Chapter 17.15 GENERAL REQUIREMENTS AND DESIGN STANDARDS

The requirements and standards of design for the subdivision of land set out in this chapter shall apply to subdivisions within the scope of this title. (Code 1964, § 26-10; Code 1985, § 27-34).

17.15.020 Certain land not to be platted.

Land subject to flooding and land deemed to be topographically unsuitable shall not be platted for occupancy nor for such other uses as may increase danger to health, life or property or aggravate erosion or flood hazard. (Ord. 2010-08. Code 1964, § 26-35; Code 1985, § 27-35).

17.15.030 Private streets prohibited.

There shall be no private streets platted in any subdivision. Every subdivided property shall be served from a publicly dedicated street. (Code 1964, § 26-34; Code 1985, § 27-36).

Charter reference – Dedication of streets in subdivisions, § 1.

Cross reference – Streets generally, Title 12.

17.15.040 Location and alignment of streets.

Repealed by Ord. 2010-08. (Code 1964, § 26-11; Code 1985, § 27-37).

17.15.050 Street names.

Proposed streets that are in alignment with existing streets already named shall bear their names. No new street shall duplicate names of existing streets. (Code 1964, § 26-16; Code 1985, § 27-38).

17.15.060 Street cross-section.

Street cross-sections shall be as determined by a traffic impact analysis as required in the city engineering department’s design and construction standards. In no case shall the street cross-section be less than that established by the Virginia Department of Transportation to be eligible for urban street maintenance reimbursement funds. (Ord. 2010-08. Code 1964, § 26-12; Code 1985, § 27-39).

17.15.070 Grades of streets.

No street shall exceed 12 percent in a residential zone, or eight percent in all other zoning classifications. (Ord. 2010-08. Code 1964, § 26-13; Code 1985, § 27-40).

17.15.080 Curves in streets.

Where a deflection angle of more than 10 degrees in the alignment of a street occurs, a curve of reasonably long radius shall be introduced. On streets 60 feet or more in width, the center line radius of curvature shall not be less than 300 feet, and on other streets, not less than 100 feet. (Code 1964, § 26-14; Code 1985, § 27-41).

17.15.090 Angle of street intersections.

Intersections of streets shall be at an angle as nearly 90 degrees as possible and shall not be less than 60 degrees. (Code 1964, § 26-15; Code 1985, § 27-42).

17.15.100 Dead-end streets.

Dead-end streets and cul-de-sacs shall be designed so that turnarounds for reversing traffic movements at the closed ends shall have a minimum radius of at least 50 feet. They shall not be over 400 feet in length. (Code 1964, § 26-18; Code 1985, § 27-43).

17.15.110 Where alleys required.

Alleys shall be provided in the rear of lots to be used for business purposes, and in residential lots where the subdivider shows evidence to the commission or council of the need for alleys. (Code 1964, § 26-17; Code 1985, § 27-44).

17.15.120 Monuments – Markers for corner lots.

All lot corners shall be marked by iron pins, not less than one-half inch in diameter and 24 inches long, driven flush with the ground. A minimum of four of these markers shall be city standard survey markers tied to the city’s vertical and horizontal control. A monument data sheet shall be provided to the city engineer. (Ord. 2010-08. Code 1964, § 26-19; Code 1985, § 27-45).

17.15.130 Length of blocks.

Blocks shall not exceed 800 feet in length and they shall not be less than 400 feet in length, unless prevented by topographic conditions. (Code 1964, § 26-20; Code 1985, § 27-46).

17.15.140 Width of blocks.

Blocks shall be wide enough for 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 commission may approve a single tier of lots of minimum depth. (Code 1964, § 26-21; Code 1985, § 27-47).

17.15.150 Tier of lots backing on major street may be required.

Where a proposed subdivision will adjoin a major street, the commission may require a single tier of lots of minimum depth to back upon such major street to avoid unnecessary ingress and egress. (Code 1964, § 26-22; Code 1985, § 27-48).

17.15.160 Arrangement of lots generally.

Arrangements of lots shall be at right angles to street lines, if possible, or radical to curved street lines. (Code 1964, § 26-23; Code 1985, § 27-49).

17.15.170 Lots to abut on dedicated street.

Each lot shall abut on a street dedicated by the subdivision plat, or on an existing publicly dedicated street, except as provided under SCC 18.105.020, planned residential development. If the existing street width is less than required, the commission may require the subdivider to dedicate the extra width necessary to widen the street. (Ord. 2010-08. Code 1964, § 26-24; Code 1985, § 27-50).

Cross reference – Zoning, Title 18.

17.15.180 Size and shape of residential lots generally.

The lot arrangement, design, and shape shall be such that lots will provide satisfactory and desirable sites for building. Lots shall not contain peculiarly shaped elongations which are designed solely to provide necessary square footage of area or frontage on a public road and which would be unusable for normal purposes.

The size and shape of residential lots shall be in accordance with the regulations established in the zoning code for the district in which the subdivision lies, except that, if a connection to either the public sewer or water systems, but not both, is provided, the lot size shall be increased to contain at least 10,000 square feet in those zones allowing for smaller sizes, and if a connection to neither the public sewer or water system is provided, the lot size shall be increased to contain at least 20,000 square feet, and the installation of a water system and a sewage disposal method shall be approved by the health department. (Ord. 2010-08. Code 1964, § 26-25; Code 1985, § 27-51; Ord. 1-11-96).

Cross reference – Zoning, Title 18.

17.15.190 Increase of size of corner lots.

Corner lots shall be increased in size whenever necessary so as to provide that any structure to be placed thereon shall conform to the building setback lines on both streets. (Code 1964, § 26-26; Code 1985, § 27-52).

17.15.200 Design of lots for business or industrial use.

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. (Code 1964, § 26-27; Code 1985, § 27-53).

17.15.210 Disposition of lot remnants.

All remnants of lots below minimum size left over after subdividing a tract must be added to adjacent lots or otherwise disposed of rather than allowed to remain as unusable parcels. (Code 1964, § 26-33; Code 1985, § 27-54).

17.15.220 Arrangement of parcels larger than ordinary building lots.

In case a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further subdivision. (Code 1964, § 26-28; Code 1985, § 27-55).

17.15.230 Reservation of land for parks, schools, etc.

The commission may require subdividers of residential subdivisions to set aside land for parks, playgrounds, schools and similar public and semipublic uses, subject to the following regulations:

(1) Subdividers shall not be required to dedicate land for parks or playgrounds in an amount exceeding 10 percent of the area of the subdivision, exclusive of street and drainage reservations, without reimbursement by the city council.

(2) Subdividers shall not be required to reserve land for public purposes other than streets, drainage, parks and playgrounds, except on a reimbursement basis. They shall be reimbursed within 18 months following the recording of the plat for the reserved land, or it may be subdivided and sold as lots. (Code 1964, § 26-29; Code 1985, § 27-56).

17.15.240 Utility easements.

Except where alleys are permitted, the commission may require easements up to 10 feet in width for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and other public utilities along all rear and side lot lines. Easements may be of a greater width for the extension of existing or planned utilities. (Code 1964, § 26-30; Code 1985, § 27-57).

17.15.250 Building setbacks.

Building setbacks shall conform to those established in the zoning code for the district in which the subdivision lies. (Code 1964, § 26-31; Code 1985, § 27-58).

Cross reference – Zoning, Title 18.

17.15.260 Parking facilities.

Where the regulations of the zoning code do not apply, parking facilities shall be provided and be approved by the planning commission. (Code 1964, § 26-32; Code 1985, § 27-59).

Cross reference – Zoning, Title 18.