A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Comprehensive Plan and
Official Map, to this chapter and to the street specifications and
shall be considered in their relation to existing and planned streets,
to existing topography and natural features, to public convenience
and safety and in their appropriate relation to the proposed uses
of land to be served by such streets.
B.
All streets shall be paved in accordance with the
street specifications and the grading thereof shall meet the grade,
minimum crown, slopes and depths as approved by the Village Engineer.
C.
All streets shall meet design standards set forth
in the street specifications. In cases of proposed streets which are
not shown on the Comprehensive Plan or Official Map, the Board, together
with the Village Engineer, shall determine the type of each street.
The standards herein contained do not cover major highways or streets
which would be built by the state, county or town.
Street layouts and grades shall be related approximately
to the existing topography, and the streets shall be arranged to obtain
as many as possible of the building sites at or above the grades of
the streets. Steep grades shall be avoided as well as the combination
of steep grades and curves.
Planned streets may exist in the Official Map
within the parcel to be subdivided which have not as yet been constructed.
Such planned streets must be shown on any proposed subdivision plat,
and the strip acreage, 60 feet wide, must be reserved and excluded
from the minimum acreage of any lots. In cases where the planned street
has not been constructed across adjacent properties and it is advantageous
to the overall subdivision to make small adjustments in the location
of said street, the extent of the proposed relocation of said street
shall be included on an insert within the subdivision plat indicating
the extent to which the planned course of the street has been altered.
All streets shall be of sufficient width, suitable
grade and shall be suitably located and adequately constructed to
accommodate the prospective traffic, to facilitate drainage and to
afford access for fire-fighting, snow removal and road maintenance
equipment. Such streets shall be coordinated so as to compose a convenient
system and to cause no undue hardship to adjoining property.
Where a tract is subdivided into lots substantially
larger than the minimum size required by the Village ordinances, the
Board may require that streets and lots be laid out so as to permit
future subdivision in accordance with the requirements contained in
this chapter.
A.
Many proposed subdivisions will require the construction
of new local streets in order to provide proper access to the individual
lots. Additionally, many properties already partially developed which
contain the necessary acreage may be further subdivided so as to make
use of an existing private driveway as the private street to the several
lots. The standards to which new proposed streets or the extent to
which existing driveways must be constructed or reconstructed shall
be determined in consultation with the Planning Board and the Village
Engineer. In either case, a strip of land 50 feet wide must be reserved
for this street and not included in the minimum acreage of any lot.
In either case, the minimum acceptable width of paving shall be related
to the potential traffic level, as indicated by the maximum number
of lots to be served, in accordance with the following general rule:
|
Maximum Number of Lots to be Served
|
Minimum Width of Paving
(of feet)
|
|---|---|
|
1-4
|
16
|
|
5 or more
|
20
|
B.
If a segment of a planned Village street is to be
used to provide access to any of the lots within a subdivision, that
section of the planned street shall be constructed to the standards
established for a major Village street or highway.
A.
Where a street does not extend to the boundary of
a subdivision and the continuance of the street is not required by
the Board for access to adjoining property, its terminus shall normally
not be nearer to such boundary than the minimum lot depth prescribed
by the Village Code or 100 feet, whichever is greater. However, the
Board may require in such case the reservation of a twenty-five-foot
wide easement to accommodate drainage facilities, pedestrian traffic
or utilities between the end of such street and the adjoining property.
B.
A permanent dead-end street shall be provided with
a turn-around at its closed end having a diameter of at least 100
feet. Some reasonable reduction in this requirement may be made at
the discretion of the Board for streets serving less than five lots
if the turnaround is not used as the principal frontage for any of
those lots.
C.
If the adjacent property is undeveloped and a planned
Village street must be a dead-end street temporarily, the right-of-way
shall be extended to the property line. A temporary circular turnaround
shall be provided on all temporary dead-end streets, as approved by
the Village Engineer, and a notation placed on the plat that land
outside the normal street right-of-way, if any, shall revert to the
abutters when the street is continued and the temporary circular turnaround
is abandoned. A temporary turnaround shall not be required which results
in permanent removal of desirable natural cover.
A.
Where deemed necessary and required by the Board,
the subdivider shall install curbs and gutters in accordance with
Village specifications.
B.
If, in the opinion of the Planning Board, vehicular
traffic along a given street or highway presents excessive risk to
pedestrians, the Board may require the preparation of a walkway within
the limits of the street lines, but separated from the street pavement.
Walkway improvement shall be at the discretion of the Village Engineer,
in consultation with the Planning Board; the major intent shall be
to provide a firm, level, well-drained footpath, free of growth and
other obstacles to safe walking.
A.
Street signs of a type approved by the Board shall
be provided by the subdivider and placed at all intersections in locations,
within street lines, approved by the Engineer.
B.
Where required by the Board, street lighting fixtures,
of a design approved by the Board, shall be placed in a manner and
location approved by the Board.
C.
The Board may also require the installation of fire
alarm signal devices.
Monuments shall be set along one side of each
street at all street corners, angle points, points of curvature and
tangency and at such intermediate points as may be required by the
Engineer. Street intersections with main traffic arteries shall be
monumented at both sides of the intersection. Monuments shall be of
such material, size and length as may be approved by the Engineer.
Monuments shall be set three inches above ground surface.
In cases where construction of a proposed street
requires filling or excavating at or near a property line, the Planning
Board and the Village Engineer shall make certain that appropriate
grading, bulkheading or retaining walls shall be provided by the subdivider
to preserve the existing topography and ground cover of the adjacent
property if deemed necessary by the Board or the adjacent property
owner.
The Planning Board and the Village Engineer
shall pay particular attention to the requirements for proper drainage
of both the land and streets to be improved. Street construction shall
make allowance for the proper drainage of surface water from the street
itself and abutting properties. In no case shall the proposed street
be allowed to overtax the drainage capacity of the existing street
to which it leads. Drainage requirements are delineated in detail
in the street specifications.
In the case of newly constructed streets across
newly improved land, the Planning Board may require the planting of
appropriate shade trees to retain the characteristically rural appearance
of the area. Such trees shall be planted in a subdivision in accordance
with the following restrictions:
A.
Trees shall be of nursery stock of an approved species
grown under the same climatic conditions as at the location of the
development. They shall be of symmetrical growth, free of insect pests
and disease, suitable for street use and durable under the maintenance
contemplated. The following are declared to be approved: Thornless
honey locust, London plane, Oriental plane, English elm, Norway maple,
Horse chestnut, Sweet gum, Pin oak, Little leaf linden, European linden,
Gingko.
B.
The trunk diameter shall be a minimum of 2 1/2
inches, measured at a height of six inches above the finished ground
level.
C.
Trees shall be planted at intervals of from 40 feet
to 60 feet apart (depending upon the species) along both sides of
the street and shall be located within the street, three and one-half
(3 1/2) feet from the right-of-way line. The Planning Board may
waive this specification in favor of planting an equivalent number
of trees in landscaped groups.
D.
All planting shall be done in conformance with good
nursery and landscape practice. The trunk of each tree shall be wrapped
with burlap, and each tree shall be staked with two cedar poles secured
to the tree by means of wire through rubber hoses. All trees shall
be transplanted balled and burlapped, and the ball shall be at least
two and one-half (2 1/2) feet in diameter.
E.
Trees planted under overhead utility wires should
take into account the potential interference with those wires from
future growth.
