A.
Street design standards shall be as follows:
(1)
Conformity with General Plan. The arrangement, width,
location and extent of major streets and all minor streets should
conform and be in harmony with the General Plan for the Village. Streets
not in the General Plan should conform to the recommendation of the
Planning Board based on existing and planned streets, topography,
public safety, convenience and proposed use of land. The Village Public
Works Superintendent shall be consulted by the Planning Board for
an advisory opinion before the approval of any new streets.
(2)
Arrangement. Residential minor streets shall be designed
to discourage through traffic whose origin and destination is not
within the subdivision.
(3)
Location. When a proposed subdivision is adjacent
to or contains a state highway, the Planning Board shall seek information
from the New York State Department of Transportation as to the status
of said highway in reference to the right-of-way and direction. The
Planning Board may require a marginal street approximately parallel
to and on each side of such a right-of-way at a distance suitable
for an appropriate use of the intervening land, as for park purposes
in residential districts or for commercial or industrial purposes.
Such distance shall also be determined with due regard for the requirements
of approach grades and future grade separation. Railroad rights-of-way
shall receive similar consideration.
(4)
Intersections. Streets shall intersect one another
at angles as near to a right angle as possible, and no intersections
of streets at angles of less than 60° shall be approved. Street
intersections shall be rounded with a radius of 25 feet measured at
the right-of-way line when said intersection occurs at right angles.
If an intersection occurs at an angle other than a right angle, it
shall be rounded with a curve of a radius acceptable to the Planning
Board. Street jogs with center-line offsets of less than 125 feet
shall be avoided.
(5)
Dead-end streets. Each dead-end street shall be provided
with a turnaround deemed sufficient by the Village Public Works Superintendent
for snowplowing. Dead-end streets, designed to be so permanently,
shall not be permitted unless provided with a turnaround.
(6)
Half streets. Dedication of a half street shall be
prohibited except when essential to the reasonable development of
the subdivision in conformity with the other requirements of this
chapter and where the Planning Board finds it will be practicable
to require the dedication of the other half when the adjoining property
is subdivided. Wherever a half street is adjacent to a tract to be
subdivided, the other half of the street shall be platted within such
tract.
(7)
Access. In business and industrial districts definite
and assured provision shall be made for service access, such as off-street
parking, loading and unloading, consistent with and adequate for the
uses proposed.
(8)
Names and numbers. Names of new streets shall not
duplicate existing or platted streets. New streets which are an extension
of or in alignment with existing streets shall bear the name of the
existing streets. House numbers shall be assigned in accordance with
the house numbering system now in effect in the Village or as approved
by the Planning Board.
(9)
Curbs. All streets shall have concrete curbs. Standard
curbs shall be eight inches by 20 inches and extend seven inches above
top of street pavement. Curbs shall be placed on a minimum six inches
of compacted stone or gravel material approved by the Village Superintendent
of Public Works. Curb cuts for handicapped and/or bicycles shall be
provided as required.
(10)
Curb radii at intersections shall not be less
than 25 feet.
(11)
Pavement cross slope. The pavement cross slope
shall be 1/4 inch per foot, with center line of crown being the center
line of pavement.
(12)
Village blocks. Village blocks shall not exceed
1,200 feet in length nor be less than 500 feet.
(13)
Street signs. The subdivider shall provide and
erect street signs of a type to be approved by the Village Planning
Board at all street intersections prior to acceptance of the constructed
streets.
(14)
Trees. If streetside trees are provided, they
shall be outside of the street right-of-way and planted in such a
manner as not to impair visibility at any corner or corners.
(15)
Utilities. All utilities shall be buried. It
is intended that sewers (sanitary and storm) be located in the border
area on one side of the street while all other utilities be located
in the border area on the opposite side of the street. Locating of
utilities under paved surfaces shall be kept to a minimum and is intended
to be only in those areas where crossings are required.
(16)
Grades. Maximum allowable grade shall be 8%
and the minimum allowable grade shall be 0.5%.
(17)
Minimum braking site distance. The minimum braking
site distance shall be 200 feet.
(19)
Sewers. All sewers shall be separated (sanitary
and storm).
(20)
Catch basins. Catch basins shall convey surface
water from the streets to the storm sewer. Catch basins shall be located
on each side of all intersecting streets at the point of their intersection
and along each side of each street, with maximum distance of 400 feet
between catch basins.
[1]
Editor's Note: See also the Typical Cross Section Street diagram, included at the end of this chapter.
A.
Street improvements shall be installed at the expense
of the subdivider.
B.
Unless granted by variance, a typical street shall
be comprised of the following sections properly constructed and conforming
to minimum standards required by the Standard Specifications of the
New York State Department of Transportation:
C.
Subgrade, subbase and base course.
(1)
Subgrade.
(a)
Subgrade shall be rough graded the full width
of the street right-of-way and compacted the full width between the
outer edges of the curb and gutter. The subgrade shall consist of
fine-grained, non-frost-susceptible soils. Untreated materials used
in the subbase or subgrade courses shall be within the following limits
for the type of materials shown:
|
Materials
|
Limits for Nonfrost Susceptibility
|
|---|---|
|
Graded gravels
|
Not more than 8% passing No. 200; plasticity
index not more than 6; liquid limit not more than 25
|
|
Poorly graded sands
generally all passing No. 4
|
Not more than 10% passing No. 200; not more
than 5% passing No. 270
|
|
Fine uniform sand generally
all passing 40 mesh
|
Not more than 18% passing No. 200; not more
than 8% passing No. 270
|
(b)
These materials should be compacted at optimum
moisture content to not less than 95% of the maximum density. Compaction
should normally be accomplished in layers not exceeding six inches
in compacted depth.
(c)
Minimum depth of compacted subgrade shall be
determined based on an evaluation of existing soil conditions. In
general, a minimum of six inches of compacted subgrade shall be required.
(d)
Drainage conditions shall be such as to permit
proper consolidation of subgrade before placing the base and pavement
and to permit the water table to be maintained at least four feet
below the pavement surface.
(2)
Subbase (if required) shall consist of a suitable
gravel and stone material approved by the Village Superintendent of
Public Works and compacted to a depth approved by the Village Superintendent
of Public Works.
(3)
Base course shall consist of a suitable gravel and
stone material approved by the Village Superintendent of Public Works
and shall be at least six inches in depth after compaction.
D.
Binder course and wearing course. All bituminous material
shall meet current standards as specified by the Standard Specifications
of the New York State Department of Transportation. Each of the two
courses placed (binder and wearing) shall be a minimum of two inches
in depth after proper rolling.
E.
All streets shall conform to the minimum thicknesses as indicated by Table A, Minimum Thickness Requirements for Streets and Parking Areas, with the exception that minimum bituminous surface shall be four inches as stated in Subsection D above and minimum base course thickness is six inches as specified in Subsection C(3) above. (See Table A attached.)[1]
[1]
Editor's Note: Table A is included at the
end of this chapter.
F.
All parking lots shall be constructed to the minimum
thickness for component materials as indicated by Table A, Recommended
Thicknesses for Streets and Parking Areas, with the exception that
all bituminous surfaces shall be a minimum of 6 1/2 inches thick
after proper rolling. (See Table A attached.)
A.
Sidewalks shall be installed at the expense of the
subdivider, at such locations as the Planning Board may deem necessary.
B.
Sidewalks must be constructed to conform to the following
specifications:
(1)
Sidewalks shall be 3,000 pounds' minimum strength
concrete.
(2)
Sidewalks shall be a minimum of four feet wide and
four inches thick except at driveway crossings, where the sidewalk
shall be at least six inches' reinforced thickness. In business areas,
sidewalks shall be a minimum of five feet wide and four inches thick
except at driveway crossings, where the sidewalk shall be at least
six inches thick and reinforced.
(3)
In all cases involving sidewalks, driveway paved surfaces
shall abut, but never cover, existing sidewalks.
Public utility improvements may be required
and shall be installed as follows:
A.
Fire protection. Hydrants shall be of such size, type
and location as specified by the Insurance Services Organization and
approved by the Village of West Carthage Fire Department.
B.
Streetlighting. Pole, brackets and lights shall be
of a size, type and location approved by the local power company.
C.
Electricity. Power lines shall be placed underground
and shall be approved by the local power company.
D.
Utility services shall be located from six feet to
eight feet from the front property line to the center line of the
utility service between the sidewalk and curbline.
Potable water for domestic, commercial and fire
protection use shall be provided.
A.
All water mains and lines as shown on the preliminary
plan shall be installed from each lot to the municipal supply. Where
no municipal supply is available, it must be furnished by the subdivider
on a project or individual lot basis.
B.
All piping required for transmission and distribution
must conform to current AWWA Standards and Specifications and must
conform to New York State Department of Health regulations.
C.
All water mains shall be a minimum of eight inches
in diameter.
D.
Curb stops shall be provided for each residence, and
each residence shall be metered at the developer's expense.
E.
Except where noted above, all provisions from Recommended
Standards for Water Works, Part Eight, Distribution Systems, shall
prevail. (A copy may be purchased from the Village Clerk.)
A.
All necessary mains and laterals for connection from
the lots to public sewerage system as shown on the preliminary plan
shall be installed by the subdivider at his expense. If public disposal
is not available (for whatever reason) and the sewage treatment is
on a project or individual lot basis, such private facilities must
be installed by the subdivider in accordance with all prevailing New
York State Department of Health and Department of Environmental Conservation
rules and regulations. Any and all local regulations must also be
adhered to.
B.
Dry sewers may be required in those parts of the Village
deemed to have sufficient population density or potential to merit
community sanitary sewer systems in the future. Such requirements
shall be in harmony with the General Plan for the Village.
C.
Combined sewers shall not be allowed. Sanitary and
storm sewers shall be separated.
A.
Location. The lot size, width, depth, shape and area shall comply with Chapter 91, Zoning, of the Code of the Village of West Carthage.
B.
Double-frontage lots. Frontings on two streets, other
than for corner lots, shall be discouraged.
C.
Pedestrian easements. In order to facilitate pedestrian
access from streets to schools, parks, play areas or nearby streets,
perpetual unobstructed easements at least 20 feet wide may be required
by the Planning Board. In heavy traffic areas, sidewalks may be required
in addition.
E.
Lot lines. Side lot lines shall be approximately at
right angles to the street or radial to curved streets. On large-size
lots and except when indicated by topography, lot lines shall be straight.
F.
Corner lots. Lots for residential use shall have extra
width to permit appropriate building setback from and orientation
to both streets.
G.
Cluster development.
(1)
An applicant may apply for, or the Planning Board may require, a development to be considered as a cluster development. This procedure permits a reduction in the various lot sizes and dimensions and setbacks required by Chapter 91, Zoning, provided that there is no increase in the number of lots or dwelling units permitted by Chapter 91, Zoning. The purpose of this procedure is to concentrate buildings in specific space and the preservation of environmentally sensitive features.
Unique physical features, such as historic landmarks
and sites, rock outcrops, hilltop lookouts, desirable natural contours
and similar features, shall be preserved where possible. Also streams,
lakes, ponds and wetlands shall be left unaltered and protected by
easements. All surfaces must be graded and restored within six months
of completion of subdivision so that no unnatural mounds or depressions
are left. Original topsoil moved during construction shall be returned
and stabilized by approved methods. Damage to existing trees should
be avoided. Adequacy, type and arrangement of trees, shrubs and other
landscaping which constitutes a visual and/or noise-deterring buffer
between competing adjacent uses and adjoining lands may be required.
A.
Consideration shall be given to the allocation of
areas suitably located for community purposes as indicated on the
General Plan and such areas shall be made available by one of the
following methods:
(1)
Dedication to the Village.
(2)
Reservation of land for the use of property owners
by deed or covenant.
(3)
Reservation for acquisition by the Village within
a reasonable period of time. Said reservation shall be made in such
manner as to provide for a release of the land to the subdivider in
the event the Village does not proceed with the purchase.
(4)
If the Planning Board determines that a suitable park
or parks of adequate size cannot be properly located in the plat or
are otherwise not practical, the Board may require, as a condition
to approval of the plat, payment to the Village of a sum to be determined
by the Village Board, which sum shall constitute a trust fund to be
used by the Village exclusively for neighborhood park, playground
or recreational purposes, including the acquisition of property.
B.
The Planning Board may require the reservation of
such other areas or sites of a character, extent and location suitable
to the needs of the Village as water plants, sewage treatment plants
and other community purposes not anticipated in the General Plan.
As a safety measure for the protection of the
health and welfare of the people of the Village, that portion of a
proposed lot which is found to be unsuitable for subdivision due to
harmful features (e.g., drainage problems) shall not be subdivided
until adequate methods are formulated by the subdivider and approved
by the Planning Board. Before final approval, the subdivider shall,
in lieu of the improvements, furnish a surety bond or certified check
covering the cost of the required improvements.
It is intended that surface drainage not be
allowed to drain onto adjacent properties. Surface drainage shall
be collected via catch basins and conveyed via underground storm sewers
to natural drainage areas such as wetlands, creeks or rivers. A drainage
plan shall require approval by the Planning Board.
