In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. The standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article III herein.
A.
Character of land. Land to be subdivided shall be of such character
that it can be used safely for building purposes without danger to
health or peril from fire, flood or other menace.
C.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the City specifications,
which may be obtained from the City Planner.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform with
the Master Plan and to accommodate the prospective traffic and afford
access for firefighting, snow removal and other road maintenance equipment.
The arrangement of streets shall be such as to cause no undue hardship
to adjoining properties and shall be coordinated so as to compose
a convenient system.
B.
Arrangement.
(1)
The arrangement of streets in the subdivision shall provide for the
continuation of collector streets in adjoining subdivisions and for
proper projection of collector streets into adjoining properties which
are not yet subdivided, in order to make possible necessary fire protection,
movement of traffic and the construction or extension, presently or
when later required, of needed utilities and public services, such
as sewers, water and drainage facilities.
(2)
Where, in the opinion of the Planning Board, topographic or other
conditions make such continuance undesirable or impractical, the above
conditions may be modified.
(3)
Whenever access to a subdivision is gained by crossing land in another
municipality, the Planning Board may require certificates from authorities
having appropriate jurisdiction that such access is adequately improved
or that legally adequate performance bond has been duly posted and
is sufficient in amount to assure the construction of the necessary
road or roads.
C.
Minor streets. Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Special treatment along major arterial streets. When a subdivision
abuts or contains an existing or proposed major arterial street, the
Board may require marginal access streets, reverse frontage with screen
planting contained in a nonaccess reservation at least 10 feet wide
along the rear property line, deep lots with rear service alleys or
such other treatment as may be necessary for adequate protection of
residential properties and to afford separation of through and local
traffic.
E.
Provision for future resubdivision. Where a tract is subdivided into
lots substantially larger than the minimum size required in the zoning
district in which a subdivision is located, the Board may require
that streets and lots be laid out so as to permit future resubdivision
in accordance with the requirements contained in these regulations.
F.
Dead-end streets. The creation of dead-end or loop residential streets will be encouraged wherever the Board finds that such type of development will not interfere with normal traffic circulation in the area. In the case of dead-end streets, where needed or desirable, the Board may require the reservation of a 20-foot wide easement to provide for continuation of pedestrian traffic and utilities to the next street, in addition to the requirements of § 300-16.
G.
Street connections. Subdivisions containing 20 lots or more shall
have at least two street connections with existing public streets,
or streets shown on the Official Map, as such may exist, or streets
on an approved subdivision plat for which a bond has been filed.
H.
Block size. Blocks generally shall not be less than 400 feet nor
more than 1,200 feet in length. In general, no block width shall be
less than twice the normal lot depth. In blocks exceeding 800 feet
in length, the Planning Board may require the reservation of a 20-foot
wide easement through the block to provide for the crossing of underground
utilities and pedestrian traffic where needed or desirable and may
further specify, at its discretion, that a four-foot wide paved foot
path be included.
I.
Intersection with collector or major arterial roads. Minor or secondary
street openings into such roads shall, in general, be at least 500
feet apart.
J.
Street jogs. Street jogs with center-line offsets of less than 125
feet shall be avoided.
K.
Angle of intersection. Intersections of streets shall be at angles
of approximately 90° for a distance of at least 100 feet back
from the intersection of center lines, but in no case shall two streets
intersect at an angle smaller than 60°.
L.
Relation to topography. The street plan of a proposed subdivision
shall bear a logical relationship to the topography of the property,
and all streets shall be arranged so as to obtain as many of the building
sites as possible at or above the grade of the streets. Grades of
streets shall conform as closely as possible to the original topography.
M.
Other required streets. Where a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Planning Board may require a street approximately parallel to and
on each side of such right-of-way, at a distance suitable for the
appropriate use of the intervening land (as for park purposes in residential
districts or for commercial or industrial purposes in appropriate
districts). Such distances shall also be determined with due regard
for the requirements of approach grades and future grade separations.
A.
Widths of rights-of way. Streets shall have the following widths
(when not indicated on the Master Plan or Official Map, as such may
exist, the classification of streets shall be determined by the Planning
Board):
[Amended 8-17-2017 by L.L. No. 3-2017]
|
Type of Street
|
Minimum Right-of-Way
(feet)
|
Minimum Pavement
(feet)
|
|---|---|---|
|
Major
|
75*
|
48*
|
|
Collector
|
66
|
36
|
|
Minor
|
66
|
32
|
|
*
|
NOTE: Subject to approval of the City Planner, or an engineer
designated by the Mayor.
|
B.
Improvements. All improvements as required shall be installed in
accordance with standards, specification and procedures acceptable
to the appropriate City departments and are subject to approval by
the City Planner, or an engineer designated by the Mayor. Streets
shall be graded and improved with gravel base, pavements, curbs and
gutters, sidewalks, storm drainage facilities, water mains, sewers,
streetlights and signs, street trees and fire hydrants, except where
waivers are requested and the Planning Board waives, subject to appropriate
conditions, such improvements as it considers may be omitted without
jeopardy to the public health, safety and general welfare. Pedestrian
easements shall be improved as required by the City Planner, or an
engineer designated by the Mayor. Such grading and improvements shall
be approved as to design and specifications by the City Planner, or
an engineer designated by the Mayor.
[Amended 8-17-2017 by L.L. No. 3-2017]
(1)
Water. Where an appropriate public water main already exists and
is accessible, the subdivider shall connect into said main and provide
a water connection for each lot. Where an appropriate water main does
not exist or is not accessible, the subdivider shall install at his
expense such main, together with all necessary valves, cutoffs, fire
hydrants, pumps, storage tanks and other equipment necessary to make
such water system conform to the standards of the City.
(2)
Sanitary sewers. Where a public sanitary sewer system is reasonably
accessible, the subdivider shall install at his expense the necessary
connections into the system and provide a sewer connection for each
lot. Where public sanitary sewers are not accessible, the subdivider
shall install at his expense such sewer mains together with all necessary
manholes and other equipment necessary to make such sewer system conform
to the standards of the City.
(3)
Storm drainage sewer system. The subdivider shall install all necessary
active or inactive storm drainage sewers and appurtenant facilities
at his expense, in accordance with standards of the City and of all
authorities having jurisdiction. Where a public storm drainage system
is reasonably accessible, the subdivider shall make proper connection
thereto, otherwise the subdivider shall provide appropriate temporary
means and methods for stormwater runoff satisfactory to the City Planner,
or an engineer designated by the Mayor, and all other authorities
having jurisdiction. As such time as a public storm drainage system
is available for connection, the inactive system installed by the
subdivider shall become active and the above temporary means and methods
abandoned.
(4)
Fire hydrants. Installation of the hydrants shall be in conformity
with all requirements and standards of the State of New York.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(5)
Streetlighting and communications facilities. Lighting facilities
shall be in conformance with the lighting system of the City. Such
lighting standards and fixtures shall be installed after approval
by the appropriate power company and the authorized City Electrical
Inspector. Wherever possible, all electric and communications cables
shall be buried.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(6)
Sidewalks.
(a)
Sidewalks on collector streets. All streets designated as "collector
streets" shall have a four-foot wide sidewalk on both sides of the
street installed by the subdivider.
(b)
Sidewalks on minor streets. All minor streets shall be provided
with a sidewalk on both sides of the street installed by the City
at the discretion of the Planning Board (width to be determined by
Planning Board).
(c)
Streets in areas of multifamily or commercial properties shall
be provided with a sidewalk on both sides of the street installed
by the subdividers or developers (width to be determined by Planning
Board).
C.
Utilities in streets. The Planning Board shall, wherever possible,
require that underground utilities be placed in the street right-of-way
between the paved roadway and street line to simplify location and
repair of lines when they require attention. The subdivider shall
install underground service connections to the property line of each
lot within the subdivision for such required utilities before the
street is paved.
D.
Utility easements. Where topography is such as to make impractical
the inclusion of utilities within the street right-of-way, perpetual
unobstructed easements at least 20 feet in width shall be otherwise
provided with satisfactory access to the street. Wherever possible,
easements shall be continuous from block to block and shall present
as few irregularities as possible. Such easements shall be cleared
and graded where required.
E.
Grades. Grades of all streets shall conform in general to the terrain
and shall not be less than 1/2 nor more than 6% for major or collector
streets or 10% for minor streets in residential zones, but in no case
more than 3% within 50 feet of any intersection.
F.
Changes in grade. All changes in grade shall be connected by vertical
curves of such length and radius as meet with the approval of the
City Planner, or an engineer designated by the Mayor, so that clear
visibility shall be provided for a safe distance. The desirable minimum
sight distances on vertical curves shall be:
[Amended 8-17-2017 by L.L. No. 3-2017]
|
Type of Street
|
Minimum Sight Distance
(feet)
|
|---|---|
|
Major
|
350
|
|
Collector
|
250
|
|
Local
|
150
|
|
Marginal access
|
150
|
G.
Curve radii at street intersections. All street right-of-way lines
at intersections shall be rounded by curves of at least 20 feet in
radius, and curbs shall be adjusted accordingly.
H.
Steep grades and curves; visibility at intersections. A combination
of steep grades and curves shall be avoided. In order to provide visibility
for traffic safety, that portion of any corner lot (whether at an
intersection entirely within the subdivision or of a new street with
an existing street) which is shown shaded on Sketch A shall be cleared
of all growth (except isolated trees) and obstructions above the level
three feet higher than the center line of the street. If directed,
ground shall be excavated to achieve visibility.
 |
I.
Dead-end streets (culs-de-sac). Where dead-end streets are designed
to be so permanently, they should, in general, not exceed 500 feet
in length and shall terminate in a circular turnaround having a minimum
right-of-way radius of 50 feet and pavement radius of 40 feet. At
the end of temporary dead-end streets, a temporary turnaround with
a pavement radius of 40 feet shall be provided, unless the Planning
Board approves an alternate arrangement.
J.
Watercourses.
[Amended 8-17-2017 by L.L. No. 3-2017]
(1)
Where a watercourse separates a proposed street from abutting property,
provisions shall be made for access to all lots by means of culverts
or other structures of design approved by the City Planner, or an
engineer designated by the Mayor.
(2)
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way as required by the City Planner, or an engineer designated
by the Mayor, and in no case less than 20 feet in width.
K.
Curve radii.
(1)
In general, street lines within a block deflecting from each other
at any one point by more than 10° shall be connected with a curve,
the radius of which for the center line of street shall not be less
than 400 feet on major streets, 250 feet on collector streets and
100 feet on minor streets.
(2)
Wherever possible, reverse curves shall be separated with tangents
at least 100 feet long.
L.
Service streets or loading space in commercial developments. Paved
rear service streets of not less than 20 feet in width, or in lieu
thereof, adequate off-street loading space, suitably surfaced, shall
be provided in connection with lots designed for commercial use.
M.
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use or where a
change of zoning to a zone which permits commercial use is contemplated,
the street width shall be increased by such amount on each side as
may be deemed necessary by the Planning Board to assure the free flow
of through traffic without interference by parked or parking vehicles
and to provide adequate and safe parking space for such commercial
or business district.
A.
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Planning Board. In general, streets
shall have names and not numbers or letters.
B.
Names to be substantially different. Proposed street names shall
be substantially different so as not to be confused in sound or spelling
with present names, except that streets that join or are in alignment
with streets of an abutting or neighboring property shall bear the
same name. Generally, no street should change direction by more than
90° without a change in street name.
C.
Street signs. All street signs shall be erected at the expense of
the developer at such time as the grading and paving of the highway
or street is completed, in accordance with City specifications and
with approval of the Planning Board.
A.
Lot layout. The lot arrangement shall be such that in constructing
a building in compliance with the Zoning Ordinance[1] there will be no foreseeable difficulties for reasons
of topography or other natural conditions. Lots should not be of such
depth as to encourage the later creation of a second building lot
at the front or rear. Minimum lot size shall be in accordance with
the Zoning Ordinance.
B.
Side lines. All side lines of lots shall be at right angles to straight
street lines and radial to curved street lines, unless a variance
from this rule will give a better street or lot plan.
C.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each street, as well
as for side yard requirements for the zoning district in which the
lot is located.
D.
Interior lots. No building permit shall be issued for the erection
of a building on any interior lot.
E.
Driveway access. Driveway access and grades shall conform to specifications
of the City Driveway Ordinance, as such may exist. Driveway grades
between the street and the setback line shall not exceed 10%.
F.
Monuments and lot corner markers. Permanent monuments, meeting specifications
approved by the City Planner, or an engineer designated by the Mayor,
as to size, type and installation, shall be set at such block corners,
angle points, points of curves in streets and other points as the
City Planner, or an engineer designated by the Mayor, may require
and their locations shall be shown on the subdivision plat. The corners
of all lots shall be marked with metal markers 3/4 inch in diameter
and at least 24 inches in length, driven into the ground to grade.
[Amended 8-17-2017 by L.L. No. 3-2017]
A.
Removal of spring and surface water. The subdivider may be required
by the Planning Board to carry away by pipe or open ditch any spring
or surface water that may exist either previous to or as a result
of the subdivision. Such drainage facilities shall be located in the
street right-of-way, where feasible, or in perpetual unobstructed
easements of appropriate width.
B.
Drainage structure to accommodate potential development upstream.
A culvert or other drainage facility shall, in each case, be large
enough to accommodate potential runoff from its entire upstream drainage
area, whether inside or outside the subdivision. The City Planner,
or an engineer designated by the Mayor, shall approve the design and
size of facility based on anticipated runoff from a 10-year storm
under conditions of total potential development permitted by the Zoning
Ordinance in the watershed.
[Amended 8-17-2017 by L.L. No. 3-2017]
C.
Responsibility for drainage downstream. The subdivider's engineer
shall also study the effect of each subdivision on the existing downstream
drainage facilities outside the area of the subdivision; this study
shall be reviewed by the City Planner, or an engineer designated by
the Mayor. Where it is anticipated that the additional runoff incident
to the development of the subdivision will overload an existing downstream
drainage facility during a five-year storm, the Planning Board shall
notify the City Planner, of an engineer designated by the Mayor, of
such potential condition. In such case the Planning Board shall not
approve the subdivision until provision has been made for the improvement
of said condition.
[Amended 8-17-2017 by L.L. No. 3-2017]
D.
Land subject to flooding. Land subject to flooding or land deemed
by the Planning Board to be uninhabitable shall not be platted for
residential occupancy nor for such other uses as may increase danger
to health, life or property or aggravate the flood hazard, but such
land within the plat shall be set aside for such uses as shall not
be endangered by periodic or occasional inundation or improved in
a manner satisfactory to the Planning Board to remedy said hazardous
conditions.
A.
Recreation areas shown on master plan. Where a proposed park, playground or open space shown on the Master Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B below. Such area or areas may be dedicated to the City by the subdivider if the City Council approves such dedication.
B.
Parks and playgrounds not shown on Master Plan. The Planning Board
shall require that the plat show sites of a character, extent and
location suitable for the development of a park, playground or other
recreation purpose. The Planning Board may require that the developer
satisfactorily grade any such recreation area shown on the plat. The
Board shall require that not less than three acres of recreation space
be provided per 100 dwelling units shown on the plat. However, in
no case shall the amount be more than 10% of the total area of the
subdivision. Such area or areas may be dedicated to the City by the
subdivider if the City Council approves such dedication.
C.
Information to be submitted. In the event that an area to be used
for a park or playground is required to be so shown, the subdivider
shall submit, prior to final approval, to the Board, three prints
showing, no larger than 60 scale, such area and the following features
thereof:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
The boundaries of the said area, giving lengths and bearings of all
straight lines and radii, lengths, central angles and tangent distances
of all curves.
(2)
Existing features such as brooks, ponds, clusters of trees, rock
outcrops and structures.
(3)
Existing and, if applicable, proposed changes in grade and contours
of the said area and of areas immediately adjacent.
D.
Waiver of plat designation of area for parks and playgrounds.
(1)
In cases where the Planning Board finds that due to the size, topography
or location of the subdivision, land for park, playground or other
recreation purposes cannot be properly located therein or if, in the
opinion of the Board, it is not desirable, the Board may waive the
requirement that the plat show land for such purposes. The Board shall
then require as a condition to approval of the plat a payment to the
City of an amount equal to 10% of the true value of the land to be
subdivided, said value to be determined by the City's representative.
Such amount shall be paid to the City Clerk at the time of final plat
approval, and no plat shall be signed by the authorized officer of
the Planning Board until such payment is made.
(2)
All such payments shall be held by the City in a special recreation
site acquisition and improvement fund to be used for the acquisition
of land that is suitable for permanent park, playground or other recreational
purposes and is so located that it will serve primarily the general
neighborhood in which the land covered by the plat lies and shall
be used only for park, playground or other recreational land acquisition
or improvements. Such money may also be used for the physical improvement
of existing parks or recreation areas serving the general neighborhood
in which the land shown of the plat is situated, provided that the
Planning Board finds there is a need for such improvements.
E.
Reserve strips prohibited. Reserve strips of land, which might be
used to control access from the proposed subdivision to any neighboring
property or to any land within the subdivision itself, shall be prohibited.
F.
Preservation of natural features. The Planning Board shall, wherever
possible, establish the preservation of all natural features which
add value to residential developments and to the community, such as
large trees or groves, watercourses and falls, beaches, historic spots,
vistas and similar irreplaceable assets. No tree with a diameter of
eight inches or more as measured three feet above the base of the
trunk shall be removed unless such tree is within the right-of-way
of a street as shown on the final subdivision plat. Removal of additional
trees shall be subject to the approval of the Planning Board.
