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SUBDIVISION AND DEVELOPMENT DESIGN STANDARDS AND REQUIREMENTS
1301. Design Requirements
The Design Standards and requirements of this Article shall apply to all subdivisions and developments, unless specified otherwise herein, and all applications for subdivision approval and all site plan applications shall comply with such standards and requirements.
b. The name of a subdivision must have the approval of the Council. The name shall not duplicate nor closely approximate the name of an existing place name.
c. Access to a subdivision shall be provided over a public street.
b. Existing streets that are continued, shall have a minimum pavement width of thirty (30) feet and shall be constructed to specifications of Virginia Department of Transportation, at the same or greater width, but in no case less than the required width specified in Section 1301.02(j).
c. Minor streets shall be so laid out as to discourage their use by through traffic.
d. Streets shall be reserved at strategic locations to provide for future access to adjoining properties.
e. Street names shall require the approval of the Zoning Administrator. Streets that are obviously in alignment with streets already in existence and already named shall be given the name of the existing street. Names of new streets shall not duplicate or closely approximate those of existing streets.
f. Where a development or subdivision abuts or contains a railroad right-of-way or a non-accessible street, which shall include any limited access highway or major streets, or any street with a proposed future right-of-way width of sixty-five (65) feet or greater, or any street on the State System of Primary Highways, the Council may require a street approximately parallel to and on each side of such right-of-way either as a marginal access street, or at a distance suitable for an appropriate use of intervening land, with a non-access reservation suitably planned. Due regard should be given requirements for approach grades and future grade separations in determining distances. Residential lots shall have access only to secondary streets; the Council may require through lots.
g. Alleys shall not be provided in any subdivision.
h. No street right-of-way shall be less than fifty (50) feet in width; additional right-of-way may be required by the City Engineer for proper construction or due to traffic conditions.
i. Street intersections shall be as nearly at right angles as possible with no street intersection being at any angle of less than sixty (60) degrees.
j. Developments or subdivisions that adjoin existing streets shall dedicate additional right-of-way if needed to meet the minimum street width requirements set forth in Section 1301.02(b).
2. When the development or subdivision is located on only one side of an existing street, one-half (1/2) of the required right-of-way, measured from the centerline of the existing roadway, shall be provided.
3. When lots abut on one side of any street which has been included in the City or State System of Highways, the developer or subdivider shall be required to dedicate twenty-five (25) feet of right-of-way, as measured from the centerline of the street to the property line.
1. New streets in any subdivision or development shall have sidewalks, curbs, and gutters on both sides of the street.
2. Where a lot being subdivided or developed fronts on an existing street, and adjacent property on either side has existing sidewalk, the City requires the dedication of land for, and construction of, a sidewalk on the property being subdivided or developed, to connect to the existing sidewalk.
3. Sidewalks shall be a minimum of six (6) feet wide in business zones and five (5) feet wide in all others.
4. Where a lot being subdivided or developed fronts on an existing street, curb and guttering shall be required only (a) if adjacent property on either side has existing curb and guttering to which the new curb and guttering will connect or (b) if curb and guttering are required under the Virginia Erosion and Sediment Control law, the Virginia Storm Water Management Regulations, or in order to control and provide adequate drainage of natural and storm water generated by the development or subdivision.
l. Geometric design of streets shall be in compliance with the requirements of VDOT, or as approved by the City Engineering Department.
b. The open space required in large subdivisions shall not be grouped into large areas, but shall be so located as to provide easy access to all lots within a subdivision. Streams, lakes and other water course areas may be considered as part of the open space, provided reasonable access and physical use of the proposed open space area for recreation can be had.
c. If the size of area to be provided is not of an adequate size that would make it usable for public purposes, payment shall be made to the City in lieu of the establishment of land area for recreational purposes equal to five percent (5%) of the market value of the gross area of any tract to be subdivided or developed, to be submitted with the Final Plat.
d. The approval by City Council of a Preliminary Subdivision Plat shall be deemed to constitute the acceptance by the Council of any park, playground, or other public land shown on the Final Plat. Council may also require the filing of written agreements between the subdivider and the Council covering future title, dedication, and the development, equipment and maintenance of any park or playground area.
e. Easements having a minimum width of twenty (20) feet shall be provided as is necessary for utility lines, and underground mains and cables. Where traversed by a water course, drainage way, channel or stream, there shall be provided a private storm-water drainage easement of adequate width, but not less than ten (10) feet. Parallel streets may be required by the Council in connection therewith.
b. Blocks shall be wide enough to provide two tiers of lots of minimum depth, except where abutting upon major streets, limited-access highways, or railroads or where other situations make this requirement impracticable in which case the Council may approve a single tier of lots of minimum depth.
c. Blocks designed for non-residential use shall provide adequate space for service access and off-street parking.
b. Lots shall not contain peculiarly shaped elongations, solely to provide necessary street frontage or square footage of area which would be unusable for normal purposes.
c. Every lot shall front on a street, and the side lines of lots shall be approximately at right angles, or radial to the street line unless otherwise approved.
d. In the case of lots for residential purposes, the building setback shall conform to the requirements of zoning ordinance. The building setback line shall be at greater distance than the minimum specified in the zoning ordinance if the Zoning Administrator finds that conditions of health and/or safety so require.
e. Where any lot has abrupt topography which renders that portion of the lot unusable for the purpose specified, lot area requirements shall exclude all such affected land.
f. Double frontage lots should be avoided except where essential to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten (10) feet, and across which there shall be no right of access, shall be planted by the developer along the line of lots abutting such a traffic artery or other disadvantageous use.
b. Land shall be laid out and improved in reasonable conformity to existing topography, in order to minimize grading and cut and fill, and to retain, insofar as possible, the natural contours, and natural vegetation, limit storm water runoff, and conserve the natural cover and soil. No top soil, sand or gravel shall be removed, except in accordance with the provisions of the Erosion and Sedimentation Control Ordinance.
1302. Physical Improvements.The developer or subdivider of any property shall install the following physical improvements at his cost in accordance with the provisions of this ordinance.
b. Where rock is encountered, a hole shall be drilled four (4) inches deep, into which shall be demented a steel rod one-half (1/2) inch in diameter, the top of which shall be flush with the finished grade line.
c. A copy of as-built street, sewer and water plans shall be provided to the City and placed in the Office of the City Engineer.
b. All sewers shall be constructed in accordance with the City sewer plans and design specifications on file in the City Engineer's Office.
c. Sewer and water lines shall be inspected by the City Engineering Department for Compliance with the requirements of this Ordinance.
d. Individual water or sewage disposal facilities may be installed provided that public water or sewage disposal facilities are unavailable. Where installed, the developer or subdivider shall provide sufficient information to allow the determination that each lot is suitable for individual sewage disposal, and that each lot has a safe and adequate water supply, as evidenced by the written approval of the Health Department as provided in Section 1204.04.
b. Concrete sidewalks shall be a minimum of six (6) feet wide in business zones and five (5) feet wide in all others and shall be provided by the subdivider/developer of all new streets or the extension of existing streets or development of non-maintained streets in all districts excluding one single family or duplex residence on an existing street, and shall be in accordance with VDOT and City of Bedford standards.
c. Concrete curbs and gutters shall be provided for new streets, and existing streets and shall be in accordance with VDOT standards.
d. Street identification signs approved by the Zoning Administrator shall be installed at all street intersections.
e. All street and drainage improvements shall be inspected and found in compliance with requirements of this Ordinance and standards of VDOT, including those regarding noise abatement, and the Virginia Erosion Control and Sedimentation handbook, as evidenced by the approval of the City Engineer, as provided in Section 1204.04.
f. Street trees shall be installed as provided in Section 705 of this Ordinance.
g. The City of Bedford may impose taxes or assessments upon the owners of abutting property for constructing, improving, replacing or enlarging the sidewalks upon existing streets, for improving and paving existing alleys, and for the construction or the use of sanitary or storm water management facilities, retaining walls, curbs and gutters. Such taxes or assessments may include the legal, financial or other directly attributable costs incurred by the locality in creating a district, if a district is created, and financing the payment of the improvements. No tax or assessment for retaining walls shall be imposed upon any property owner who does not agree to such tax or assessment.
b. Where the developer or subdivider wishes to plant trees between the pavement edge and the adjacent right-of-way lines, he shall first confer with the City to determine the side of the street on which the utility pole line for power, street lights and telephone will be located. On the side of the street on which the utility pole will be placed the trees shall be limited to those not exceeding twenty five (25) feet in matured height (for example, dogwoods, crepe myrtles, etc.). On the opposite side of the street the type of trees will not be limited.
c. The City may require payment by a subdivider or developer of land of the pro rata share of the cost of providing reasonable and necessary sewerage, water, drainage facilities, street improvements, etc. located outside the property limits of the land owned or controlled by the subdivider or developer but necessitated or required, at least in part, by the construction or improvement or development; however, no such payment shall be required until such time as the governing body or a designated department or agency thereof shall have established a general sewer, water, drainage, street improvement program, etc. for an area having related and common sewer, water, drainage conditions, street, etc. and within which the land owned or controlled by the subdivider or developer is located. Current operation, maintenance and future capital improvements may be used as the standards to determine the proportionate share of total estimated cost of ultimate sewerage, water, drainage facilities, street improvements, etc. required to adequately serve a related and common area, when and if fully developed in accord with the adopted comprehensive plan, that shall be borne by each subdivider or developer within the area. Such share shall be limited to the proportion of such total estimated cost which the increased sewage flow, water flow, and/or increased volume and velocity of storm water runoff, and/or pedestrian and/or vehicular traffic to be actually caused by his subdivision or development bears to total estimated volume and velocity of such sewage, water, and/or runoff and/or traffic from such area in its fully developed state.
Each such payment received shall be expended only for the construction of those facilities, identified in the established sewer, water, drainage, street program, etc.; however, in lieu of such payment the governing body may provide for the posting of a personal, corporate or property bond, cash escrow or other method of performance guarantee satisfactory to it conditioned on payment at commencement of such construction. The payments received shall be kept in a separate account for each of the individual improvement programs until such time as they are expended for the improvement program.
b. Water supply systems, sanitary sewage systems, and gas and oil supply systems shall be designed to preclude infiltration of flood waters into the systems and discharges from the systems into flood waters.
c. Adequate drainage shall be provided to minimize exposure to flood heights.
b. All electrical, cable and telephone lines, etc., shall be inspected by the City Electrical Department for compliance with the requirements of this Ordinance.