Village of Alexandria Bay, NY
Jefferson County
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Table of Contents
Table of Contents
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.
E. 
Setback. The provisions of the village's zoning laws and ordinances[1] shall apply regarding setback lines.
[1]
Editor's Note: See Ch. 150, Zoning.
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.