(A) Required improvements.
(1) General. Each subdivision as defined in § 152.05 above shall contain the following improvements as applicable:
(a) Survey;
(b) Streets;
(c) Sidewalks;
(d) Storm water drainage system;
(e) Water and sewerage systems;
(f) Blocks; and
(g) Lots.
(2) Survey. Survey, plat, monuments and control corners shall be provided in accordance with the latest edition of the Manual of Practice for Land Surveying in North Carolina by the North Carolina State Board of Registration for Professional Engineers and Land Surveyors.
(3) Streets, publicly maintained.
(a) Design standards.
1. All streets shall be designed and built in accordance with the current edition of the North Carolina Department of Transportation Division of Highways Minimum Construction Standards for Subdivision Roads, with the following modifications:
a. Streets with curb and gutter section:
i. Curb and gutter shall be 30 inches concrete per North Carolina Department of Transportation Standard #846.01; and
ii. Right-of-way, pavement width and typical street sections for local and collector roads shall conform to the attached illustration for curb and gutter sections.(See Appendix A of this chapter)
b. Streets with shoulder section:
i. Right-of-way, pavement width and typical street sections for local and collector roads shall conform to the attached illustration for shoulder section. (See Appendix A of this chapter); and
ii. The erosion control plan for shoulder section streets must include the following items certified by a registered professional engineer: storm water quantity and town calculations for side ditches exceeding 5% slope; properly designed measures for permanent erosion control of side ditches; and storm water in grassed side ditches will have a non-erodible velocity.
2. All streets, drainage systems and erosion control shall be built in accordance with Town of Liberty specifications and standard details.
(b) Construction. Streets shall be cleared and graded to the full width of the right-of-way and as required for stable side slopes.
(c) Coordination and continuation of streets. The proposed street layout within a major subdivision shall be coordinated with the existing street system of the surrounding area and where possible, existing principal streets shall be extended.
(d) Conformity to Thoroughfare Plan. The alignment of all proposed streets shall follow the general alignments shown in the adopted Liberty Thoroughfare Plan. Proposed thoroughfare streets shall be designed to appropriate thoroughfare standards.
(e) Access to adjacent property.
1. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line.
2. A temporary cul-de-sac, or a T or L-shaped turnabout shall be provided for all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to the abutters whenever the street is continued.
3. The Town Council may limit the length of temporary dead-end streets.
(f) Half-streets.
1. The dedication of half streets of less than 50 feet at the perimeter of a new subdivision shall be prohibited.
2. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the subdivider.
3. Where there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.
(g) Private streets and reserve strips. Private streets or reserve strips shall be prohibited within any platted subdivision, unless required to obtain access to existing inaccessible property. Ownership and maintenance of a private street shall be designated on the plat..
(h) Subdivision street disclosure statement (G.S. § 136-102.6). All streets shown on the final plat and designated as public shall be presumed an offer of dedication to the public.
(i) Street names.
1. Proposed streets which are obviously in alignment with existing streets shall be given the same name. In assigning new names, duplication of existing names shall be avoided and in no case shall the proposed name be phonetically similar to existing names irrespective of the use of a suffix such as street, road, drive, place, court and the like. Street names shall be subject to the approval of the Planning and Zoning Board.
2. Street name signs will be provided by the Town of Liberty inside the town limits, and shall be provided by the developer outside the town limits.
(j) Street traffic signs. Traffic signs such as stop and yield signs will be provided by the Town of Liberty inside the town limits, and shall be provided by the developer or North Carolina Department of Transportation outside the town limits.
(k) Cul-de-sac (dead end street).
1. Permanent dead end streets shall not exceed 500 feet in length unless necessitated by topography or property configuration and shall be provided with a turnaround.
2. Where a street does not extend to the boundary of the subdivision and its continuation is not required by the Town Council for access to adjoining property, its terminus shall not normally be nearer to the boundary than 50 feet.
(l) Street intersection.
1. Angle of intersection. All streets shall intersect as nearly as possible at right angles and no street shall intersect at less than 75 degrees.
2. Spacing of intersection. The number of intersections with a major or minor thoroughfare should be limited to a minimum number necessary to adequately serve normal traffic. The number and spacing of intersections shall be determined by the Town Manager if within the corporate limits and the District Highway Engineer if outside the corporate limits. Generally, intersections on major or minor thoroughfares should be at least 1,000 feet apart measured from centerline to centerline.
3. Curb radii. Curb radii at street intersections shall not be less than 20 feet. At an angle of intersection of less than 90 degrees, or on major or minor thoroughfares a greater radius may be required.
4. Sight distances at intersections. Property sight distances shall be maintained at all intersections of streets. There shall be a clear sight distance in the triangular area formed by the intersecting street right-of-way lines and a straight line connecting points on the street right-of-way lines in accordance with the current edition of the North Carolina Department of Transportation Division of Highways Minimum Construction Standards for Subdivision Roads. The sight distance shall be surveyed and platted as street right-of-way, and no obstruction shall be permitted in this area.
(m) Rights-of-way. Existing street rights-of-way shall be designated 50 feet wide minimum, or 25 feet minimum when measured from the property line to the center line of an existing right-of-way. Triangular sight distances must be designated at intersections in accordance with the N.C. D.O.T. minimum standards for subdivision roads.
(4) Sidewalks. Sidewalks are not required, however, the subdivider is encouraged to provide sidewalks especially in high density developments where provided, the design and construction of sidewalks shall be subject to the approval of the Town Manager. The Planning and Zoning Board may require adequate grading along streets for future sidewalks.
(5) Storm water drainage system. The subdivider shall provide an adequate drainage system for the proper drainage of all surface water. The design of a system shall be subject to the approval of the Town Manager.
(a) No surface water shall be channeled or directed into a sanitary sewer.
(b) Where feasible, the subdivider shall connect to existing storm drainage.
(c) Storm water drainage collectors shall be adequately sized and placed to carry the flow of 10-year frequency.
(d) Cross drainage pipes and bridges shall be adequately sized and placed to carry the flow of a flood of 25-year frequency.
(e) Catch basins shall be placed at low points and as otherwise needed.
(6) Water and sewerage systems.
(a) Within the corporate limit.
1. Water mains and sanitary sewers shall be installed in accordance with Town of Liberty specifications and standard details for each lot in the tract of land to be subdivided in whole or in part. The developer shall provide complete water and sewer services for all residential lots when street construction or water and sewer utility construction is proposed. The town will install water meters when required upon payment of the applicable fee.
2. Before installation, a complete set of construction plans for the proposed water and/or sewerage system prepared by a registered professional engineer shall be submitted for approval by the Town Manager. Also, plans for water improvements must be submitted to the North Carolina Department of Human Resources for approval, and plans for sewer improvements must be submitted to the North Carolina Department of Natural Resources and Community Development for approval.
3. Water supply systems shall be approved by the Fire Chief as to location of hydrants and size of mains. Water mains shall not be less than 6 inches in diameter, except that 2-inch mains may be used on permanent cul-de-sacs where approved by the Fire Chief. Water mains shall be designed to form a complete circuit where practical, and fire hydrants or blowoffs shall be placed at deadends.
4. Water and sewer lines should be installed outside of the street pavement where possible.
(b) Within the extraterritorial area.
1. Any connection to either water and/or sewerage system operated by the town shall require the approval of the Town Manager. If approval is obtained, the water and/or sewerage system must meet the requirements of division (A)(6)(a) above.
2. If the proposed water distribution and/or sewerage disposal system is to be a private system, it shall be approved by the Randolph County Health Department; Division of Health Services, North Carolina Department of Human Resources; Division of Environmental Management, North Carolina Department of Natural Resources and Community Development whichever is (are) appropriate and the Town Manager. Layout and easements for the future extension of town sewer must be provided.
(c) General. The town may require installation of certain oversized facilities such as water mains in excess of 6 inches in diameter, when it is in the interest of future development. The town may pay for that portion of the improvement which exceeds the standards set forth in this chapter.
(7) Blocks.
(a) General. The lengths, widths and shapes of blocks shall be determined with due regard to: provision of adequate building sites suitable to the special needs of the type of use contemplated; zoning requirements as to lot sizes and dimensions; needs for vehicular and pedestrian circulation, control and safety of street traffic; limitations and opportunities of topography; and convenient access to water areas.
(b) Block length. Blocks shall not be less than 400 feet nor more than 1,320 feet in length.
(c) Block width. Blocks shall have sufficient width to allow 2 tiers of lots of minimum depth except where single-tier lots are required to separate residential development from through vehicular traffic or another type of use, or when abutting a water area.
(d) Pedestrian crosswalks. Where deemed necessary by the Planning and Zoning Board and approved by the Town Council a dedicated pedestrian crosswalk easement at least 15 feet in width may be required to provide convenient public access to a public area such as a park or school or to a water area such as a stream, river or lake.
(8) Lots.
(a) General.
1. The lot size, width, depth, shape and orientation, and the minimum building setback lines shall be in conformance with the Liberty Zoning Chapter for the type of development and use contemplated.
2. The width, depth, shape and orientation, and the minimum building setback lines may be modified from this chapter’s requirements where it is necessary to allow the subdivision of land which is developed prior to the time of subdivision application.
3. Modifications may be permitted to make reasonable use of property. The modifications may be approved where the following findings are met:
a. That the intent and purpose of the Zoning Chapter concerning width, depth, shape and separation, are maintained;
b. That the approval will not alter the existing plan of the neighborhood;
c. That the approval is compatible with the existing neighborhood;
d. That the modifications approved are only to the extent necessary to allow reasonable use of the property and that no additional nonconformities beyond those currently existing will be created; and
e. The resulting subdivision will promote home ownership, or will more likely result in improved maintenance, and economic productivity of the property.
(b) Utility easements.
1. Easements for underground or above ground utilities shall be provided where necessary across lots or preferably located along rear or side lot lines.
2. Easements for utilities to be maintained by the Town of Liberty shall have a minimum width of 20 feet and shall be designated “Town of Liberty Water (or Sewer) Easement.”
(c) Drainage easements. Where street construction grading or street drainage structures extend outside of the street right-of-way, a drainage easement shall be provided as necessary for street maintenance.
(B) Sedimentation pollution control.
(1) In order to prevent soil erosion and sedimentation pollution of streams, springs, flat water bodies, or other drainage networks, the subdivider shall comply with all requirements of the North Carolina Sedimentation Pollution Control Act of 1973 and the Liberty Sedimentation Pollution Control Ordinance.
(2) Erosion control shall be provided in accordance with Town of Liberty specifications for grassing and Town of Liberty standard details for erosion control.
(C) Plans required for proposed improvements. Plans signed by a professional engineer for the following proposed improvements are required and must be submitted to the Town Manager for approval.
(1) Streets and storm drainage. Plans and profiles for streets and storm drainage must be submitted per the application requirements of the North Carolina Department of Transportation's Minimum Construction Standards for Subdivision Roads.
(2) Water and sewerage systems. Plans and profiles for water and sewer improvements must be submitted for review by the Town Manager prior to submission to the appropriate North Carolina regulatory agencies.
(3) Erosion control. Erosion control plans are required when the construction area exceeds 1 acre.
(4) Mylar sepias for as-built drawings.
(a) In order to meet certification requirements by state review agencies, the subdivider will be required to resubmit revised mylar sepias of the engineering plans showing changes made during construction in the location and grade of streets or water and sewer utilities.
(b) These revised plans must also be certified by the design engineer.
(Ord. passed 5-26-1997)