City of Fredericksburg, VA
 
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[Added 1-22-2019 by Ord. No. 19-02]
No land may be subdivided or developed without providing motor vehicle access meeting the standards of this article.
[Amended 2-24-2015 by Ord. No. 15-05; 1-22-2019 by Ord. No. 19-02]
A. 
Street network.
(1) 
Every street within a subdivision or development shall be designed to provide access to adjacent acreage.
(2) 
Streets shall be designed to ensure proper integration and coordination with other existing, recorded or planned streets within and contiguous to the subdivision or development.
(3) 
The arrangement of streets shall provide for the planned continuation of existing streets in adjacent areas, and must not be such as to cause unnecessary hardship to owners of adjacent property susceptible to future subdivision.
(a) 
Where provision has been made for the future extension of a street or access to an adjacent parcel through extension of existing right-of-way, either public or private, street extension notification signs shall be installed prior to final plat recordation for the subdivision or section thereof. The location of such street extension notification signs shall be shown, with details, on construction plans.
(b) 
In those subdivisions where a homeowners' association has been established, provision shall be made in the documents establishing the homeowners' association for the maintenance and repair of the street extension notification signs until such time as the street is extended.
B. 
Street design.
(1) 
All street and highway construction standards, geometric design standards, and traffic control devices shall be in accord with those specified in the VDOT Road Design Manual, VDOT Road and Bridge Standards, and VDOT Road and Bridge Specifications, and the Manual of Uniform Traffic Control Devices, (individually and collectively, VDOT Requirements), except (i) as otherwise specifically provided herein, and (ii) as modified by the Director of Public Works as provided in § 72-52.5, below.
72-5 figure 72-51-1 B.tif
Figure 72-52.1(B)
(2) 
Street and pavement sections. Streets shall include the elements shown in Figure 72-52.1(B).
(a) 
The minimum paving shall be in accordance with Figure 72-52.1(B).
(b) 
All one- or two-lane streets shall have parallel curb side parking on at least one side of the street.
(3) 
Additional access requirements.
(a) 
All subdivisions shall have direct access to a public street.
(b) 
Every subdivision and development shall be designed so that no lot will have direct access to any arterial road.
(c) 
Limited access to collector streets. Direct driveway access to collector streets shall be limited to lots containing multifamily dwellings, commercial, or industrial and related uses, with the following exceptions:
[1] 
No alternative means of access exists, such as alleys or parallel access streets; or
[2] 
Due to topography or unusual circumstances it would be unreasonable or impractical to establish an alternative means of access.
(d) 
Where traffic generated from a subdivision exceeds 1,000 vehicles per day, such subdivision shall provide connectors to any existing public road at two locations. Where only one connection is physically achievable, the connecting portion of the entrance roadway must be a four-lane divided standard highway extending into the development for a length of not less than 250 feet. No internal vehicular connection shall be permitted to this entrance section.
(e) 
There shall be no buffer or reserve strips (also known as spite strips) limiting present or planned access to streets. An exception may be granted subject to such limitations and conditions in written form as deemed necessary to secure the removal of the buffer or reserve strip whenever it is in the public interest that such strip be converted into a public street as an access to adjacent lands.
(f) 
Half street sections along the property line of land proposed for subdivision shall not be permitted.
(4) 
Curb cuts. The following curb cut standards shall apply to all "entrances" (as defined in the VDOT Road Design Manual Appendix F, § F-1) in addition to the general entrance standards required by the VDOT Requirements. If the two standards conflict, the more stringent shall apply.
(a) 
No freestanding use shall have more than two curb cuts on any single right-of-way, and such curb cuts shall maintain a minimum separation of 60 feet.
(b) 
Curb cuts on adjacent lots shall maintain a minimum separation of 60 feet from one another.
(c) 
No curb cut shall be located closer than 30 feet to a side or rear site line, unless a common curb cut serves adjacent uses.
(d) 
No curb cut on a corner lot shall be located closer than 75 feet from the radius at the corner.
(5) 
Culs-de-sac.
(a) 
Culs-de-sac shall not be longer than 600 feet.
(b) 
When a street that ended temporarily in a cul-de-sac is extended, the area of the temporary turnaround shall be reconstructed by the developer to provide a typical street section meeting current standards. As part of the construction work to extend the street, areas of the temporary cul-de-sac bulb, outside of the permanent right-of-way, shall be restored to a natural state.
(6) 
Curb and gutter. Curb and gutter shall be required on all streets, in accordance with VDOT Requirements. Construction of curb and gutter is required around all medians that separate travel lanes from existing streets, and which separate off-street parking areas from streets, and travel lanes; however, the Director of Public Works may waive the construction of an inside curb and gutter on a travel lane, upon a determination that this would be in keeping with the existing or proposed design of the travel lane or parking aisle on adjacent properties so that adequate and safe traffic circulation between sites can be obtained without such curb and gutter.
(7) 
Streetlighting.
(a) 
For residential and commercial development, streetlighting shall be installed which provides a minimum average of 0.3 footcandle at road grade.
(b) 
The location of required streetlighting and related information shall be shown on subdivision plats, site plans, and construction plans.
(c) 
On streets to be adopted into the City's public street system, the streetlights and related facilities shall be located within public rights-of-way, or within dedicated public utility easements.
(d) 
Each developer must coordinate with the utility company providing electric power for the location and installation of lights.
(e) 
Lighting shall be a standard fixture offered for installation by the power company and approved by the Department of Public Works, or may be a nonstandard ornamental type light in accordance with the power company regulations and approved by the Department of Public Works.
(f) 
Lighting plans for public streets shall be approved by the City's Department of Public Works.
(g) 
On private streets, lighting may consist of streetlights or individual lights at the front of each lot.
(h) 
No occupancy permit shall be issued by the Building Official for a development, or a phase within a development, until all required streetlights are installed according to approved plans and are functioning in proper working condition.
(i) 
The cost of installation of the streetlighting shall be borne by the developer. Following installation, the costs of operation of public streetlighting shall be borne by the City of Fredericksburg.
[Amended 1-22-2019 by Ord. No. 19-02]
Any required vehicular use area shall have direct access to a public or private street via a driveway configured in accordance with the following standards:
A. 
Location. All driveways shall be located so that:
(1) 
Vehicles can enter and exit from a lot without posing any substantial danger to themselves, pedestrians, or vehicles traveling on abutting streets; and
(2) 
Interference with the free and convenient flow of traffic on abutting or surrounding streets is minimized.
B. 
Driveway aprons, constructed of 3,000 psi concrete a minimum of seven inches thick, shall be provided between the curbline and the front lot line, in accordance with VDOT specifications.
C. 
Nonresidential driveways.
(1) 
Driveways for nonresidential uses shall not exceed 50 feet in width at the curbline or more than 35 feet at the front lot line.
(2) 
One-way driveways shall have a minimum width of 15 feet, and two-way driveways shall be at least 24 feet wide, unless the Virginia Statewide Fire Prevention Code requires wider access.
(3) 
Commercial driveway pavement shall conform to Figure 72-52.1(B).
(4) 
Curb cuts shall conform to § 72-52.1B(4).
(5) 
Commercial driveway lighting shall conform to § 72-52.1B(7).
[Amended 1-22-2019 by Ord. No. 19-02]
A. 
If an alley is the sole means of motor vehicle access to a lot, it:
(1) 
Shall have curb and gutter.
(2) 
Shall have a minimum width of 24 feet unless the Virginia Statewide Fire Prevention Code requires wider access;
(3) 
Shall be constructed to the same standards as streets.
B. 
If an alley serves lots that front on a street, it:
(1) 
Shall be a minimum width of 20 feet unless the Virginia Statewide Fire Prevention Code requires wider access;
(2) 
Shall incorporate roll curbs;
(3) 
May be paved with alternative materials as provided in § 72-53.3G.
C. 
Alleys without through access shall include turnaround facilities consistent with cul-de-sac requirements specified for public streets, § 72-52.1 of this chapter.
[Amended 1-22-2019 by Ord. No. 19-02]
A. 
The recorded instrument creating any private street, commercial driveway (ingress/egress easement), or alley, shall state that persons performing maintenance on public facilities, and persons engaged in emergency response or public services on behalf of the City, shall have a perpetual easement for ingress and egress, to reach property to which the street, driveway, or alley serves as access.
B. 
Private streets, commercial driveways, and alleys shall be perpetually owned, managed and maintained by the property owner(s) in accordance with a document, suitable for recordation among the public land records of the City, approved and certified by the City Manager and the City Attorney, prior to final subdivision plat or site plan approval. As a condition of subdivision plat or site plan approval, the maintenance agreement shall be recorded among the City's land records.
C. 
Whenever a subdivision street, commercial driveway, or alley is private, the plat and all approved deeds of subdivision shall contain a statement advising that the streets, commercial driveways, and alleys in the subdivision will not be maintained by the Virginia Department of Transportation or the City.
D. 
The developer of any private streets, commercial driveways, or alleys shall be required to provide a performance guarantee to ensure completion in accordance with the requirements of this section.
A. 
Traffic control signs. Traffic control signs shall be installed in accordance with the current Manual of Uniform Traffic Control Devices and its Virginia Supplement.
B. 
Traffic signals. Traffic control signals shall be installed in accordance with the current Manual of Uniform Traffic Control Devices and its Virginia Supplement.
A. 
Sidewalks. Where the property on either side of a lot being subdivided or developed has an existing sidewalk, then the owner of the lot being subdivided or developed shall dedicate land for an easement and shall construct within the easement a sidewalk to connect to the existing sidewalk. All new sidewalks shall be constructed in accordance with the VDOT Requirements. In neighborhoods where existing sidewalks are less than five feet wide, or to provide sufficient space for street trees, the Development Administrator may approve a width or alternative material other than the VDOT Requirement.
B. 
Pedestrian circulation.
(1) 
All commercial, mixed-use, and multifamily development shall provide a network of onsite pedestrian connections with a minimum width of five feet to and between the following areas:
(a) 
Entrances to each building on the site, including outparcel buildings;
(b) 
Public sidewalks and walkways on adjacent properties and along public rights-of-way that extend to the boundaries shared with the subject development;
(c) 
Adjacent public transit station areas, transit stops, or other transit facilities; and
(d) 
Adjacent parks, trails, schools, and recreation centers.
(e) 
Any connections required by the Uniform Statewide Building Code.
(2) 
Pedestrian walkways and crosswalks shall be identified to motorists and pedestrians through the use of one or more of the following methods:
(a) 
Changing paving material, patterns, or paving color;
(b) 
Changing paving height;
(c) 
Bollards;
(d) 
Painted crosswalks;
(e) 
Raised median walkways with landscaped buffers; or
(f) 
Stamped asphalt.
(3) 
Sites larger than two acres shall be divided into smaller units through the use of pedestrian connections and vehicular circulation routes. Breaking up such sites need not require any subdivision of the site or creation of a separate legal description(s).
C. 
Bicycle trails.
(1) 
Bicycle trails shall be constructed in accordance with the general location shown in the City's adopted Pathways Plan.
(2) 
Bicycle trails shall be constructed to the following standards:
(a) 
Trails shall be 10 feet wide, with a maximum 5% longitudinal slope and 2% cross-slope. Trails width may be reduced to eight feet, with the City's approval, where physical constraints preclude construction of the full ten-foot width.
(b) 
The immediate two feet on either side of the trail (shoulder) shall not exceed a slope of 12:1 or 8%.
(c) 
The grade shall be maintained to the trail elevation, to allow positive drainage across the path.
(d) 
Trails shall have a 2.5 inch surface course (typically asphalt, but other material may be considered with the City's approval), a six inch VDOT 21A compacted aggregate base, and an undisturbed or compacted subgrade.
[Added 1-22-2019 by Ord. No. 19-02]
A. 
The Director of Public Works may grant modifications and exceptions to the standards of this section on the basis of engineering studies or engineering judgment, for any application subject to administrative approval.
B. 
The Development Administrator may grant modifications and exceptions to the standards of § 72-52.1A, Street network, and § 72-52, Access, for site plans and subdivision plats for which he or she has approval authority.
C. 
City Council may grant modifications and exceptions to the standards of this section on the basis of engineering studies or a recommendation based on engineering judgment for any application subject to legislative approval.
D. 
Unusual physiographic features, the existing pattern of development, or lot size, shape, or configuration may justify a modification or exception. Public safety shall be the paramount consideration.