A.
Facilities shall be designed and installed in accordance
with the minimum standards specified in this section.
B.
Reasonable higher standards shall be required by the
Planning Board when necessary to protect the public health, safety
or welfare, on account of exceptional physical features or the character
of surrounding development.
C.
The applicant shall bear the full cost of all required
facilities.
A.
Lands comprising at least 5% but not to exceed 10%
of the total area to be subdivided shall be dedicated for public recreation
purposes in a location with suitable public access, except where the
Planning Board determines that such suitable recreation area cannot
properly be located within the subdivision.
B.
Where a proposed park, playground school or other
public use is partially or wholly located in a subdivision, the Planning
Board may require the dedication or reservation of such area within
the subdivision.
C.
On consideration of the type of development proposed
in a subdivision, especially in large scale neighborhood unit development
not shown in the Village Plan, the Planning Board may require the
dedication or reservation of such other sites as deemed essential,
of a character, extent and location suitable to the needs created
by such development for schools, parks and other facilities.
A.
Where topography or other considerations make the
inclusion of utilities within the street right-of-way undesirable,
easements at least 12 feet in width, with satisfactory access to the
street, shall be provided.
B.
Where a subdivision is traversed by a watercourse
or drainageway, there shall be provided a storm easement or drainage
right-of-way, conforming substantially with the lines of such watercourse
and such further width of construction, or both, as required. Parallel
streets or parkways in connection therewith may be required.
C.
Wherever possible, easements shall be continuous from
block to block, and shall have as few irregularities as possible.
A.
Street grades, lot grades and floor elevations shall
be established in proper relation to each other and to existing topography,
considering property protection, use, drainage and appeal. No holes,
depressions or other undrained areas shall be allowed to remain, except
such wet areas as may be natural features.
B.
Any fill shall be as approved by the Village Engineer
for the conditions required and for proper compaction.
C.
Topsoil removed in grading shall be replaced, except
in proposed street, driveway and building locations.
A.
Length, width and shape of blocks shall be determined
with regard to:
B.
Irregularly shaped or oversize blocks indented by
culs-de-sac, loop streets or parking courts or containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board.
C.
Block lengths shall not exceed 1,500 feet or be less
than 600 feet. Widths generally shall be two lots deep.
D.
A pedestrian right-of-way 20 feet wide, with a minimum
five feet wide paved walk, shall be required where essential for circulation
or access to schools, playgrounds, shopping areas, transportation
or other community facilities.
B.
Side lot lines shall be substantially at right angles
or radial to street lines, unless variations will provide a better
plan.
C.
Corner lots and lots adjacent to pedestrian crosswalks
shall have extra width to permit appropriate building setback from
and orientation to both streets.
D.
Double frontage and reverse frontage lots shall be
avoided, except where appropriate in the design of a Planned District,
or except where essential for separation of residential development
from traffic arteries or to overcome specific disadvantages of topography
and orientation. A planting screen easement of suitable width, the
minimum width to be 10 feet, across which shall be no right of access,
shall be provided along the line of lots abutting such traffic artery
or other disadvantageous use.
A.
The arrangement, width, grade and location of streets
shall conform to such Village Plan or Official Map as may exist and
shall be considered in relation to existing and planned streets, topography,
utilities, public convenience and safety and in their appropriate
relation to proposed land uses.
B.
Where not shown on the Village Plan or Official Map,
street arrangements shall either:
C.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation 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.
D.
Where a subdivision abuts or contains an existing
or proposed limited access highway, 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 intervening land,
as for park purposes in residential districts or for business purposes
in appropriate districts. Such distances shall also be determined
with regard for approach grades and future grade separations.
E.
Reserve strips controlling street access shall be
prohibited except where placed in Village control under conditions
approved by the Planning Board.
F.
Cross-street intersections shall be avoided, except
at important points.
G.
Minor streets shall be laid out to discourage through
traffic.
H.
Half streets shall be prohibited.
I.
Cul-de-sac streets shall be not longer than 500 feet,
unless in the judgment of the Planning Board a longer dimension will
not impose any problem and will constitute a positive design feature.
A turnaround shall be provided at the closed end having an outside
roadway diameter of at least 80 feet, and street property lines diameter
of at least 120 feet.
J.
If adjacent property is undeveloped and a street must
have a dead end temporarily, right-of-way and improvements shall be
extended to the property line and a temporary turnaround provided,
with notation on the plat that land outside the right-of-way shall
revert to abutting lots when the street is continued.
K.
Alleys of 20 feet minimum width shall be provided
in business areas, except where other adequate provision is made for
service access.
L.
Street grading, center line gradients and cross sections
shall be per plans and profiles approved by the Village Engineer.
M.
Design standards:
|
Type of Street
| |||
|---|---|---|---|
|
Design Element
|
Arterial
|
Collector
|
Minor
|
|
Minimum right-of-way width
|
100 feet
|
80 feet
|
60 feet
|
|
Minimum pavement width
|
New York State
|
2x19 feet/38 feet
|
30 feet
|
|
Maximum grade
|
3%
|
5%
|
8%
|
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
|
Minimum radius of curves, inner street line
|
1000 feet
|
500 feet
|
300 feet
|
|
Minimum tangent length between reverse curves
|
200 feet
|
150 feet
|
100 feet
|
|
Maximum grade within 150 feet of center line
intersections
|
1%
|
3%
|
3%
|
|
Minimum braking sight distance
|
300 feet
|
250 feet
|
200 feet
|
|
Minimum distance between center line offsets
|
400 feet
|
250 feet
|
200 feet
|
|
Angle at intersections of center lines
|
90°
|
80° to 100°
|
80° to 100°
|
N.
Construction standards:
(4)
Pavement thickness (stone base plus bituminous courses)
as determined by CBR or equivalent:
|
Traffic Intensity Design Index
| |||||
|---|---|---|---|---|---|
|
Soil Frost Group
|
DI-1
(inches)
|
DI-2
(inches)
|
DI-3
(inches)
|
DI-4
(inches)
|
DI-5
(inches)
|
|
F2
|
7 to 10
|
8 to 12
|
9 to 14
|
10 to 16
|
11 to 18
|
|
F4*
|
15
|
18
|
22
|
25
|
28
|
|
*NOTE: Thicknesses after removal of top layer
of subgrade (natural undisturbed earth) and incorporation of a mixture
of coarse grade crushed stone (equal to or greater than two inches
size) at rate of 100 to 300 pounds per square yard.
| |||||
(5)
Thickness of crush stone base course and bituminous
courses: variable, as approved by the Village Engineer.
(6)
Materials: per applicable sections of NYSDOT Standard
Specifications, as approved by the Village Engineer.
(7)
Procedure: submit proposed design, with CBR or equivalent
measurement obtained from analyses by a recognized soil laboratory
of representative soil samples, to the Village Engineer.
Curbs, if required, shall be concrete or granite,
six by eight by 18 inches per applicable sections of NYSDOT Standard
Specifications, as approved by the Village Engineer.
Driveway aprons shall be asphalt concrete, per
applicable sections of NYSDOT Standard Specifications, as approved
by the Village Engineer.
Underground service connections for each lot
for required utilities shall be installed by the subdivider in the
street to the property line, before the street is paved.
A.
Plumbing fixtures shall be provided with an ample
supply of potable water by connection to the public water system,
in accordance with the requirements of the New York State Department
of Health.
B.
Extension of mains shall be per plans and specifications
approved by the Village Engineer.
C.
Fire hydrants shall conform to those existing in the
Village and to all requirements of the New York State Division of
Fire Safety and of the New York Fire Insurance Rating Organization.
A.
Adequate storm drainage systems shall be required,
designed by a person licensed to perform such work and approved by
the Village Engineer and, as applicable, the New York State Department
of Environmental Conservation.
B.
Drainage systems must be sufficient to handle discharge
from the entire drainage area, whether inside or outside the subdivision,
based on a ten-year storm. The cost of a facility in excess of that
for the particular subdivision may be determined to be the responsibility
of the Village or be prorated among upstream property owners.
C.
Where anticipated runoff incident to the subdivision
development will overload existing downstream facilities during a
ten-year storm, the Planning Board shall notify the Village Board
and withhold approval of the subdivision until necessary downstream
improvements have been made by the developer.
A.
Gas service, except bottle gas, shall be underground,
per plans and specifications approved by the Village Engineer.
B.
Electric service shall be underground, per plans and
specifications approved by the Village Engineer.
C.
Telephone service shall be underground, per plans
and specifications approved by the Village Engineer.
D.
Cable television service shall be underground, per
plans and specifications approved by the Village Engineer.
Streetlights shall be as approved by the Planning
Board in consultation with the Village Engineer; service shall be
underground per plans and specifications approved by the Village Engineer.
Street names shall be subject to the approval
of the Village Board; no names shall duplicate or be confused with
existing street names.
Street name and traffic signs shall be furnished
by the Village and installed by the developer.
A.
On residential lots where no street trees exist, trees
shall be planted at intervals of not more than 50 feet, with at least
two trees per lot, located at least five feet outside the right-of-way.
B.
Trees shall measure at least two inches caliper.
C.
Tree locations and species shall be established by
the Planning Board in consultation with the Village Engineer.
D.
Species, spacing, planting and early maintenance shall
be per applicable sections of NYSDOT Standard Specifications, as approved
by the Village Engineer.
