Unless required or approved pursuant to review
and approval of an engineer for the Village and approval of the Planning
Board, the following standards shall apply.
A.
Conformity with General Plan. The arrangement, width,
location and extent of major streets and all minor streets shall conform
to and be in harmony with the Official Map for the Village. Streets
not in the General Plan shall conform to the recommendation of the
Planning Board based on existing and planned streets, topography,
public safety, convenience and proposed uses of land. The Village
Superintendent of Public Works or the Village Engineer shall be consulted
by the Planning Board for an advisory opinion before the approval
of any new street.
B.
Arrangement. Residential minor streets shall be designed
to discourage through traffic whose origin and destination is not
within the subdivision.
C.
Location. When a proposed subdivision is adjacent
to or contains a state highway, the Planning Board may seek information
from the New York State Department of Transportation as to the status
of said highway in reference to right-of-way direction. The Planning
Board may require a marginal street approximately parallel to and
on each side of such 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.
D.
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 80° shall be approved. Street
intersections shall be rounded with a minimum 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 radius acceptable to the Planning
Board. Street jogs with center-line offsets of less than 125 feet
shall be avoided.
E.
Dead-end streets. Each dead-end street shall be provided
with a turnaround deemed sufficient by the Village Superintendent
of Public Works or the Village Engineer for snowplowing. Dead-end
streets designed to be so permanently shall not be permitted unless
provided with a turnaround.
F.
Half streets. Dedication of half streets shall be
prohibited.
G.
Access. In marine development, and business, commercial
and industrial zoned 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.
H.
Names and numbers. Names of new streets shall not
duplicate existing or platted streets. New streets which are extended
or in alignment with existing streets shall bear the name of the existing
streets. House numbers shall be assigned by lots.
I.
Street signs. The subdivider shall provide and erect
street signs of a type to be approved by the Village Board at all
street intersections prior to acceptance of the constructed streets.
J.
Trees. If streetside trees are provided, they should
be outside of the street right-of-way and planted in such a manner
as not to impair visibility at any corner or corners.
K.
Standards for street design are as follows:
|
Design Element
|
Minor
|
Major
|
|---|---|---|
|
Minimum width of right-of-way
|
50 feet
|
60 feet
|
|
Minimum width of pavement
|
20 feet
|
20 feet
|
|
Minimum width of shoulders*
|
6 feet
|
6 feet
|
|
Minimum radius of horizontal curves
|
150 feet, except for street intersection corners
|
400 feet
|
|
Minimum length of vertical curves
|
Shall be such that a line of sight of at least
100 feet exists measured 3 feet above the street surface
|
200 feet
|
|
Minimum length of tangents
|
100 feet, except where, between excessive grades,
reverse curves may be reduced to reasonable grades by shortening tangent
|
200 feet
|
|
Maximum grade
|
10%, except that grades up to 14% may be approved
on short runs
|
6% to 8%
|
|
Minimum grade
|
1%
|
1%
|
|
Minimum braking sight distance
|
200 feet
|
300 feet
|
|
*NOTE: May be reduced at the discretion of the
Planning Board when curbs are provided.
| ||
A.
Street improvements shall be installed at the expense
of the subdivider.
B.
Streets shall be built with:
(1)
Subgrade, which shall be rough graded the full width
of the street right-of-way and compacted the full width between the
outer edges of the curbs and gutter. The subbase shall consist of
a suitable gravel and stone material and be compacted to a depth of
12 inches.
(2)
Base course, consisting of a suitable gravel and stone
material not larger than No. 2, approved by the Village Superintendent
of Public Works, at least 12 inches in depth after compaction.
(3)
Binder course, which shall consist of one and one-half
(1 1/2) inches of an asphalt/concrete mixture.
(4)
Top course, which shall consist of one and one-half
(1 1/2) inches of asphalt/concrete mixture.
(5)
Accordance with any other specifications required
by the Village Engineer.
C.
Time of year (temperature and moisture) shall be considered.
Sidewalks may be required and shall be installed
as follows:
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 comply with the detail
specifications of the Village Engineer approved by the Planning Board.
C.
Sidewalks shall be concrete and have a minimum width
of four feet in residential areas and five feet in commercial and
industrial areas, except where it would result in a conflict in the
extension of existing sidewalks.
Utilities will be required and shall be installed
at the expense of the subdivider as follows:
A.
Fire protection. Hydrants shall be Kennedy K-11 or
K-81A with thrust blocks and valved for repairs and provided by the
subdivider with the approval of the Village Engineer.
B.
Streetlighting. Poles, brackets and lights shall be
of size, type and locations approved by the Planning Board and the
local power company. The subdivider shall contact the local power
company to ascertain the location of poles, lights (sodium vapor preferred)
and transformers, wiring and any other requirements mandated by the
power company.
C.
Electricity. Power lines shall be placed underground
and shall be approved by the Planning Board and power company. The
subdivider shall contact the local power company for locations and
other requirements of transformers and other equipment.
D.
Utility service. The local power company shall be
contacted for verification and location of power transformers and
contractor requirements for individual dwelling services.
E.
Cable television and telephone. Cable television and
telephone lines shall be placed underground. The subdivider shall
contact the local cable and telephone companies for locations of other
requirements.
Potable water for domestic, commercial and fire
protection use shall be provided as follows:
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 with sufficient flows for fire
protection. All waterlines shall be buried not less than five feet
underground.
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, ductile iron class 50, with all valves class 250 or better.
Service laterals shall be type K, copper, and multifamily dwellings
shall have a New York State Department of Health approved backflow
inhibitor.
D.
Curb stops shall be provided for each residence and
each residence shall be metered at the owner's expense with an external
meter.
E.
All water supply systems shall be approved and built
in accordance with any other specification or requirement set forth
by the Village Engineer and approved by the Planning Board.
A.
All necessary mains and laterals for connection from
the lots to the public sewage system as shown on the preliminary plan
shall be installed by the subdivider at his expense. All gravity sewers
shall be eight-inch minimum diameter and shall be constructed of PVC
SDR-35 or better. Force mains shall be constructed of ductile iron
class 50 or better. If public disposal is not available, 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.
Sanitary and storm sewers shall be separated.
D.
All provisions of Chapter 20, "Design of Sewers," from the text "Recommended Standards for Sewage Works" shall prevail.
E.
Where feasible, and given Village express approval,
proposed storm sewers shall tie to the existing Village system.
F.
Any other details or specifications suggested by the
Village Engineer and approved by the Planning Board shall be complied
with.
Surface drainage shall not be allowed to drain
on adjacent properties. Surface drainage shall be collected via catch
basins 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. The subdivider shall secure all governmental
permits required for surface drainage.
A.
Location. All lots shall abut by their full frontage
on public streets to ensure suitable access, excepting island lots.
Island lots shall be provided suitable water or road access.
B.
Dimensions. The lot size, width, depth, shape and area shall comply with the applicable provisions of Chapter 150, Zoning.
C.
Double-frontage lots. Lots fronting on two streets,
other than corner lots, shall be discouraged.
D.
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.
F.
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.
G.
Corner lots. Lots for residential use shall have extra
width to permit appropriate building setback from and orientation
to both streets.
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 should be left unaltered and protected by
easements. All surfaces must be graded and restored within six months
of completion of subdivision so 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.
A.
Consideration shall be given to the allocation of
areas suitably located for community purposes and to 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 that the Village does not proceed with the purchase.
(4)
If the Planning Board determines that 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, a 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
approved by the Board of Trustees covering the cost of the required
improvements.
