Subdivisions shall conform to the following
design standards.
A.Â
Reproducible street, sidewalk and utility design drawings,
plan and profile shall be prepared on Mylar sheets 24 inches by 36
inches, ink or black line, with horizontal scale of 20 feet to the
inch and a vertical scale, either two feet to the inch or five feet
to the inch. Intersection detail plans shall be drawn at a scale of
one inch equals 10 feet.
B.Â
A standard city title block, as specified by the City
Engineer, shall be provided in the lower right hand corner of each
sheet of the drawings.
A.Â
Street layout.
(1)Â
Conformity with official maps and plans. The arrangement,
extent, width, grade and location of all streets shall conform with
the Official Map of the city or any other official city plan which
has been prepared.
(2)Â
Continuance of streets. Provisions shall be made for
continuing or extending any existing streets on adjoining subdivisions
or land where such extension may be necessary for public service or
convenience.
(3)Â
Relation to topography and proposed use. Streets shall
be logically related to the topography so as to produce usable lots
and reasonable grades.
(4)Â
Dead end streets. A dead end street shall be prohibited
except as a stub to permit future street extensions into adjoining
tracts or when designed as a cul-de-sac. Dead end streets designed
to be so permanently shall not be longer than 600 feet and shall be
provided at the closed end with a turnaround or cul-de-sac having
an outside roadway radius of at least 45 feet and a street lot line
radius of at least 60 feet. The dead end street right-of-way shall
be 66 feet wide and the pavement shall be 36 feet wide.
B.Â
Street widths. Minimum right-of-way and street widths
shall be as shown on any official map or plans and where not shown
shall not be less than as follows:
Type of Street
|
Width
| |
---|---|---|
Primary Streets
|
80-foot right-of-way 48-foot pavement width
| |
Secondary Streets
|
66-foot right-of-way 36-foot pavement width
| |
Residential Streets
|
50-foot right-of-way 30-foot pavement width
|
C.Â
Street alignment.
(1)Â
Deflection. For purposes of sight distance and proper
design whenever street lines are deflected in excess of 10º,
connection shall be made by horizontal curves; provided however, that
a long radius curve shall be used rather than a series of curves connected
by short tangents.
(2)Â
Sight distances. To ensure adequate sight distance
minimum center line radii for horizontal curves shall be as follows:
Type of Street
|
Minimum Center Line Radii
| |
---|---|---|
Primary Streets
|
500 feet
| |
Secondary Streets
|
250 feet
| |
Residential Streets
|
100 feet (Shorter radii may be used where approved
by the City Engineer and the Planning Board.)
|
D.Â
Street intersections.
(1)Â
Intersection angle. Streets shall be laid out to intersect
as nearly as possible at right angles. No street shall intersect another
at an angle of less than 60º.
(2)Â
Multiple intersections. Multiple intersections involving
junction of more than two streets shall be prohibited.
(3)Â
Street jogs. Streets entering opposite sides of one
another shall be laid out directly opposite one another. Street jogs
of less than 125 feet center line shall be prohibited.
(4)Â
Curb radii. Minimum curb radii shall be 20 feet for
intersections, or a greater radius for secondary and primary streets
as may be deemed necessary by the City Engineer.
F.Â
Street construction. The type and method of street
construction shall be in accordance with City-accepted standards,
specifications and procedures as set forth by the City Engineer. Testing
and inspection of construction materials and the street improvement
shall, at the City’s discretion, be performed by the City’s
staff or by an engineer or consultant selected by the City, in which
case the developer shall be responsible for paying the fees and costs
associated with such inspection.
[Amended 6-22-2009 by L.L. No. 4-2009]
A.Â
Minimum size and velocity. Storm sewers shall have
a minimum diameter of 12 inches and laid to sufficient grade to create
a cleansing velocity of at least two ft/sec.
B.Â
Appurtenances. Manholes shall not be more than 300
feet apart where pipe sizes of 24 inches or less are used, and not
more than 450 feet apart where large sizes are installed. If approved
by the City Engineer, inlets may be substituted for manholes.
C.Â
Connections. Where accessible, as determined by the
City Engineer, the storm drainage system shall be connected with the
existing public storm drainage facilities. Natural drainage may be
utilized where conditions prevent connection with an existing public
system if this is approved by the Planning Board.
D.Â
Detailed specifications. The construction of storm
sewers shall be in accordance with city accepted standards, specifications
and procedures as set forth by the City Engineer.
E.Â
A grading plan shall be furnished showing drainage
of water on lots and streets.
[Added 6-25-2001 by L.L. No. 1-2001]
F.Â
Stormwater detention may be required as determined
by the City Engineer.
[Added 6-25-2001 by L.L. No. 1-2001]
A.Â
Minimum size and velocity. Sanitary sewers shall have
a minimum diameter of eight inches and laid to sufficient grade to
create a cleansing velocity of at least two ft/sec.
B.Â
Appurtenances. Wye branches (or tees) shall be installed
in the main sewer where required. Cutting into the pipe for connections
will not be permitted. Manholes shall be watertight structures and
shall be constructed not more than 300 feet apart.
C.Â
Sewer laterals. Sewer jurisdiction shall include that
portion of the side sewer between the street sewer and five feet inside
the abutting property line. Sewer laterals shall be installed in conjunction
with the main sewer installation. Sewer laterals shall be cast iron,
minimum diameter of four inches.
D.Â
Sewer connections. Every lot within a subdivision
shall be provided with a connection to a sanitary sewer.
E.Â
Detailed specifications. The construction of sanitary
sewers shall be in accordance with the standards of the New York State
Department of Environmental Conservation and other agencies having
jurisdiction.
A.Â
Water pipelines. All water mains shall be ductile
iron pipe. Strengths furnished shall suit the pressures which the
pipelines carry as recommended by the working pressures set forth
in AWWA.
[Amended 6-25-2001 by L.L. No. 1-2001]
B.Â
Hydrants. Fire hydrants shall be installed in all
subdivisions at all street intersections and other points at intervals
of not more than 500 feet. Where deemed necessary the City Engineer
may reduce this spacing. Hydrants must meet City of Batavia standards.
C.Â
Connections. Every lot within the subdivision shall
be provided with a connection to the main public water supply. The
connection shall terminate five feet into the abutting property. Materials
and workmanship shall conform to the provisions of the Uniform Fire
Prevention and Building Code applicable to plumbing.
D.Â
Detailed specifications. The construction of water
lines shall be in accordance with city accepted standards, specifications
and procedures as set forth by the City Engineer.
A.Â
Sidewalks. All sidewalks shall be at least five feet
wide in any residential development. They shall be located in the
right-of-way at least one foot from the lot line.
[Amended 6-25-2001 by L.L. No. 1-2001]
B.Â
Utility easements. Easements across lots or centered
on rear or side lot lines shall be provided for construction maintenance,
repair or replacement of utilities where necessary and shall be at
least 20 feet wide.
C.Â
Drainage. Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as shall be adequate to preserve natural drainage and provide sufficient
width for maintenance.
D.Â
Blocks.
(1)Â
Maximum and minimum lengths. As far as practicable
blocks should have a maximum length of 1,600 feet and a minimum length
of 500 feet.
(2)Â
Required depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots.
(3)Â
Commercial areas shall comply with §§ 190-39 and 190-40 of the Code of the City of Batavia. The block layout shall conform, with due consideration of all site conditions, to the best possible layout to serve the buying public, to permit good traffic circulation and the parking of cars, to make delivery and pickup efficient and to reinforce the best design of the units in the commercial area.
[Added 6-22-2009 by L.L. No. 4-2009]
E.Â
Lots.
(1)Â
Conformity with zoning regulations. Lot dimensions
and sizes shall not be less than specified by provisions of the zoning
regulations of the city.
(2)Â
Setback building lines. The minimum setback building
lines shall be controlled by the provisions of the zoning regulations
where in effect.
(3)Â
Side lot lines. Side lot lines shall be approximately
at right angles or radial to the street line on which the lot faces.
(4)Â
Corner lots. Corner lots for residential use shall
be increased in size whenever necessary so as to provide that any
building placed thereon shall conform to the setback building line
required for each street as specified by provisions of the zoning
regulations of the City of Batavia.
(5)Â
Access to public street. The subdividing of the land
shall be such as to provide, by means of a public street, each lot
with satisfactory access to an existing public street.
(6)Â
Lot corners. Property lines shall have a minimum radius
of 10 feet concentric with sidewalk and curb radii.
F.Â
Monuments.
(1)Â
Street monuments. Monuments shall be placed at all
block corners, angle points, points of curves in streets and at such
intermediate points as shall be necessary to reestablish the ground
survey of the tract or blocks included in the tract. The monuments
shall be 5/8 inch diameter copper clad steel rods at least 30 inches
in length with a 11/2 inch diameter bronze head or approved equal.
(2)Â
Lot boundary monuments. Each lot in the subdivision
shall be referenced by two markers located at the intersection of
the side boundary lines of the lot and the front property line. Lot
boundary markers shall be of metal rod or pipe not less than 3/4 inches
in diameter and 36 inches in length and driven so that the top of
the marker is flush with the design grade of the proposed sidewalk.
Subdivision improvements shall be provided in
each new subdivision in accordance with the standards and requirements
described in this article.