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(1) The layout of the streets as to arrangement, character, width, grade, and location may be required to conform to the town's Comprehensive Plan and Official Map, to adjoiningstreet systems or adjoining properties, and to the topography, natural features, and drainage systems to be provided.
(a) Connectivity to adjoining properties shall be required in most instances.
(b) Stub Streets for the future connection to adjoining lands, as approved by the town, shall be constructed along with other streets in the development.
(c) Temporary endings shall be provided with a based turn around.
(2) Minor streets shall be so laid out that their use by through traffic will be discouraged.
(3) Where a subdivision abuts or contains an existing or proposed collector or through street, the Planning Commission may require marginal access streets, reverse frontage with screen planting, deep lots, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(4) Half streets along property lines shall be prohibited.
(5) Dead-end streets. Dead-end streets reduce efficiency in the transportation network, limit emergency access to lots on the street, and can promote higher vehicle speeds due to the lack of intersections. The purpose in limiting the length of dead-end streets is to ensure that new development is designed to be inherently safe, walkable, and efficient for the facilitation of traffic and pedestrian movement.
(a) Dead-end streets, designed to be so permanently, shall be no longer than 800 feet, provided, however, that:
1. For low-density property with the zoning classifications of RC-1, RC-2, CC, RR, R-1, and R-2, a maximum length of 1,000 feet shall be allowed; and
2. Not more than 25 lots have sole access to the dead-end street.
(b) Street length shall be measured from the intersection of the centerline of the new street right-of-way and the edge of the existing street right-of-way, along the centerline of the new street, to the outermost pavement edge at the terminus of the new street.
(c) All permanent dead-end streets shall be provided at the closed end with a turnaround having a street property line diameter of 80 feet.
1. There are topographical constraints or other unusual conditions pertaining to the particular parcel(s) of land that do not generally apply to other parcels in the vicinity and that are not the result of actions of the applicant;
2. The applicant demonstrates that compliance with the provisions is unreasonable, in conflict with the public interest, or a practical impossibility; and
3. In all cases, the public welfare and interest of the town shall be protected and the general intent and spirit of the regulations preserved.
4. Applications for a waiver shall be accompanied by written justification explaining how all conditions are met. Financial disadvantage or mere inconvenience shall not be considered sufficient justification for a waiver.
5. Each waiver request shall be evaluated on its own merits, and the granting of a particular waiver shall not set a precedent for other wavier requests.
6. In approving a request for a waiver from these provisions, the Planning Commission may impose reasonable conditions that will, in its judgment, justify such waiver and ensure that the intent of these land development regulations is upheld.
7. A request for a waiver may be made on its own or in conjunction with a Sketch Plan submittal. The Planning Commission shall review and act upon the waiver request within 60 days of the date on which it is scheduled to be considered.
(e) Should the Planning Commission grant a waiver from these requirements, as provided in § 155.048(A)(5)(d), the following conditions shall apply, in addition to any and all conditions placed upon the approval by the Planning Commission.
1. A turnaround at the terminus of the street is required. Turnarounds for emergency vehicles may also be required at various intervals along the street. Determination regarding the necessity of such turnarounds shall be made in consultation with the Fire Department. All turnarounds shall meet National Fire Protection Association standards;
2. The street shall be designed in such a manner so as to limit vehicle speed. This could include design elements such as planter islands, medians, on-street parking, and/or raised crosswalks. All such design elements shall be the maintenance responsibility of the neighborhood Property Owners’ Association. A note to this effect shall be included on all plans and plats submitted to the town; and
3. Unless precluded by the manner in which adjacent properties have developed, opportunities for future vehicular connectivity shall be provided in one or more locations. The right-of-way for any stub street shall extend to the property line. The location of such stub street(s) shall be at the discretion of the Planning Commission, in consideration of practical potential development scenarios involving the adjacent parcel(s).
(6) No street name shall be used that will duplicate or be confused with the names of existing streets or subdivisions east of the Cooper River.
(a) Street names proposed by the subdivider shall be approved by E-911.
(b) The subdivider shall submit verification that he or she has obtained approval of the names from E-911.
(c) If the names of existing streets occur, the Planning and Development Department shall require the subdivider to substitute names free from duplication or confusion.
(d) The Planning and Development Department shall maintain an up-to-date file of all street names in use east of the Cooper River, and make such information available for guidance of subdividers.
(a) Alleys shall be permitted where required to provide for service access, such as off- street parking, loading and unloading, consistent with and adequate for the uses proposed.
(b) Where provided, alleys shall be privately owned and appropriately noted on the final plat.
(8) Additional access to subdivisions.
(a) Roads of an existing subdivision shall not be used as the sole means of ingress and egress in developing a new subdivision or extending an existing one, unless granted by the Planning Commission.
(b) If, in judgment of the Planning Commission, the increased traffic and noise would create a safety hazard or otherwise be detrimental to residents of the existing subdivision, additional access shall be provided.
(9) Prior to acceptance by the town, rights- of-way and easements shall be stabilized, grassed, cleaned and neatly trimmed.
(10) Prior to acceptance by the town, streets and drainage systems shall be cleaned.
(11) Erosion and silt control measures shall be provided in accordance with applicable standards.
(12) Landscaping, signs, or other objects shall not interfere with needed sight distance.
(13) Private streets are not allowed for purposes of subdivision, unless otherwise provided in § 155.047(C)(1)(a)-(d), in accordance with the provisions thereof.
(14) Street name signs and traffic control devices.
(a) Street name signs, pavement markings and other traffic-control devices shall be installed at all intersections and other locations by the subdivider.
(b) The design, construction, materials, and placement of all street name signs shall conform to the requirements of the town.
(c) Traffic control devices shall conform to the requirements of latest edition of the South Carolina Manual on Uniform Traffic Control Devices.
(B) Licenses and permits required and complete plans to be furnished.
(1) Before commencing any construction, clearing, or grading on any commercial or residential tract lot, streets, road or any lands within the town limits:
(a) All necessary licenses and permits shall be obtained; and
(b) Complete plans, consisting of general and specific drawings, specifications, and analysis, together with details to provide a comprehensive plan of the construction contemplated, shall be furnished to, and approved by, the town.
(2) Subdivision plans.
(a) Subdivision plans shall show:
2. Street and right-of-way width;
3. Street name;
4. A typical section;
5. North arrow; and
6. Original and proposed center and right-of-way line elevations.
(b) Cross sections at 50-foot maximum intervals may be submitted for the plotting of right-of- way elevations.
(3) Elevations and grades.
(a) Elevations are not to be assumed, but are to be tied into the closest Coast and Geodetic Survey benchmark, or to an approved benchmark that has been previously tied to the same.
(b) Data shall be platted to current datum.
(c) NGVD plans, profiles and grades shall be platted to a minimum scale of one inch equals 100 feet horizontal, and one inch equals two feet vertical.
(4) Details shall be furnished for all projects and shall include, as required, typical pavement sections, curb and gutter, inlet, manhole, frame, grate, sewer, painted stripes, signs, and walks.
(a) Pavement sections shall show the location of all utilities.
(b) Curb and gutter inlets will be used to intercept runoff from vehicular pavements where curb and gutter is used to control drainage.
(c) Grate or weir type inlets will be used in turf areas.
(5) An inspecting professional shall observe construction for compliance with plans and specifications approved by the town.
(a) If construction is found to be in compliance with the plans and specifications, the inspecting professional shall make the required certification as to the observation of construction.
(b) Should the inspecting professional find that construction is not in compliance with the plans and specifications, he or she should notify all concerned, including the Director of Planning and Development, or his or her designee, that he or she will not make the required certification.
(c) The inspecting professional shall be a registered professional in the state and, therefore, is responsible for seeing that the observations of construction satisfy this requirement, including the intent, of the state laws, and that the public is protected.
(d) The inspecting professional is not an employee of the town, but rather a professional whose services are obtained by those undertaking the work.
(e) The inspecting professional shall be identified on the plans by name, firm name, address, and telephone number.
(f) In the event the inspecting professional is changed:
1. The named inspecting professional shall certify to the work completed;
2. The developer shall notify the Director of Planning and Development of the change in writing; and
3. A new named professional shall certify the remaining work done.
(6) All observations by the professional shall be logged, and a copy of the log shall be provided at the time of request for acceptance of the work by the town.
(7) As-built plans, as referenced in § 155.026(A)(2), shall be furnished to the Director of Planning and Development, or his or her designee, upon completion of the work prior to final acceptance.
(8) For the development or construction on all individual lots, the certificate of compliance, as set forth in Appendix B, § 13, at the end of this chapter, shall be signed by the property owner prior to the issuance of a building permit.
(C) Licensed professional to do work.
(1) Plans and specifications covering road, street, parking areas, drainage, and grading work will be accepted only from registered professionals qualified under state law.
(2) When submitting plans and analyses for road, street, drainage, and grading work, the professional shall place his or her seal on all documents.
(3) All work shall be based on surveys prepared by a professional licensed in the state and shall conform to Class “A” surveys, as defined by the State Board of Registration for Land Surveys.
(D) Construction authorization. Where no new construction of public streets are involved, the Preliminary Plat or site plan shall contain dated approval blocks for signatures of the water and sewer utility serving the proposed construction; the Town Fire Department; and the Director of Planning and Development.
(1) All streets public and private, shown on the Final Plat shall be graded, constructed, and surfaced in accordance with standards and specifications contained in this section.
(a) The developer shall be responsible for correcting any and all deficiencies in streets, resulting from faulty design or construction, for a period of two years from the time the streets are accepted by the town, as evidenced by the recording of the Final Plat into the town's system.
(b) The developer, engineer and prime contractor must sign a notarized affidavit certifying that the streets have been built to all requirements of the town.
(2) All public street and public drainage construction shall be done in accordance with the latest edition of the State Highway Department Standard Specifications for Highway Construction, and this subchapter.
(a) Field and laboratory testing shall be provided by others.
(b) Field and laboratory test results shall be furnished to the town in accordance with the requirements provided by the Director of Planning and Development, or his or her designee.
(3) Where private development facilities tie into public facilities, the work shall meet the requirements of this section.
(F) Design standards. All streets shall be designed and constructed in accordance with the following standards:
(1) French drains shall be installed along both sides of the roadway for all streets, except where the Director of Planning and Development, or his or her designee, approves in writing its omission based on data presented with a written request from the design professional.
(2) Minimum base course thicknesses.
(a) Minimum base course thickness shall be six inches, except in those areas where the roadway elevation is between elevations 6.5 and 10.0.
(b) Between elevations 6.5 and 10.0 the base thickness shall be: ten inches between elevations 6.5 to 7.5, and eight inches between 7.5 and 10.0 msl.
(3) Minimum wearing course thicknesses.
(a) The minimum wearing course thickness for minor streets shall be a total of 21/2 inches compacted, which may be placed in two equal lifts of 11/4 inches compacted.
(b) Major roads shall have specific design calculations submitted for design thickness.
(c) Pavement designs may be provided with soil tests to demonstrate less wearing course thickness, if approved by Department of Planning and Development.
(4) No catch basins shall be permitted within the radius portion of street intersections.
(5) No manhole covers or water valves shall be permitted within the curb portion of the roadways.
(6) All divided roadways shall have a six- inch vertical curb and gutter along the median portion of such roads.
(7) All pipe trenches under pavement or which the 1:1 shear plane intersects a line two feet from the back of pavement shall be compacted in six- inch lifts to 98% modified proctor density.
(8) Geometric design elements for collector and arterial streets shall be in accordance with AASHTO design guidelines.
(9) Adequate design shall be provided and maintained on all streets.
(10) The minimum road elevation shall be elevation 6.5 msl.
(11) Concrete curbs and gutters.
(a) Concrete curbs and gutters shall be installed on all streets, street and driveway intersections under development and on public streets affected by any site being developed.
(b) Curbs, gutters and such additional pavement shall be designed and installed in accordance with the town's thoroughfare plan.
(12) Reserve strips or parcels controlling access to streets are prohibited.
(13) Street jogs with the centerline offsets of less than 125 feet shall be avoided.
(14) Compound curves are prohibited.
(15) When connecting street lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve street centerline radius that shall be a minimum of 100 feet on residential minor streets, and a minimum of 50 feet shall be provided between reversed curves on these streets.
(16) Street intersection radii.
(a) Streets shall be laid out so as to avoid acute angles between streets at their intersections.
(b) Small radius alignment on the approach to the intersections shall be avoided.
(c) Property lines at street intersections shall be rounded with a radius of not less than 20 feet.
(d) Larger radii or chambered corners will be required when such design is advisable to permit the construction of curbs of large radii.
(e) The minimum street intersection radius shall be 30 feet.
(f) Provide a larger radius when so advised.
(17) Street widths
(a) Street widths shall not be less than the following:
Pavement (back of curb to back of curb)
Minor circulation street
Collector and entry roads
Highways and thoroughfares
(b) Edge of pavement radius shall be not less than 30 feet at the intersection of highways or thoroughfares.
(c) Curb and gutter shall extend around the radius to the point of tangency.
(18) Streets and intersection approaches shall not be excessive in grade nor be less than 4/10 of 1%.
(19) Temporary dead-end streets shall be provided with a turn-around in accordance with subsection (17) above.
(20) Intersection signalization.
(a) The construction of new roadway intersections and existing roadway intersections on which traffic light signalization is installed initially or replaced in whole shall utilize “mast arm” type supports.
(b) The utilization of mast arm type supports shall also apply to the replacement of existing street light signals on projects involving intersection improvements or street widening.
(c) The utilization of mast arm type supports pursuant to the preceding requirements shall apply to all projects, including those resulting from private development and projects of public entities.
(21) Street trees. The planting of street trees can provide innumerable benefits relative to the visual quality and health of the built environment, but may also result in damage to expensive public infrastructure as they mature. Therefore, a balanced approach to their installation is required to secure their benefits and to limit their detrimental effects. In light of these factors, street trees may be planted within the public street right-of-way in accordance with the following design standards. (Note that these provisions apply to the construction of new streets.)
(a) Minimum right-of-way width in which street trees are planted shall be 60 feet.
(b) Minimum horizontal distance between edge of pavement, back of curb or sidewalk, and the centerline of the planted tree shall be five feet; the effect of which is to create a suitable “verge” or planting strip for the trees.
(c) An approved root-barrier treatment shall be included in the street tree planting to protect the roadway and/or sidewalk from future root damage. This treatment may be in spot locations if design plans are sufficiently detailed to allow this, or may be along an entire street segment. If street trees are provided, the appropriate treatment shall be indicated on the approved construction plans for new streets.
(d) Utility easement location. The location of utility easements shall not conflict with these provisions. It will be the responsibility of the civil engineering design professional to coordinate this function with the utility provider.
('81 Code, §§ 154.32 154.33, 154.42, 155.94, 156.001 - 156.003, 156.008 - 156.010) (Ord. passed 8-13-79; Am. Ord. passed 6-9-92; Am. Ord. passed 2-9-93; Am. Ord. 95012, passed 4-11-95; Am. Ord. 99012, passed 4-21-99; Am. Ord. 00063, passed 1-9-01; Am. Ord. 00064, passed 1-9-01; Am. Ord. 02045, passed 7-9-02; Am. Ord. 06027, passed 5-10-06; Am. Ord. 09088, passed 1-13-10; Am. Ord. 13027, passed 6-11-13; Am. Ord. 16038, passed 6-15-16; Am. Ord. 16082, passed 10-11-16; Am. Ord. 19029, passed 5-14-19) Penalty, see § 155.999