(a) General Requirements. All streets and roads of the subdivision shall conform with City Comprehensive Plans or Thoroughfare Plans, currently existing or hereafter adopted, and also meet the design standards in this article.
(b) Regulations for Street Improvements.
(1) A street sub-base shall be accurately graded to the required contour of the finished roadway and shall be compacted to at least ninety-eight percent (98%) of the original earth. During compaction, the moisture shall be such that proper compaction can be obtained.
(2) All fill of more than twelve inches shall be filled in eight-inch layers and shall be properly compacted. All fill of more than four feet shall be put in under the supervision of a certified test laboratory technician who shall certify that the compaction is within allowable tolerance. Special attention shall be given to compaction over utilities that are under the paved portion of the street. All embankments, whether cut or fill, shall maintain a slope no greater than two feet of run to each one foot of rise. A berm of at least three feet shall be provided on all streets.
(3) When the grade of the street is greater than two percent (2%), a French drain with a rear outlet shall be provided on each side of the street. This drain shall consist of a trench at least one foot wide and at least thirty inches deep. This trench shall be accurately sloped and shall be excavated so that the sides and bottom are straight and properly cleaned of any loose earth. The trench shall then be lined with typar cut long enough that the sides will turn over the top of the gravel fill to keep earth from filling into the gravel. A four-inch perforated PVC pipe shall be laid at the bottom of the trench, inside of the typar, and the trench shall be two-inch river gravel. Extreme care shall be exercised at all times that no earth shall wash into the T and gravel during construction. Other drains or drainage shall be provided when signs of water is encountered. On steep grades, a cross ditch of the French drain shall be provided at least every forty feet.
(4) The above under-street drainage may be varied to fit the existing conditions but the described system shall follow the design concept exactly.
(5) All earth surfaces shall be wet down immediately before placing concrete and shall be kept damp at all times that concrete work is in progress.
(6) All streets shall be at least twenty-six feet wide and shall be at least six inches thick, constructed of air entraining Portland cement concrete having an ultimate strength of 4,000 pounds per square inch in twenty-eight days. All streets shall have an integral cast curb six inches high. The concrete for this curb shall be placed before the street concrete shall have taken its initial set.
(7) The strength requirement shall be determined by making three standard six-inch by twelve-inch cylinders for each day's pour. These cylinders shall be made by the method recommended by the Portland Cement Association, in the presence of the City Inspectors. These cylinders shall be broken at seven days and at twenty-eight days. The third cylinder may be broken to determine when to let traffic on the street. Traffic may be allowed when the concrete reaches eighty-five percent (85%) of the required twenty-eight days strength.
(8) All streets shall have a chamber of at least three inches.
(9) No concrete shall have a slump of more than six inches. This is to be measured by a standard slump cone test.
(10) The surface of the street shall be finished with a rough broom finish. No troweling shall be permitted on the concrete before brooming.
(11) As soon as the concrete has set enough, a heavy coat of an approved curing compound shall cover all surfaces. In no case shall the curing compound wait until the next morning to be applied to edges as soon as the form is stripped.
(12) A one-half inch non-extruding expansion joint shall be installed at intervals of no more than fifty feet. Also, an expansion joint shall be provided at each tangent point of a major change of directions such as street corners or sharp curves. No "L" shaped pieces of pavement will be permitted at any time.
(13) The concrete shall have a deep joint cut at intervals of no more than eleven feet with a deep jointer tool. This jointer shall have a depth of at least one and one-half inches. The center joint in the street may exceed this interval by two feet.
(14) The City Inspector may, when he deems it necessary, have the street slab core drilled to determine the thickness and the strength of the concrete. If it is determined that the slab is in compliance, then the City shall pay for the test.
(15) All slopes shall be seeded as soon as possible to eliminate erosion.
(16) No concrete shall be poured in streets when the temperature is below thirty-eight degrees or when the temperature is forecast to go below thirty-two degrees within the next twenty-four hours.
(17) Any concrete poured on frozen ground shall be removed and replaced.
(18) Concrete shall be protected from freezing for at least seven days and no traffic shall be permitted for fourteen days. The total time that is below thirty-five degrees shall be added to the fourteen days. Exception to the above time will be permitted when a laboratory test of the concrete indicates that the strength is above eighty-five percent (85%) of the twenty-eight day ultimate required strength.
(c) Street Surrounding Improvement.
(1) Driveways. Driveways shall have a maximum grade of ten percent (10°/0). Driveways and curb cuts shall be located not less than three feet from the side lot line. Curb cuts for straight curbs and the flare for rolled curbs shall be three feet wider than the driveway pavement on each side.
(2) Sidewalks. All sidewalks shall be constructed as set out in Article 909.02 of the Vienna Municipal Ordinances.
(3) Street and walkway lighting.
A. The subdivider shall install street lights at each entrance (streets and walkways) to the subdivision and in each street intersection within the subdivision. In addition, whenever the distance between two adjacent street (walkway) lights would exceed 300 feet, then additional street lights shall be installed in such a manner that proper light intensity shall be provided and maintained.
B. New subdivision street (walkway) lighting shall be installed with all associated wiring underground.
(4) Street trees. Trees should be provided by the subdivider in all subdivisions where sidewalks are required. The trees shall be species which are resistant to damage or disease and which do not cause interference with underground utilities, street lighting or visibility at street intersections. Existing trees should be retained in new subdivisions wherever possible.
(d) Street Name Signs and Street Naming.
(1) The applicant shall pay the actual installed cost for each street sign shown in the construction plans, which street signs shall be installed by the City.
(2) For purposes of street naming, the following suffixes shall apply:
A. Avenue shall be used only for streets that run in a generally north-south direction;
B. Boulevard or Drive shall be used only for a large meandering type street;
C. Circle or Court shall be used only for cul-de-sac type streets that run in a generally east-west direction;
D. Lane or Place shall be used only for cul-de-sac type streets that run in a generally north-south direction;
E. Road or Way shall be used only for streets that run in a diagonal manner, either a generally northwest-southeast direction or a northeast-southwest direction;
F. Street shall be used only for thoroughfares that run in a generally east-west direction;
G. The words north, south, east or west should be avoided as part of a street name whenever possible.
(3) Whenever a new street in constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing one.
(4) Whenever a street alignment changes direction more than seventy-five degrees without a return to the original alignment within a distance of 500 feet, then the name of the street shall be changed at the point of curvature.
(5) Whenever a cul-de-sac street serves not more than three lots, the name of the intersection shall apply to the cul-de-sac.
(6) To avoid duplication and confusion, the proposed name of all streets shall be approved by the Planning Commission prior to such names being assigned or used.
(e) Local Street Design Standards.
(1) The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive Development Plan for the City adopted or amended, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(2) Where such is not indicated in the Comprehensive Plan, the arrangement of streets in a subdivision shall either provide for the continuation or appropriate projection of existing principal streets in surrounding areas, or conform to a major Thoroughfare Plan approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
(3) All local streets shall be laid out that their use by through traffic will be discouraged, and all such streets shall be designed and constructed in accordance with the standards of width, length, grade and stopping sight distance as specified AASHTO Design Standards.
(4) Cul-de-sac and loop type streets. All dead end street (cul-de-sac) and loop type local streets shall be designed and constructed in accordance with the standards as specified in AASHTO Design Standards.
(5) Collector street design. All collector streets shall be designed and constructed in accordance with the standards as specified in AASHTO Design Standards.
(6) Horizontal alignment. When there is an angle of deflection of more than ten degrees between two centerline tangent sections of a street, a curve of adequate radius shall connect them. Between reverse curves a minimum tangent of 100 feet shall be introduced.
(7) Vertical alignment. All changes of grade shall be connected by vertical curves of a minimum length in feet equal to twenty times the algebraic difference in the rate of grade for arterial and industrial streets; for collector and local streets, fifteen times. No street grade shall be less than six-tenths of one percent (0.6%) and in no case shall a street grade be more than three percent (3%) within 100 feet of an intersection.
(f) Special Street Design Standards.
(1) Dead-end street. Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as part of a continuing street plan, and only if a temporary turnaround satisfactory to the Commission in design, is provided, and provisions for maintenance, and removal are advanced. Temporary dead-end streets longer than 200 feet shall not be permitted.
(2) Half-streets. Dedication of new half-streets shall not be permitted. Where a dedicated or platted half-streets exists adjacent to the tract being subdivided, the other half shall be platted.
(3) Marginal access street. Where a subdivision adjoins an arterial street, a marginal access street shall be designed, if the subdivision design is such that residential lots would require direct vehicular access onto the arterial highway. Points of access to the arterial street shall be spaced at a minimum of 1,320 feet. A planting strip having a minimum width of twenty feet shall be provided between the pavement of the arterial street and the pavement of the marginal access street. The minimum width of the marginal access right of way shall be fifty feet.
(4) Alleys. Alleys shall not be approved in residential subdivisions, except where justified by extreme conditions. Alleys may be required in commercial and industrial districts if other provisions cannot be made for adequate service access. The minimum width for alleys shall be twenty feet for the right of way and eighteen feet for the pavement width.
(5) Streets for commercial subdivisions. Streets having business developments and accessory parking areas shall be planned to connect with arterial streets so as not to generate traffic on local streets. The intersections of driveways from parking areas with arterial or collector streets shall be located so as to cause the least possible interference with traffic movement on the streets, and shall be located not less than 100 feet from the intersection of an arterial or collector street with any other street, and shall be spaced not less than 200 feet from each other. The Commission may require marginal access streets to provide maximum safety and convenience.
(6) Streets for industrial subdivisions. Collector streets for industrial subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential streets. The intersections of service streets from parking areas with arterial or collector streets shall not be less than 100 feet from the intersection of the arterial or collector street with any other street. Streets shall be planned to be extended to the boundaries of any adjoining land planned for industry, except for severe physical conditions or if the Commission finds such extension is not in accord with the approved plan of the area.
(7) Sidewalks.
A. Sidewalks shall be required on both sides of the street in all residential subdivisions where the predominant lot width is less than 100 feet and on one side where the predominant lot width is greater than 100 feet but less than 150 feet. No sidewalks will normally be required where the predominant lot width is greater than 150 feet.
B. Public sidewalks shall be required for all commercial lots.
C. Public sidewalks may be required for industrial lots, subject to the approval of the Planning Commission.
(g) Intersection and Street Design Standards.
(1) The geometry of all streets and intersections of the above mentioned streets shall be designed and constructed in accordance with the current American Association of State Highway and Transportation Officials (AASHTO) and AASHTO Design Standards. If the design standards stated in paragraphs (E), Local Street Design Standards and (F), Special Street Design Standards, immediately above conflict with AASHTO policies, the AASHTO policies shall govern unless otherwise approved by the planning commission. All plans involving the design of streets or intersections shall be prepared by an engineer registered by the State of West Virginia.
(2) Multiple intersections involving junctions of more than two streets shall be avoided.
(3) Four-way intersections of local streets should be avoided and three-way or T-intersections should be encouraged wherever possible.
(h) Bridges. Bridges of primary benefit to the applicant, as determined by the Planning Commission, shall be constructed at the full expense of the applicant without reimbursement from the local government. The sharing expense for the construction of bridges not of primary benefit to the applicant as determined by the Planning Commission, will be fixed by special agreement between the governing body and the applicant. Such costs shall be charged to the applicant pro-rata as the percentage of his land developed and so served.
(i) Railroads. Railroad rights of way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows:
(1) In residential districts a buffer strip at least twenty-five 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 structure hereon is prohibited."
(2) In districts zoned for business, commercial or industrial uses the nearest street extending parallel or approximately parallel to the railroad shall, wherever practicable, be at a sufficient distance therefrom to ensure suitable depth for commercial or industrial sites.
(3) 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. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.
(j) Road Dedications and Reservations.
(1) New perimeter streets. Street systems in the new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets. Where an existing half-streets 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 own subdivision boundaries.
(2) Widening and realignment of existing roads. Where a subdivision borders an existing narrow road or when the Master Plan, Master Map or zoning setback regulations 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 expense such areas for widening or realignment of such roads. Such frontage roads and streets shall be improved and dedicated by the applicant at his own expense to the full width as required by these Subdivision Regulations. Land reserved for any road purposes may not be counted in satisfying yard or area requirements of the Zoning Ordinance whether the land is to be dedicated to the Municipality in fee simple or an easement is granted.
(k) Planning Commission Approval. The Planning Commission shall not be prohibited from approving a subdivision splat upon the basis that such plat contains streets not intended to be dedicated to the City, which streets may be designated thereon as "private streets", "private drive", "private way" or words of similar meaning, except that any such streets shown upon such plat shall conform, in all [expects, to the rules, regulations and ordinances governing the width, size and construction specifications of public streets then in effect at the time such plat is submitted for approval. (Ord. 10-14. Passed 8-14-14.)