(A) General requirements.
(1) Frontage on improved streets. No subdivision shall be approved unless the area to be subdivided shall have frontage on and access from an existing street which is:
(a) An existing state, county, or city owned and maintained street; or
(b) A street shown upon a plat approved by the Planning Commission and recorded in the County Clerk of Court's office. The street or highway must be suitably improved as required by these regulations and specifications, or be secured by a performance bond required under these subdivision regulations with the width and right-of-way required by these subdivision regulations.
(2) Grading and improvement plan. All public roads shall be graded and improved and conform to the standards established for roads by the Newberry County Council. All roadway designs and specifications shall be approved by the County Engineer, in accordance with the construction plans required to be submitted prior to final plat approval.
(3) Topography and arrangement.
(a) Roads shall be related appropriately to the topography.
(b) Minor streets shall be curved whenever possible to avoid uniformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of these regulations.
(c) The location and width of all proposed streets shall be in conformity with official plans and maps and with existing amended plans of the Planning Commission.
(d) All thoroughfares shall be properly related to special traffic generators such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing and proposed land uses.
(e) Minor streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property.
(f) The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, cul-de-sacs, or U-shaped streets shall be encouraged where the use will result in a more desirable layout.
(g) Street extensions:
1. The street layout of the proposed subdivision shall provide for the continuation or projection of streets already existing in areas adjacent to the area being subdivided unless the Planning Commission deems the continuation or extension undesirable for specific reasons of topography or design;
2. Where the Planning Commission determines that it is necessary to provide street access to adjoining properties, and that other means of access are not reasonably available to the adjoining properties, proposed streets shall be extended by dedication to the boundaries of the properties. Where the Planning Commission deems it necessary, the dead-end streets shall be provided with an approved temporary turnaround having a radius of at least 40 feet; and
3. The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall a street extension be of less width than the minimum width required in these regulations for a street in its category.
(h) In business and industrial developments, the streets and other accessways shall be planned in connection with the grouping of buildings, location of rail facilities, and the provision of alleys, truck loading and maneuvering areas, and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.
(4) Blocks.
(a) Blocks shall have sufficient width to provide for 2 tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, or waterways.
(b) The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed 2,000 feet, nor be less than 400 feet in length. Wherever practicable, blocks along major arterials and collector streets shall be not less than 1,000 feet in length.
(c) In long blocks, the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or pedestrian traffic.
(d) Pedestrianways or crosswalks, not less than 10 feet wide, may be required by the Planning Commission through the center of blocks more than 800 feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities.
(e) Blocks designed for industrial uses shall be of a length and width as may be determined suitable by the Planning Commission for prospective use.
(5) Access to primary arterials. Where a subdivision borders on or contains an existing or proposed primary arterial, the Planning Commission may require that access to the streets be limited by 1 of the following means:
(a) The subdivision of lots so as to back onto the primary arterial and front onto a parallel local street; no access shall be provided from the primary arterial, and screening shall be provided in a strip of land along the rear property line of the lots;
(b) A series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the major arterial; or
(c) A marginal access or service road (separated from the primary arterial by a planting or grass strip and having access thereto at suitable points).
(6) Street names.
(a) Streets or roads that are extensions of, or obviously in alignment with, existing named streets shall bear that name.
(b) The names of new streets and roads shall be subject to the Planning Commission and approval of County Council and shall not duplicate or be similar in sound to existing names, irrespective of the use of the suffix street, avenue, circle, way, boulevard, drive, place, or court or the like.
(7) Permanent dead-end streets.
(a) Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Planning Commission for access to adjoining property, its terminus shall normally not be nearer to the boundary than 50 feet.
(b) However, the Planning Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities.
(c) A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with county construction standards and specifications. (See division (B) below.)
(d) For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with the design standards of these regulations.
(8) Alleys. Service alleys or drives may be required in multiple dwellings, commercial and industrial developments, and shall have a minimum surface treatment width of 15 feet, but shall not be provided in 1- and 2-family residential developments unless the subdivider provides evidence satisfactory to the Planning Commission of the need for alleys.
(B) Design standards.
(1) Generally.
(a) In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to policy, firefighting, sanitation and road-maintenance equipment, and to coordinate so as to compose a convenient system and avoid undue hardships to adjoining properties, the following design standards for streets are hereby required (street classification may be indicated on the Major Thoroughfare Plan, or Official Map; otherwise, it shall be determined by the Planning Commission).
Improvement | Rural Residential Development | Urban Residential Development | Non-Residential Development |
Improvement | Rural Residential Development | Urban Residential Development | Non-Residential Development |
Minimum Right-of-Way Width (Feet) (1) | |||
Minor Street | 50 | 50 | 66 |
Marginal Access Street | 50 | 50 | 66 |
Cul-de-Sac or Loop Street | 50 | 50 | 66 |
NOTES TO TABLE: (1) Right-of-way widths greater than minimum are encouraged because they make for a safer, more aesthetic, and more comfortable facility and permit future roadway widening without disrupting abutting property. | |||
Minimum Finished Surface Width (Feet) (2), (3) | |||
Minor Street | 20 (1), (4) | 23 (1) | 36 |
Marginal Access Street | 20 (1), (4) | 23 (1) | 36 |
Cul-de-Sac or Loop Street | 20 (1), (4) | 23 (1) | 36 |
Minimum Finished Surface Width (Feet) (2), (3) | |||
Collector Street | 24 (1), (4) | 36 | 50 |
NOTES TO TABLE: (1) Pavement widths shown do not provide for on-street parking; service lanes are intended only for loading and unloading of passengers and goods and for disabled vehicles and not for the storage of vehicles. | |||
(2) An 18-inch wide grass strip should be provided between the right-of-way boundary and the outside edge or back of any sidewalk constructed within the right-of-way. This arrangement will permit the placing of utility poles back of the sidewalk and at the same time retain a grass strip between the sidewalk and the curb or edge of pavement; both of these features are highly desirable, particularly from a safety viewpoint. | |||
(3) Measured from the back of each curb or from the low point of valley gutter to low point of valley gutter. | |||
(4) Measured from edge of paving to edge of paving when a typical State Highway Department farm-to-market road section is used. | |||
Maximum Grade (Percent) | |||
Minor Street | 10 | 10 | 6 |
Marginal Access Street | 10 | 10 | 6 |
Cul-de-Sac or Loop Street | 8 | 8 | 6 |
Minimum Radius of Curve (Feet) | |||
Minor Street | 150 | 150 | 200 |
Marginal Access Street | 150 | 150 | 200 |
Cul-de-Sac or Loop Street | 100 | 100 | 200 |
Collector Street | 200 | 200 | 300 |
Minimum Length of Tangents Between Reverse Curves (Feet) | |||
Minor Street | 100 | 100 | 200 |
Marginal Access Street | 200 | 200 | 200 |
Cul-de-Sac or Loop Street | 100 | 100 | 200 |
Collector Street | 300 | 300 | 300 |
Minimum Sight Distance (Feet) | |||
Minor Street | 200 | 250 | 250 |
Marginal Access Street | 200 | 250 | 250 |
Cul-de-Sac or Loop Street | 200 | 200 | 250 |
Collector Street | 250 | 300 | 300 |
Minimum Design Speed (mph) | |||
Minor Street | 25 | 30 | 30 |
Marginal Access Street | 25 | 30 | 30 |
Cul-de-Sac or Loop Street | 20 | 20 | 30 |
Collector Street | 30 | 35 | 35 |
Minimum Turnaround (Diameter in Feet) | |||
Cul-de-Sac (Right-of-Way) | 100 | 100 | 120 |
Cul-de-Sac (Pave-ment Width) | 80 | 80 | 100 |
Cul-de-Sac (Pave-ment Width, Center Island, Optional) | 30 | 30 | 30 |
Maximum Length of Cul-de-Sac | |||
Permanent | 1,000 | 600 | 600 |
Temporary | 1,000 | 1,000 | 1,000 |
(b) Primary and secondary arterial design standards are as required by the Major Thoroughfare Plan or Official Map and the South Carolina Department of Highways and Public Transportation. Normally, the streets will require reservation or dedication of right-of-way by the subdivider and improvements by others.
(2) Road surfacing and improvements.
(a) After sewer and water utilities have been installed by the developer, the applicant shall construct curbs and gutter or valley gutters and shall surface or cause to be surfaced, roadways to the widths prescribed in these regulations. The surfacing shall be of a character as is suitable for the expected traffic and in harmony with similar improvements in the expected traffic and in harmony with similar improvements in the surrounding areas. Types of surface shall be as determined by the County Engineer. Adequate provision shall be made for culverts, drains, and bridges.
(b) All road surfaces, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications proposed by the Planning Commission, County Engineer, and approved by Newberry County Council and shall be incorporated into the construction plans required to be submitted by the developer for plat approval. All roads shall be hard surfaced (portland cement, concrete, asphaltic concrete, or bituminous wearing) in all new subdivisions and expansions of, existing subdivisions. The Planning Commission may allow an alternate surfacing material for rural residential minor streets where it may be shown that an extreme hardship exists and where the surface is approved by the County Engineer.
(3) Excess right-of-way. Right-of-way widths in excess of the standards designated in these regulations shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. The slopes shall not be in excess of 2 to 1.
(4) Railroads and limited access highways. Railroad rights-of-way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows:
(a) In residential developments, a buffer strip at least 25 feet in depth in addition to the normal depth of the lot required in the district shall be provided adjacent to the railroad right-of-way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plat: This strip is reserved for screening. The placement of structures hereon is prohibited.
(b) In developments proposed for business, commercial, or industrial uses, the nearest street extending parallel or approximately parallel to the railroad shall, whenever practicable, be at a sufficient distance therefrom to ensure suitable depth for commercial or industrial sites.
(c) Streets parallel to the railroad when intersecting a street which crosses the railroad at grade shall, to the extent practicable, be at a distance of at least 150 feet from the railroad right-of-way. The distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.
(5) Intersections.
(a) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of 2 new streets at an angle of less than 75 degrees shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for 100 feet from the center line of the through street. Not more than 2 streets shall intersect at any 1 point unless specifically approved by the Planning Commission.
(b) Proposed new intersections along 1 side of an existing street shall, whenever practicable, coincide with any existing intersections on the opposite side of the street. Street jogs with center line offsets of less than 150 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where opposing streets intersect collector streets, their alignment shall be continuous. Intersection of streets shall be at least 800 feet apart.
(c) Minimum curb radius at the intersection of 2 minor streets shall be at least 20 feet; and minimum curb radius at an intersection involving a collector street shall be at least 25 feet. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practice to permit safe vehicular movement.
(d) Intersections shall be designed with a flat grade whenever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a 3% rate at a distance of 60 feet, measured from the nearest right-of-way line of the intersecting street.
(e) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut the ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
(f) The cross-slopes on all streets, including intersections, shall be no greater than 3% and no less than 0.5%.
(6) Bridges. Bridges of primary benefit to the applicant, as determined by the Planning Commission, shall be constructed at the full expense of the applicant and meet the design requirements of the County Engineer.
(C) Road dedications and reservations.
(1) Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets. Where an existing half-street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the subdivider. The Planning Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within his or her own subdivision boundaries.
(2) Where a subdivision borders an existing narrow road or when the Master Plan or Official Map indicate plans for realignment or widening a road that would require use of some of the land in the subdivision, the applicant shall be required to improve and dedicate at his or her expense the areas for widening or realignment of the roads. The frontage roads and streets shall be improved and dedicated by the applicant at his or her own expense to the full width as required by these subdivision regulations.
(3) (a) When a subdivision contains a part or all of the proposed location of a new street shown in the local governments major thoroughfare plan, the necessary right-of-way shall be reserved for this new street and the design of the subdivision shall reflect the future existence of this street.
Dedication of this right-of-way is not required. However, this reserved right-of-way shall not count in satisfying the setback and lot size requirements of this chapter.
(b) When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and basins shall be used to intercept flow at that point. Surface water drainage patterns shall be shown for each block.
(D) Nature of storm water facilities.
(1) Location. The applicant may be required by the Planning Commission to carry away by pipe or open ditch any spring or surface water that may exist either previously to, or as a result of, the subdivision. The drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the local governments standards and specifications.
(2) Accessibility to public storm sewers.
(a) Where a public storm sewer is accessible, the applicant shall install storm sewer facilities, or if no outlets are within a reasonable distance, adequate provision shall be made for the disposal of storm waters, subject to the specifications of the County Engineer. Inspection of facilities shall be conducted by the County Engineer.
(b) If a connection to a public storm sewer will be provided eventually, as determined by the County Engineer and the Planning Commission, the developer shall make arrangements for future storm water disposal by a public utility system at the time the plat receives final approval. Provision for the connection shall be incorporated by inclusion in the performance bond required for the subdivision plat.
(3) Accommodation of upstream drainage areas. A culvert or other drainage facility shall in each case be large enough to accommodate potential run-off from its entire upstream drainage area, whether inside or outside the subdivision. The County Engineer shall determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum potential watershed development expected in the Master Plan.
(4) Effect on downstream drainage areas. The County Engineer shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. Local government drainage studies, together with the other studies as shall be appropriate, shall serve as a guide to needed improvement. Where it is anticipated that the additional run-off incident to the development of the subdivision will overload an existing downstream drainage facility, the Planning Commission may withhold approval of the subdivision until provision has been made for the improvement of the potential condition in the sum as the Planning Commission shall determine. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.
(5) Flood plain areas. Whenever a plat is submitted for an area which is subject to inundation by a 100-year frequency flood, the Planning Commission may approve the subdivision, provided that the applicant fills the affected area (according to a method approved by the County Engineer) so as to provide a building site on all lots which is at least 1 foot above the 100-year frequency flood level. The Planning Commission may also approve other methods of flood prevention which provide an equivalent degree of protection. In no case, however, shall the Planning Commission permit any filling or impeding of the water in the floodway of any watercourse.
(E) Dedication of drainage easements.
(1) General requirements. Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of the watercourse, and of the width and construction or both as will be adequate for the purpose. Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow.
(2) Drainage easements.
(a) Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights-of-way, perpetual unobstructed easements at least 12 feet in width for the drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
(b) When a proposed drainage system will increase the maximum flow of water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
(c) Low-lying lands along watercourses subject to flooding or overflowing during storm periods, included in areas for dedication, shall be preserved and retained in their natural state as drainage ways.
(Ord. 105, passed 12-29-1988) Penalty, see § 154.999