There is a mutual responsibility between the subdivider and the City of Galax to divide the land so as to improve the general use pattern of the land being subdivided.
The agent shall not approve the subdivision of land if, from adequate investigations conducted by all public agencies concerned, it has been determined that, in the best interest of the public, the site is not suitable for platting and development purposes of the kind proposed.
Land subject to flooding and land deemed to be topographically unsuitable shall not be platted for residential occupancy nor for such other uses as may increase danger to health, life or property or aggravate erosion of flood hazard. Such land within the subdivision shall be set aside on the plat for such uses as shall not be endangered by periodic or occasional inundation or shall not produce conditions contrary to the public welfare.
A. 
All required improvements shall be installed by the subdivider at his cost. In cases where specifications have been established either by the Virginia Department of Transportation for streets, curbs, etc., or by local ordinances and codes, such specifications shall be followed.[1]
[1]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
B. 
The subdivider's bond shall not be released until construction has been inspected and approved by the appropriate engineer.
C. 
All improvements shall be in accordance with the following requirements:
(1) 
Streets. All streets in the proposed subdivision shall be designed and constructed in accordance with the following minimum requirements by the subdivider at no cost to the locality:
(a) 
Alignment and layout.
[1] 
The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas.
[2] 
The street arrangement must be such as to cause no unnecessary hardships to owners of adjoining property when they plat their own land and seek to provide for convenient access to it.
[3] 
Where, in the opinion of the agent, it is desirable to provide for street access to adjoining property, proposed streets shall be extended by dedication to the boundary line of such property.
[4] 
Half streets along the boundary of land proposed for subdivision may not be permitted.
[5] 
Wherever possible, streets should intersect at right angles. In all hillside areas, streets running with contours shall be required to intersect at angles of not less than 60°, unless approved by the agent upon recommendation of the City Engineer.
[6] 
On streets 50 feet or more in width, the center-line radius of curvature shall not be less than 200 feet: on other streets not less than 100 feet.
(b) 
Service drives. Whenever a proposed subdivision contains or is adjacent to a limited access highway or expressway, provision shall be made for a service drive or marginal street 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 distances 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.
(c) 
Approach angle. Major streets shall approach major or minor streets at an angle of not less than 80°, unless the agent, upon recommendation of the City Engineer, shall approve a lesser angle of approach for reasons of contour, terrain or the matching of existing patterns.
(d) 
Minimum widths. The minimum width of proposed streets, measured from lot line to lot line, shall be as shown on the major street plan or, if not shown on such plan, shall be:
[1] 
Major streets: not less than 80 feet.
[2] 
Minor streets: not less than 50 feet.
[3] 
Local service drives or other minor streets which cannot be extended in the future: not less than 50 feet.
[4] 
Alleys, if permitted: not less than 20 feet nor more than 28 feet.
(e) 
Construction requirements.[2]
[1] 
In cases where Virginia Department of Transportation specifications are lacking or are less restrictive than the requirements of this chapter, this chapter shall prevail.
[2] 
The roadway shall be graded to 30 feet, exclusive of side ditches.
[3] 
The base for the pavement shall be a least 30 feet in width and six inches in depth and be of stone, gravel or other satisfactory material approved by the Virginia Department of Transportation.
[4] 
The pavement width shall be a minimum of 30 feet, constructed of material passing Virginia Department of Transportation specifications. The pavement will consist of a bituminous oil primer treatment and double-sealed treatment with rates of application to be in accordance with the Virginia Department of Transportation specifications.
[5] 
The grades of streets submitted on subdivision plats shall be approved by the agent, upon recommendation of the City Engineer prior to final action by the agent. Wherever feasible, street grades shall not exceed 12%.
[2]
Editor's Note: Amended at time of adoption of Code; see Ch. 1, General Provisions, Art. I.
(f) 
Culs-de-sac. Generally, minor terminal streets (culs-de-sac) designed to have one end permanently closed shall be no longer than 400 feet to the beginning of the turnaround. Each cul-de-sac must be terminated by a turnaround of not less than 100 feet in diameter.
(g) 
Alleys. Alleys should be avoided wherever possible. Dead-end alleys, if unavoidable, shall be provided with adequate turnaround facilities as determined by the agent.
(h) 
Private streets and reserve strips. There shall be no private streets plated in any subdivision. Every subdivided property shall be served from a publicly dedicated street. There shall be no reserve strip controlling access to streets.
(i) 
Names. Proposed streets which are obviously in alignment with other already existing and named streets shall bear the names of the existing streets. In no case shall the names of proposed streets duplicate existing street names, irrespective of the use of the suffix street, avenue, boulevard, driveway, place, lane or court. Street names shall be indicated on the preliminary and final plats and shall be approved by the agent. Names of existing streets shall not be changed except by approval of the governing body.
(j) 
Identification signs. Street identification signs of a design approved by the agent shall be installed at all intersections.
(2) 
Monuments.
(a) 
As required by this chapter, all monuments must be installed by the subdivider and shall meet the minimum specifications. Upon the completion of subdivision streets, sewers and other improvements, the subdivider shall make certain that all monuments required by the agent are clearly visible for inspection and use. Such monuments shall be inspected and approved by the agent before any improvements are accepted by the governing body.
(b) 
Location.
[1] 
Concrete. Concrete monuments four inches in diameter or square, three feet long, with a flat top, shall be set at all street corners, 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. The top of the monument shall have an appropriate mark to identify properly the location and shall be set flush with the finished grade.
[2] 
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.
(3) 
Water facilities. Where public water is available, the service shall be extended to all lots within a subdivision, including fire hydrants, by the subdivider in accordance with the design standards and specifications for water, construction and improvements in Galax, Virginia, and meeting the approval of the agent. Every subdivision containing 25 or more lots to which public water cannot or will not be provided shall be supplied by the subdivider with a complete central water supply and distribution system to serve each and every lot containing less than 20,000 square feet per lot.
(4) 
Sewerage facilities. Where public sewerage facilities area available, the service shall be extended to all lots within a subdivision and septic tanks will not be permitted. Every subdivision shall be provided by the subdivider with a satisfactory and sanitary means of sewage collection and disposal in accordance with the design standards and specifications for sewerage construction and improvements in Galax, Virginia, and meeting the approval of the agent, provided that the average prevailing lot size is less than 20,000 square feet. In case of a subdivision in which the size of lots is 20,000 square feet or more in area, an individual sewage disposal system for each lot may be provided by the subdivider, subject to the approval by the Health Official.
(5) 
Private water and/or sewer. Nothing in this regulation shall prevent the installation of privately owned water and/or sewerage facilities in areas where public water and/or sewerage facilities are not available; provided, however, that such installations must met all the requirements of the State Water Control Board, the State Health Department and any other state or local regulation having authority over such installation.
(6) 
Lot size. The minimum lot size in any area shall be in accordance with the Zoning Ordinance[3] for those subdivisions within the corporate limits. For those subdivisions lying outside the corporate limits, the size and shape of residential lots shall be as the City Council deems appropriate for the type of building development contemplated; provided, however, that lots for residential lots wherein neither public water nor sewer connection is provided shall contain at least 20,000 square feet.
[3]
Editor's Note: See Ch. 160, Zoning.
(7) 
Exceptions. Greater lot areas may be required where individual septic tanks or individual wells are used if the Health Official determines that there are factors of drainage, soil condition or other conditions to cause potential health problems. The agent shall require that data from percolation tests be submitted as a basis for passing upon subdivisions dependent upon septic tanks as a means of sewage disposal.
(8) 
Storm drainage facilities. The subdivider shall provide all necessary information needed to determine what improvements are necessary to properly develop the subject property, including contour intervals, drainage plans and flood control devices. The subdivider shall also provide plans for all such improvements, together with a properly certified engineer's or surveyor's statement that such improvements, when properly installed, will be adequate for proper development. The City Engineer shall then approve or disapprove the plans. The subdivider shall also provide any other information required by the City Engineer.
(9) 
Fire protection. The installation of adequate fire hydrants in a subdivision at locations approved by the agent may be required, provided that necessary public water is available. The agent shall consult with the proper authority before approving such location.
(10) 
Easements. The agent may require that easements for drainage through adjoining property be provided by the subdivider. Easements of not less than 10 feet in width shall be provided for water, sewer, power lines and other utilities in the subdivision when required by the agent.
(11) 
Bond. Before any subdivision plat will be finally approved by the governing body, the subdivider shall, in lieu of construction, furnish a performance bond or similar instrument, such as letters of credit, cash-in-escrow account, certified check or cash, in an amount calculated by the governing body to secure the required improvements in a workmanlike manner and in accordance with specifications and construction schedules established or approved by the appropriate engineer, which bond shall be payable to and held by the governing body.
(12) 
Plans and specifications. Two blue or black line prints of the plans and specifications for all required physical improvements to be installed shall be prepared by an engineer and shall be submitted to the agent for approval or disapproval within 60 days. If approved, one copy bearing certification of such approval shall be returned to the subdivider. If disapproved, all papers shall be returned to the subdivider with the reason for disapproval in writing. In the event that no action is taken in 60 days, such subdivision shall be deemed approved.
(13) 
Curb and gutter. The subdivider shall provide curb and gutter on both sides of the street in accordance with the following minimum dimensions:
(a) 
From the face of the gutter to the face of the curb: 24 inches.
(b) 
Thickness of gutter: seven inches.
(c) 
Height of curb: six inches.
(d) 
Thickness of curb: six inches.
(14) 
Reservation of land for public uses. Due consideration shall be given by all subdividers and by the governing body to sites for schools, parks and other public uses.
In addition to the area and width requirements already specified, lots shall be arranged in order that the following considerations are satisfied:
A. 
Shape. The lot arrangement, design and shape shall be such that lots will provide satisfactory and desirable sites for buildings and be properly related to topography and conform to requirements of this chapter. Lots shall not contain peculiarly shaped elongations solely to provide necessary square footage of area which would be unusable for normal purposes.
B. 
Location. Each lot shall abut on a street dedicated by the subdivision plat or on an existing publicly dedicated street or on a street which has become public by right of use. If the existing streets are not 50 feet in width, 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 a width of 50 feet.
C. 
Corner lots. Corner lots shall have extra width sufficient for the maintenance of any required building lines on both streets, as determined by the agent.
D. 
Side lines. Side lines of lots shall be approximately at right angles or radial to the street line.
E. 
Remnants. All remnants of lots below the minimum size left over after the subdividing of a tract must be added to adjacent lots or otherwise disposed of rather than allowed to remain as unusable parcels.
F. 
Separate ownership. Where the land covered by a subdivision includes two or more parcels in separate ownership and the lot arrangement is such that a property ownership line divides one or more lots, the land in each lot so divided shall be transferred by deed to single ownership, simultaneously with the recording of the final plat. Said deed is to be deposited with the Clerk of the Court and held with the final plat until the subdivider is ready to record the same, and they both shall then be recorded together.
G. 
Business or industrial. Lots intended for business or industrial use shall be designed specifically for such purposes, with adequate space set aside for off-street parking and delivery facilities.
Where created by the subdivision of land, all new blocks shall be of modern design and shall comply with the following general requirements:
A. 
Length. Generally, the maximum length of blocks shall be 800 feet, and the minimum length of blocks upon which lots have frontage shall be 300 feet.
B. 
Width. Blocks shall be wide enough to allow two tiers of lots of minimum depth, except where fronting on major streets, unless prevented by topographical conditions or size of the property, in which case the agent may approve a single tier of lots of minimum depth.
C. 
Orientation. Where a proposed subdivision will adjoin a major road, the agent may require that the greater dimension of the block shall front or back upon such major thoroughfare to avoid unnecessary ingress or egress.