Bishop Municipal Code Ch. 16.28 Design Requirements

Each subdivision and the map thereof shall conform with the standards as set forth in this chapter.

(Prior Code, § 17A-92; Code 1985, § 16.28.010)

The map shall show the sidelines of each street, the total width of each street, the width of the portion being dedicated, and the widths of existing dedications, and the widths and locations of adjacent streets and other public properties. If any street in the subdivision is a continuation, or approximately a continuation, of an existing street, the conformity or the amount of nonconformity of such street to such existing street shall be accurately shown. When the county surveyor or city engineer has established the centerline of a street or alley, the data shall be shown on the final map. All streets as far as practicable may be required to be in alignment with adjacent streets or their proper projections and shall be in general conformity with the most advantageous development of the area affected by such subdivision.

(Prior Code, § 17A-93; Code 1985, § 16.28.020)

Each major or secondary street shall conform in width and alignment to the specifications of the city.

(Prior Code, § 17A-94; Code 1985, § 16.28.030)

Each local street designated as an important local street shall conform in width to the specifications of the city; provided, however, that an important local street shall have a paved roadway of not less than 40 feet.

(Prior Code, § 17A-95; Code 1985, § 16.28.040)

Each street extending from one major or secondary street to another and all other streets in such subdivision, except major or secondary streets, shall have a width of not less than 60 feet and a roadway width of not less than 36 feet, provided that where, in the opinion of the planning commission, the type of adjacent development renders it advisable, streets less than two blocks in length or 500 feet, whichever is shorter, in residential districts may have a lesser width but not less than 32 feet.

(Prior Code, § 17A-96; Code 1985, § 16.28.050)

Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall extend to the boundary of the property and the resulting dead-end streets may be approved without turnarounds. In all other cases, turnarounds having minimum radii of 50 feet, with turn radii of 38 feet, shall be provided. Where no more than ten lots, having more than 14 single-family building sites, front on dead-end streets on which turnarounds are required, such streets shall have a width of not less than 50 feet and a roadway width of not less than 36 feet. Dead-end streets shall not be longer than 200 feet.

(Prior Code, § 17A-97; Code 1985, § 16.28.060)

A. With approval of the city council, any street, highway or way which is intended to be kept physically closed to public travel or at all times posted as a private street may be shown as a private street, and then only on conditions which guarantee reasonable maintenance thereof, and, in any such case, the final map shall contain an offer of dedication of such private street, which may be accepted by the city council at such time as the street shall have ceased to remain so physically closed or posted and shall have been open to public travel for a period of one year or more provided such street complies in all respects to requirements as set forth in this title. A plan and profile of any such street as required by this title must accompany the final map or parcel map. The sidelines of private streets shall be shown in broken lines and the area of the private streets shall be shown as a part of the lots adjacent to the private streets.

B. Where the subdivider files a final map or parcel map, all private streets shall meet the requirements prescribed by this title for public streets. All private streets within the city must be posted as private streets.

(Prior Code, § 17A-98; Code 1985, § 16.28.070)

Subject to all of the provisions of section 16.28.050, any land intended to be a part of the ultimate width of a highway or street, or any reservation thereof, lying along and adjacent to any boundary of the subdivision shall have a width not less than one-half of the full width required for any such highway or street by the provision of the section unless special conditions of alignment require some greater other width.

(Prior Code, § 17A-99; Code 1985, § 16.28.080)

Any highway or street intersecting any other highway or street shall intersect at an angle as near a right angle as is practicable. At street intersections which include major or secondary highways, intersecting at an angle of approximately 90 degrees, the block corner shall be rounded at the property line by a radius of not less than 20 feet. At intersections of other streets, the radius shall be not less than 15 feet. An optional method of a diagonal cutoff may be used, provided that the dimensions thereof do not reduce the visibility, sidewalk width or curb radius obtained by the above specified radii. The curb radius may be required to conform to the radius of existing corners at the same intersection where such radius is greater than 15 feet. Streets intersecting at an angle other than 90 degrees shall have sufficient radius or cutoff to provide the same results as to traffic movements, visibility and design as provided by the foregoing requirements of this section.

(Prior Code, § 17A-100; Code 1985, § 16.28.090)

No street or highway shall have a centerline curve radius of less than 100 feet. All centerline curve radii on all streets and highways shall conform to accepted engineering standards of design and shall be subject to approval by the city engineer.

(Prior Code, § 17A-101; Code 1985, § 16.28.100)

No street or highway shall have a grade of more than five percent. Minimum grade shall not be less than five-tenths percent.

(Prior Code, § 17A-102; Code 1985, § 16.28.110)

Alleys at least 24 feet in width, or other adequate off-street loading facilities, shall be required in the rear of all lots used or intended to be used for business purposes. In other cases, the provisions for alleys shall be optional with the subdivider, provided that such alleys shall be not less than 20 feet in width. Where two alleys intersect, a corner cutoff of not less than ten feet measured from the point of intersection along the sideline of the alley shall be required.

(Prior Code, § 17A-103; Code 1985, § 16.28.120)

Street and alley arrangement shall be such as the planning commission, in the exercise of its discretion, may determine will not cause undue hardship to owners of adjoining property should they subdivide their land, and adequate and convenient access to adjoining property shall be required.

(Prior Code, § 17A-104; Code 1985, § 16.28.130)

Each street or way which is to be dedicated, which is a continuation of, or approximately the continuation of, any existing dedicated street or way, shall be shown on the tentative map and shall be given the same name as such existing street or way. The proposed name of each other street or way shown on the tentative map shall be submitted to the city engineer for the engineer's approval, and if such name is otherwise suitable and appropriate for a street name and is not a duplication of or so nearly the same as to cause confusion with the name of any existing street or way located in the city or the immediate surrounding area, such name will be approved by the engineer.

(Prior Code, § 17A-105; Code 1985, § 16.28.140)

When the front of any lot borders upon a freeway or major highway, the subdivider shall dedicate a service road for ingress and egress to and from all of the lot. Service roads shall have a width of not less than 50 feet and a roadway width of not less than 36 feet. Improvements is the same as those required for local streets except that the curbs, gutters and sidewalks may not be required on the side of the service road adjacent to the freeway or major highway when, in the opinion of the city engineer, drainage or movement of pedestrians will not be impaired by such omissions.

(Prior Code, § 17A-106; Code 1985, § 16.28.150)

When the planning commission determines that a street is necessary for the future division of property as shown on the tentative map or for adjoining property, but that the present dedication and construction of such street is not warranted, the planning commission may require that the location, width and extent of such street shall be shown on the final map or parcel map as a future street. No improvement of such future street will be required of the subdivider.

(Prior Code, § 17A-107; Code 1985, § 16.28.160)

A. Where the provisions of section 16.32.010 have been modified and where an underground conduit system in public streets is not provided by the owner, easements of not less than six feet in width shall be provided within the subdivision for public utilities on each side of the rear lot lines, and along side lot lines where necessary.

B. An additional easement for public utilities may be required at all rear line angle points. Easements for water mains shall be provided as required under section 16.32.010C. Easements of lesser width may be permitted when approved by the planning commission and the serving utilities.

C. The side lines of all easements shall be shown by fine dotted lines. If any easement already of record cannot be definitely located, a statement of the existence, the nature thereof and its recorded reference must appear on the title sheet. Distances and bearings on the side lines of lots which are cut by an easement must be arrowed or so shown that the map will indicate clearly the actual lengths of the lot lines. The widths of all easements and sufficient ties with which to locate the same with respect to the subdivision must be shown. All easements must be clearly labeled and identified; if an easement shown on the map is already of record, its recorded reference must be given. If an easement is being dedicated by the map, it shall be set out in the owner's certificate of dedication. All notes and figures pertaining to easements shall be considerably smaller and lighter than those relating to the subdivision itself. The city may require the subdivider to remove or trim any trees or brush lying within an easement right-of-way.

(Prior Code, § 17A-108; Code 1985, § 16.28.170)

Each parcel created by any minor land division described in this title shall have vehicular access as required by this section through section 16.28.200. The term "on-site access" refers to a reservation for vehicular access which is located within the boundaries of a minor land division. The term "off-site access" refers to a right-of-way for vehicular access which is located outside the boundaries of a minor land division which is not an improved or maintained public street or highway. A parcel shall be deemed to have approved access when either of the following conditions apply:

A. The parcel has frontage on an improved or maintained public street or highway or on approved off-site access which connects with a public street or highway;

B. The parcel has frontage on a reservation for on-site access, as shown on an approved plot plan map, and such reservation connects directly or by means of approved off-site accesses with an improved or maintained public street or highway.

(Prior Code, § 17A-109; Code 1985, § 16.28.180)

Reservation for on-site access shall be located so as to provide for future development of parcels adjacent to it. On-site access reservations shall be a minimum of 60 feet in width, except that reservations peripheral to a minor land division shall be a minimum of 30 feet in width when, in the opinion of the planning commission, topography permits future widening of the reservation into adjoining or contiguous property.

(Prior Code, § 17A-110; Code 1985, § 16.28.190)

Off-site access shall be an easement, recorded in the office of the county recorder, having a minimum width of 30 feet where adjoining a normal section breakdown line or title line, and 40 feet in other locations. In addition, it shall have an alignment which is defined and shall be topographically feasible for the passage of vehicles.

(Prior Code, § 17A-111; Code 1985, § 16.28.200)

Blocks shall not exceed 500 feet in length between street lines, except where topographical conditions of previous surrounding layout require longer blocks.

(Prior Code, § 17A-112; Code 1985, § 16.28.210)

The width of each block shall be sufficient for an ultimate layout of two tiers of lots therein of a size required by the provisions of this title unless the surrounding layout, lines of ownership, or topographical conditions justify or make necessary a variation from this requirement.

(Prior Code, § 17A-113; Code 1985, § 16.28.220)

Minimum lot sizes shall be 7,500 square feet, with a minimum of 50-foot lot front. This provision shall apply only to divisions of land regulated by this title.

(Prior Code, § 17A-114; Code 1985, § 16.28.230)

A. The planning commission, in considering the design of a proposed subdivision, shall take into consideration the character of the land and improvements in the neighborhood, the character of the land to be subdivided and the improvements proposed by the subdivider and the general effect upon the neighborhood of the proposed subdivision.

B. If, in the opinion of the planning commission, lots of lesser area will not be detrimental to the general public welfare or injurious to the property or improvements of other owners of property, the planning commission may vary the requirements; provided, however, that each of the residential lots in the proposed subdivision shall have a frontage at the front building line of not less than 50 feet and an area of not less than 5,000 square feet.

(Prior Code, § 17A-115; Code 1985, § 16.28.240)

In all cases where practicable, the side lines of lots shall be at an approximate right angle to the street upon which such lots front.

(Prior Code, § 17A-116; Code 1985, § 16.28.250)

The alignment of streets shall be such as to provide frontages for all lots in the division of land. Lots shall not be divided by a city limit or boundary line; however, each such city limit or boundary line may be made a lot line or exterior line of a full-size street or highway.

(Prior Code, § 17A-117; Code 1985, § 16.28.260)

The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

A. Flood hazard means overflow of water having sufficient velocity to transport or deposit debris, to scour the surface soil, or to dislodge or damage buildings, or cause erosion of the banks of channels.

B. Inundation means ponded water or water in motion of sufficient depth to damage property due to the mere presence of the water or deposition of silt.

C. Minor drainage channels or conduits means those channels which carry less than ten cubic feet per second.

D. Ponding of local stormwater means the standing of water in local depressions. As distinguished from "sheet overflow," this water originates on or in the vicinity of the property and is due to reach a drainage channel or conduit.

E. Possible flood hazard means possible extension of area denoted as subject to flood hazard and shall reflect the uncertainty of degree of extent of bank erosion.

F. Primary drainage channels or conduits means those channels which are capable of carrying over ten cubic feet per second.

G. Sheet overflow means water of minor depth either quiescent or flowing at velocities less than those necessary to produce serious scour.

(Prior Code, § 17A-118; Code 1985, § 16.28.270)

Runoff design shall be made for the frequency of occurrence hereinafter stipulated in these standards by the modified rational methods or any other generally accepted standard method for determining runoff, using basic data in accordance with the requirements set forth in the standard specifications for public improvements. Runoff design shall accommodate the full and future development within the drainage area, consistent with the general plan of the city and its land use ordinance. Any outlet channel required to carry stormwater from the proposed subdivision to a defined drainage channel or conduit shall be in accordance with these standards for the ultimate stage of development in the drainage area resulting from the particular subdivision.

(Prior Code, § 17A-119; Code 1985, § 16.28.280)

Primary drainage channels and conduits shall have sufficient capacity to contain the runoff from a 25-year frequency of occurrence.

(Prior Code, § 17A-120; Code 1985, § 16.28.290)

Minor drainage channels or conduits shall have sufficient capacity to contain the runoff from a ten-year frequency of occurrence including undefined overflow originating within the tract or adjacent thereto.

(Prior Code, § 17A-121; Code 1985, § 16.28.300)

Stormwaters within street areas shall be placed in closed conduits when the maximum depth of in-gutter runoff computed in accordance with the provisions of the specifications exceeds five inches at the gutter.

(Prior Code, § 17A-122; Code 1985, § 16.28.310)

Proposed subdivisions shall not cause inundation or flood hazard conditions to existing inhabited areas.

(Prior Code, § 17A-123; Code 1985, § 16.28.320)

Drainage shall be accomplished by gravity without surcharge into inlets or manholes except by design.

(Prior Code, § 17A-124; Code 1985, § 16.28.330)

Inlets shall have openings of varying lengths so designed that the water is diverted into the inlet without a reversed direction of the flow of the water. The inlets shall be designed in accordance with such standard specifications as may be adopted, approved or required by the city.

(Prior Code, § 17A-125; Code 1985, § 16.28.340)

Drainage channels, conduits and appurtenances shall conform in all respects to good engineering practice.

(Prior Code, § 17A-126; Code 1985, § 16.28.350)