Existing features which would add value to residential development,
such as large trees, watercourses, historic spots and similar irreplaceable
assets, should be preserved, insofar as possible, through harmonious
design of the subdivision.
A.
Relation to topography. Streets shall be logically related and conform
insofar as possible to the original topography. They shall be arranged
so as to obtain as many as possible of the building sites at or above
the grades of the streets. A combination of steep grades and sharp
curves shall be avoided.
B.
Block size. Block dimensions shall be at least twice the minimum
lot depth and generally not more than 12 times the minimum lot width
required by this article. In long blocks, the Planning Board may require
the reservation, through the block, of a twenty-five-foot-wide easement
to accommodate utilities and pedestrian traffic. Blocks at least 900
feet long are recommended with an easement in blocks exceeding 1,200
feet.
C.
Intersections. Intersections of major streets by other streets shall
be at least 800 feet apart, if possible. Cross-street (four-cornered)
intersections shall be avoided, except at important traffic intersections.
A distance of at least 150 feet shall be maintained between offset
intersections. Within 40 feet of an intersection, streets shall be
approximately at right angles (but in no instance shall the angle
be less than 70°), and grades shall be limited to 1 1/2%.
All street intersection corners shall be rounded by curves of at least
15 feet in radius at the property line.
D.
Visibility at intersections. Within the triangular area formed at
corners by the intersecting street lines for a distance of 40 feet
from their intersection and the diagonal connecting the end points
of these lines, visibility for traffic safety shall be provided by
excavating, if necessary. Nothing in the way of fences, walls, hedges
or other landscaping shall be permitted to obstruct such visibility.
E.
Design standards. Streets shall meet the following standards, unless
otherwise indicated on the Village Plan, as such may be adopted:
(1)
Minor streets.
(a)
Minimum width of right-of-way: 55 feet.
(b)
Minimum width of pavement: 28 feet.
(c)
Minimum radius of horizontal curves: 150 feet, except for street
intersection corners.
(d)
Minimum length of vertical curves, as measured from center line
of right-of-way: 100 feet, but not less than 20 feet for each one-percent
algebraic difference of grade.
(e)
Minimum length of tangent between reverse curves: 100 feet,
except where excessive grades may be reduced to reasonable grades
by shortening tangent.
(f)
Maximum grade: 10%.
(g)
Minimum grade: 1%.
(h)
Minimum sight distance (vertical): 150 feet.
(2)
Collector and secondary streets.
(a)
Minimum width of right-of-way: 65 feet.
(b)
Minimum width of pavement: 36 feet.
(c)
Minimum radius of horizontal curves: 400 feet.
(d)
Minimum length of vertical curves, as measured from center line
of right-of-way: 200 feet, but not less than 60 feet for each one-percent
algebraic difference of grade.
(e)
Minimum length of tangent between reverse curves: 200 feet.
(f)
Maximum grade: 8%.
(g)
Minimum grade: 1%.
(h)
Minimum sight distance (vertical): 250 feet.
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NOTE: Standards are not shown for arterial streets, as they
would in all probability be built by the state.
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F.
Continuation of streets into adjacent property. Streets shall be
arranged to provide for the continuation of principal streets between
adjacent properties where such continuation is necessary for convenient
movement of traffic, effective fire protection, efficient provision
of utilities and particularly where such continuation is in accordance
with the Village Plan, as such may be adopted. If the adjacent property
is undeveloped and the street must be a dead-end street temporarily,
the right-of-way and improvements shall be extended to the property
line. A temporary circular turnaround a minimum of 50 feet in radius
shall be provided on all temporary dead-end streets, with the notation
on the plat that land outside the street right-of-way shall revert
to abutters whenever the street is continued.
G.
Permanent dead-end streets (culs-de-sac). Where a street does not
extend to the boundary of the subdivision and its continuation is
not needed for access to adjoining property, it shall be separated
from such boundary by a distance of not less than 100 feet. Reserve
strips of land shall not be left between the end of a proposed street
and an adjacent piece of property. However, the Planning Board may
require the reservation of a twenty-foot-wide easement to accommodate
pedestrian traffic or utilities. A circular turnaround with a minimum
right-of-way radius of 65 feet shall be provided at the end of a permanent
dead-end street. For greater convenience to traffic and more effective
police and fire protection, permanent dead-end streets shall, in general,
be limited in length to 800 feet, provided that there are no more
than 16 lots fronting on the dead-end street.
H.
Street names. All streets shall be named, and such names shall be
subject to the approval of the Village Planning Board. Names shall
be sufficiently different in sound and spelling from other street
names in the Village so as not to cause confusion. A street which
is a continuation of an existing street shall bear the same name.
I.
Improvements.
(1)
Streets shall be graded and improved with pavement, street signs,
sidewalks, curbs, gutters, trees, sanitary sewers and storm drains,
except where the Planning Board may waive, subject to appropriate
conditions, such improvements as it considers are not requisite in
the interest of public health, safety and general welfare.
(2)
Underground utilities required by the Planning Board shall be placed
between the paved roadway and street line to simplify location and
repair of the lines, and the subdivider shall install underground
service connections to the property line of each lot before the street
is paved.
(3)
Grading and improvements shall conform to the Village minimum road
specifications and other Village standards and shall be approved as
to design and specifications by the Superintendent of Streets, Village
Engineer, Superintendent of Public Works or other duly designated
Village officials.
Any design, installation and acceptance of any underground utility
shall be approved by the Utility Commission of the Village of Bath
in the following manner:
A.
The design must bear the stamp of the Utility Commission prior to
the approval of the subdivision plot by the Planning Commission.
B.
Installation, if directed by the Planning Commission, must be under
the supervision of an authorized Bath Electric, Gas and Water System
employee.
C.
No utility shall be used either by the subdivider or an occupant
until approved by the Utility Commission.
A.
Arrangement. The arrangement of lots shall be such that there will
be no foreseeable difficulties, for reasons of topography or other
conditions, in locating a building on each lot and in providing access
to buildings on such lots from an approved street.
B.
Access across a watercourse. Where a watercourse separates the buildable
area of a lot from the access street, provision shall be made for
the installation of a culvert or other structure of a design approved
by the Superintendent of Streets, Village Engineer, Superintendent
of Public Works or other duly designated Village official.
D.
Side lot lines. Side lot lines shall be at right angles to street
lines, unless a variation from this rule will give a better street
or lot plan.
E.
Access from major streets. Lots shall not, in general, derive access
exclusively from a major street. Where driveway access from a major
street may be necessary for several adjoining lots, the Planning Board
may require that such lots be served by a combined access drive in
order to limit possible traffic hazard on such street.
A.
Parks and playgrounds.
(1)
The Planning Board may require adequate, convenient and suitable
areas for parks and playgrounds or other recreational purposes to
be reserved on the plat, but in no case more than 10% of the gross
area of any subdivision. The area shall be shown and marked on the
plat "Reserved for Park or Playground Purposes."
(2)
If the Planning Board determines that a suitable park or parks of
adequate size cannot be properly located in any such plat or is otherwise
not practical, the Board may require as a condition to approval of
any such plat a payment to the Village in the amount of 10% of the
appraised market value of the land to be subdivided. Such money shall
be used by the Village for park and recreational purposes, including
the acquisition of property.
B.
Realignment or widening of existing streets. Where the subdivision
borders an existing street and the Official Map or Village Plan, as
such may be adopted, indicates plans for realignment or widening of
the streets that would require reservation of some land of the subdivision,
the Planning Board may require that such areas be shown and marked
on the plat "Reserved for Street Alignment (or Widening) Purposes."
C.
Utility and drainage easements. Where topography or other conditions
are such as to make impractical the inclusion of utilities or drainage
facilities within street rights-of-way, perpetual unobstructed easements
at least 20 feet in width for such utilities shall be provided across
property outside the street lines and with satisfactory access to
the street.
D.
Easements for pedestrian access. The Planning Board may require,
in order to facilitate pedestrian access from streets to schools,
parks, playgrounds or other nearby streets perpetual unobstructed
easements at least 20 feet in width.
E.
Responsibility for ownership of reservations. Ownership shall be
clearly marked on all reservations.
