shaped elongations
which would be unusable for normal building purposes solely to provide
necessary square footage.
(2)
Generally, the depth of residential lots should be
not less than one nor more than four times their width.
(3)
No lot shall be less than 90 feet in width and 125
feet in length, with a minimum area of 11,250 square feet.
B.
Location.
(1)
Each lot shall abut on a street dedicated by the subdivision
plat or on an existing public street which has been accepted by the
governing body. If the existing streets are not constructed in accordance
with the Virginia Department of Transportation standards, the subdivider
shall make provisions in the deeds to the lots for all buildings to
be so constructed as to permit the widening by dedication of such
roads or streets to such a required width.
C.
Corner lots. Corner lots shall have extra width sufficient
for maintenance of an adequate site distance at intersections as determined
by the Council.
D.
Side lines. Side lines of lots shall be approximately
at right angles to straight street lines or radial to curved street
lines.
E.
Remnants. All remnants of lots below minimum size
left over after subdividing of a tract must be added to adjacent lots
or otherwise disposed of rather than being allowed to remain as unusable
parcels.
F.
Lot size.
(1)
Minimum lot size. Minimum lot size shall be as follows:
(a)
For lots having both individual on-site water
and sewer systems, the minimum size of any lot shall be 40,000 square
feet.
(b)
For lots having either individual on-site water
or individual on-site sewer systems, the minimum size of any lot shall
be 20,000 square feet, or larger if required by the State Health Department.
(c)
For lots having both public water and public
sewer systems, the minimum size of any lot shall be 11,250 square
feet.
(2)
The Planning Commission shall require that tentative
approval of the Health Department be submitted as a basis for evaluating
the lot sizes of subdivisions dependent upon individual on-site water
and/or sewer systems. The Town shall not approve any subdivision unless
tentative approval from the Health Department is given on a lot-by-lot
basis stating that the proposed lots have satisfactory sites for the
proposed water and sewer systems at the proposed lot size. The issuance
of tentative approval does not guarantee the issue of a permit when
application is made for a septic system at time of construction. The
Health Department reserves the right to reject an application for
a septic system based on further testing.
(3)
In any instance, greater lot areas shall be required
in accordance with Health Department findings where individual septic
tanks or individual wells are used if the health official determines
that there are factors of drainage, soil conditions or other conditions
to cause potential health problems.
A.
The applicant shall provide the type of sanitary sewage
disposal facility determined by Town Planning Commission to be consistent
with existing physical, geographical and geological conditions. The
following types of sanitary sewage disposal facilities are listed
in order of desirability:
B.
Sanitary sewers, whether public, community or on-site,
shall be designed and constructed in strict accordance with Department
of Health and/or State Water Control Board standards, whichever is
applicable.
C.
Sanitary sewers shall not be used to carry stormwater.
A.
Soil evaluation tests shall be performed by the Health
Department for all subdivisions where on-site sewage disposal systems
are to be used.
B.
Soil evaluation tests shall be made by the Health
Department in accordance with the procedure required by the State
Health Department and shall be approved by the Health Department.
The results of such tests shall be submitted with the final plat.
C.
The Town Council shall not approve any subdivision
using septic tanks unless a tentative approval from the Health Department
is received stating that all lots in the subdivision have a suitable
site for a septic tank system. If the analysis of the soil evaluation
test results reveals that the soil is unsuitable for the intended
use at the lot size proposed, the Town Planning Commission and Town
Council shall require that the lot size(s) be increased in accordance
with the testing results as determined by the State Health Department.
This tentative approval does not guarantee that a permit will be issued
for installation of a septic tank system. The Health Department reserves
the right to reject any further request for permits based on further
inspection and tests.
A.
Whenever an existing public or approved community
water system is determined by the Town to be geographically and economically
accessible to a proposed subdivision, the applicant shall provide
an approved distribution system which shall be designed to connect
with such system in accordance with State Health Department standards.
Such system shall furnish an adequate supply of water to each lot,
with adequate main sizes and fire hydrants located to meet the specifications
of the Insurance Services Office. A copy of the approval of such system
by the appropriate public agency or utility company shall be submitted
with the final plat. Suitable agreements shall also be established
for the ownership and maintenance of such distribution system. In
accordance with these regulations, the applicant may be required to
provide his own community water system.
B.
Where an individual on-site water supply system(s)
is to be utilized, each lot so served shall be of a size and shape
to allow safe location in accordance with State Health Department
standards.
A.
Storm sewers and related installations shall be required
only when the runoff of stormwater cannot be satisfactorily handled
within the street pavement.
B.
Where existing storm sewers are reasonably accessible,
according to the Town Planning Commission, the proposed subdivision
shall be required to connect with said storm sewers.
C.
In the design of storm drainage facilities, problems
shall be avoided which may arise from the concentration of stormwater
runoff onto adjacent developed or undeveloped properties or the collection
of water at low points in the subdivision and along streets. Water
shall be drained away from on-site sewage disposal facilities.
D.
Storm drainage facilities should be designed to handle
not only the anticipated peak discharge from the property being subdivided,
but also the anticipated increase in runoff that will occur when all
the property at a higher elevation in the watershed is fully developed.
E.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a drainage
easement conforming substantially with the line of such watercourse,
drainageway, channel or stream and of such width as will be adequate
to preserve unimpeded flow of natural drainage or for the purpose
of widening, deepening, relocating, improving or protecting such drainage
facilities. Any changes in the existing drainageway shall be subject
to the approval of the State Water Control Board.
F.
All streets shall be so designed as to provide for
the discharge of surface water from their rights-of-way.
G.
The applicant shall provide for all such drainage
improvements, together with a certified engineer's or surveyor's statement
that such improvements will be adequate for proper development. The
highway resident engineer shall then approve or disapprove the plans.
A.
Easements with a minimum width of 20 feet shall be
provided for poles, wires, conduits, storm and sanitary sewers, gas,
water mains and/or other utility lines intended to service the abutting
lots. No structures or trees shall be placed within such easements.
B.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
C.
Easements shall be in accordance with requirements
of appropriate utility companies.
Erosion and sedimentation control measures shall
meet the standards and specifications of the Town of Stanley Sediment
and Erosion Control Ordinance.
A.
The subdivider shall consult all available engineering
and soils studies and delineate the one-hundred-year floodplain on
the plat of his land.
B.
The Town shall not approve any plat in which a structure
or street will be located within the area subject to flooding by a
flood of one-hundred-year frequency unless such structure is adequately
floodproofed and approved under the appropriate building code or the
street approved by the Virginia Department of Transportation.
As required by this chapter, all monuments must
be installed by the subdivider. Upon completion of subdivision streets,
sewers and other improvements, the subdivider shall make certain that
all monuments required by the Town are clearly visible for inspection
and use. Such monuments shall be inspected and approved by the Town
before any improvements are accepted by the governing body.
A.
Location of steel pins. Steel pins shall be used as
monuments at all street corners and at all points where the street
line intersects the exterior boundaries of the subdivision and at
right angle points and points of curve in each street. Such monuments
shall meet the specifications of the Virginia Department of Transportation.
B.
Location of iron pipe. All other lot corners shall
be marked with iron pipe not less than 3/4 inch in diameter and 24
inches long and driven so as to be flush with the finished grade.
When rock is encountered, a hole shall be drilled four inches deep
in the rock, into which shall be cemented a steel rod 1/2 inch in
diameter, the top of which shall be flush with the finished grade
line.
A.
Curbs, where required by the Town, shall be installed
along both sides of all streets, except along alleys. Curbs shall
meet the standards and specifications of the Virginia Department of
Transportation. Adequate provision shall be made for driveway entrances.
B.
Installation shall be in accordance with these and
other regulations of the Town.
A.
When required by the Town, sidewalks with a minimum
width of four feet shall be installed on both sides of all streets
within the subdivision and the side of each street touching the subdivision,
except that no sidewalks shall be required along service streets.
B.
All sidewalks shall be installed in accordance with
these and other regulations of the Town.
The installation of streetlights, if required,
shall be in accordance with design standards and specifications of
the Town and the Virginia Department of Transportation.
