The design standards listed below and in Tables 1 and 2 shall be incorporated
in all proposed plats. The dimensions in Table 1 are maximum standards, and
those in Table 2 are minimum standards.[1]
Land shall be suited to the purposes for which it is to be subdivided
and be of such character that it can be used safely without danger to health
or peril from flood, fire or other menace.
B.
The location of all major streets in the proposed subdivision
shall conform in general alignment to the Master Plan adopted by the Village
Planning Board.
C.
The proposed street layout shall provide for the continuation
or projection of existing streets in the surrounding areas unless the Board
deems such extension undesirable for specific reasons of topography or design.
D.
Streets shall be logically related to the topography
to produce usable lots and reasonable grades not to exceed those in Table
1.
E.
Minor streets shall be laid out to discourage through
traffic, but provision for street connections into and from adjacent areas
will generally be required.
F.
Proposed streets shall be extended to provide access
to adjoining property where necessary.
G.
Adequate street rights-of-way shall be provided, as necessary,
where lots in the proposal are large enough to permit resubdivision or if
a portion of the tract is not subdivided.
H.
Where a subdivision abuts or contains an existing or
proposed major traffic street, the Board may require marginal access streets,
rear service alleys, reverse frontage lots or such other treatment as will
provide protection for abutting properties, reduction in the number of intersections
with the major street and separation of local and through traffic.
I.
New half or partial streets will not be permitted, except
where essential to reasonable subdivision of a tract in conformance with the
other requirements and standards contained herein and where, in addition,
satisfactory assurance for dedication of the remaining part of the street
can be secured.
J.
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be platted within
such tract.
K.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed as
culs-de-sac.
|
Table 1
Design Standards for Streets
| |||||
|---|---|---|---|---|---|
|
Width
(feet)
| |||||
|
Type of Street
|
Right-of-Way
|
Pavement
|
Minimum Center-line Radii for Horizontal Curves
(feet)1
|
Maximum Grades2
|
Minimum Sight Distances
(feet)3
|
|
Major traffic streets
|
66
|
40
|
500
|
5%
|
400
|
|
Collector streets
|
60
|
40
|
300
|
7%
|
200
|
|
Minor streets
|
50
|
28
|
100
|
10%
|
100
|
|
Marginal access streets
|
50
|
28
|
100
|
10%
|
100
|
|
Alleys (for commercial uses only)
|
30
|
22
|
—
|
—
|
—
|
|
NOTES:
|
|---|
|
1Whenever street lines are deflected
in excess of 5°, connection shall be made by horizontal curves. Except
on minor streets, a tangent shall be required between curves.
|
|
2To provide for adequate drainage,
the minimum grade shall be not less than 0.5%.
|
|
3Vertical curves shall be used
at changes of grade exceeding 1% and shall be designed in relation to the
extent of the grade change and to provide the minimum sight distances listed
above.
|
A.
Streets shall be laid out to intersect as nearly as possible
at right angles. No street shall intersect another at an angle of less than
60°.
B.
Multiple intersections involving a junction of more than
two streets shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular safety.
C.
Clear sight triangles of 75 feet measured along street
lot lines from their point of junction shall be provided at all intersections,
and no building or other sight obstructions, such as banks, fences, shrubs
or hedges, shall be permitted within such sight triangles.
D.
To the fullest extent possible, intersections with major
traffic streets shall be located not less than 800 feet apart, measured from
center line to center line.
E.
Streets entering opposite sides of another street shall
be laid out either directly opposite one another or with a minimum offset
of 125 feet between their center lines.
F.
Minimum curb radii at street intersections shall be 15
feet for intersections involving only minor streets, 25 feet for intersections
involving other type streets or such greater radius as is suited to the specific
intersection.
H.
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than 2% grades
for a distance of 50 feet measured from the nearest right-of-way line of the
intersecting street.
A.
Cul-de-sac streets, permanently designed as such, shall
not exceed 500 feet in length and shall furnish access to not more than 20
dwelling units.
B.
Cul-de-sac streets shall be provided at the closed end
with a paved turnaround having a minimum radius to the outer pavement edge
or curbline of 50 feet.
C.
Unless future extension is clearly impractical or undesirable,
a turnaround right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of the street
into the adjoining tract.
A.
B.
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of Chapter 195, Zoning, are not adequate, the Board may require tests, in accordance with the rules and regulations of the State Department of Health, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a large lot size to be necessary, the Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
C.
Where commercial subdivisions are proposed to be served
by either or both on-lot sanitary sewage disposal and water supply facilities,
the lot area and dimensions required to prevent health hazards shall be subject
to individual review and determination by the Planning Board, New York State
Department of Health and/or the County Board of Health.
D.
All lots shall front upon a public street.
E.
The ratio of the depth of any lot to its width shall not be greater than 21/2 to 1, except as may be specified in Chapter 195, Zoning.
F.
Side lot lines shall be substantially at right angles
or radial to street lines.
G.
If remnants of land exist after subdividing, they shall
be incorporated in existing or proposed lots or dedicated to public use if
acceptable to the village.
H.
Double frontage lots, those which back and front on public
rights-of-way, are prohibited, except where employed to prevent vehicular
access to major traffic streets.
I.
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading as required by the provisions of Chapter 195, Zoning.
|
Table 2 Lot Standards for Residential Subdivisions
| |||
|---|---|---|---|
|
Lot Area and Dimensions
|
Lots Served By Both Central Water and Central Sewer
System
|
Lots Not Served By Central Sewer System
|
R1 and R2 Districts
|
|
Minimum area (square feet)
|
6,500
|
10,000
|
10,000
|
|
Minimum width (feet)
|
65
|
80
|
—
|
|
Minimum depth (feet)
|
100
|
100
|
—
|
|
Minimum front yard (feet)
|
25
|
25
|
—
|
|
Minimum side yard (feet)
|
6
|
10
|
15 feet aggregate
|
|
Minimum rear yard (feet)
|
30
|
30
|
—
|
A.
Easements with a minimum width of 10 feet, plus the width
of any required pipe or other improvement, shall be provided as necessary
for utilities.
B.
To the fullest extent possible, easements shall be centered
on or adjacent to rear or side lot lines.
C.
Where a subdivision is traversed by a watercourse, there
shall be provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse and of such width as will be adequate to
preserve natural drainage.
B.
Blocks shall have a minimum length of 450 feet and a
maximum length of 1,200 feet. In the design of blocks longer than 1,000 feet,
special consideration shall be given to the requirements of satisfactory fire
protection and pedestrian through walks.
C.
Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering a major traffic
street are used.
D.
Pedestrian through walks may be required where necessary
to assist circulation or provide access to community facilities. Such crosswalks
shall have a width of not less than 10 feet and a paved walk of not less than
four feet.
A.
Lots shall be laid out and graded to provide positive
drainage away from buildings.
B.
Storm sewers, culverts and related installations shall
be provided to:
C.
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems which may arise from
concentration of stormwater runoff over adjacent properties.
A.
In reviewing subdivision plats, the Board will consider
the adequacy of existing or proposed community facilities to serve the additional
dwellings proposed by the subdivision.
B.
Where a proposed park or park suitably located for a
playground shown in the Master Plan is located in whole or in part in a subdivision,
the Board may require the reservation of such area as may be deemed reasonable.
Where said area is not dedicated, it shall be reserved for acquisition by
the village for a period of three years.
C.
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
D.
The layout of the proposed subdivision shall be in general
conformity with the features or developments proposed in the Master Plan of
the Village of Owego.
A.
Minimum improvements and construction standards required
of all subdivisions shall be as set forth in this section and shall further
be in accordance with the prevailing standards as established by the Village
Board upon advice of the Planning Board and the Board Engineer. Alternate
improvement standards may be permitted if the Board deems them equal or superior
in performance characteristics to the specified improvements. Additional or
higher-type improvements may be required in specific cases where the Board
believes it necessary to create conditions essential to the health, safety,
morals and general welfare of the citizens of the Village of Owego.
B.
The Planning Board may modify its requirements referring
to grading, sidewalks, curbs, gutters, trees, utilities, drains, etc., in
cases which would result in undue hardship upon the corner of said property,
provided that such relief can only be granted without detriment to the public
good and without substantially impairing the intent and purposes of these
regulations.
C.
Monuments and markers.
(1)
Monuments shall be placed so that the scored or marked
point shall coincide exactly with the intersection of the lines to be marked
and shall be set so that the top of the monument or marker is level with the
surface of the surrounding ground.
(2)
Monuments shall be set at the intersection of all lines
forming angles in the boundary of the subdivision. Monuments may be of the
following two types:
(3)
Markers shall be set at the beginning and ending of all
curves along street property lines at all points where lot lines intersect
curves, either front or rear; at all angles in property lines of lots; at
all corner lots, markers shall consist of steel bars at least three feet long
and not less than 3/4 inch in diameter.
D.
Streets.
(1)
Required improvements and construction standards shall
be in accordance with the specifications of the Village of Owego Department
of Public Works.
(2)
Streets, (and alleys where provided) shall be graded,
surfaced and improved to the grades and dimensions shown on plans, profiles
and cross sections submitted by the subdivider and approved by the Board Engineer.
E.
Public water supply. Where public water supply, in the
opinion of the board, is reasonably accessible, the subdivision shall be provided
with a complete water distribution system, including a connection for each
lot and appropriately spaced fire hydrants. Where public water supply is not
in reasonable distance, an alternate supply, approved by the State Department
of Health and the Planning Board, shall be furnished. If this is a private
system, it must be designed so that it may be incorporated into the public
or major system of the community.
F.
Public sanitary sewer system.
(1)
Where the public sanitary sewer system, in the opinion
of the Board, is reasonably accessible, sanitary sewers shall be installed
to adequately serve all lots with connections to the public system. Where
lots cannot be served by the extension of an existing public sanitary sewer,
the subdivider shall obtain approval of lot sizes as provided in Table 2. [1] In addition, individual septic tanks and disposal fields and/or
neighborhood disposal systems shall be approved by the State Department of
Health.
(2)
Where the Village of Owego has a plan for extending the
public sanitary sewer system into an area that is being subdivided and it
is reasonably expected that the area will be served by the public system within
a period of five years, capped sewers shall be installed to adequately serve
all lots in the proposed subdivision.
G.
Storm sewers. Storm sewers shall be installed when, in
the opinion of the Board, they are deemed necessary to provide adequate drainage
for the subdivision.
A.
Improvements to be provided by subdivider. In all cases,
the subdivider shall be responsible for the installation of all required improvements
under supervision of the Board Engineer and in the manner specified below.
B.
Method of providing improvements. No final plat shall
be approved by the Board until provision has been made for the proper installation
of required improvements in either of the following ways:
(1)
Performance bond. The subdivider may post with the Board
a certified check or bond made out to the Village of Owego in an amount sufficient
to cover the full cost of installing the required improvements as estimated
by the Planning Board or other appropriate village department designated by
the Planning Board. In the case of a bond filed, it shall be with surety satisfactory
to the Board, and the time for the completion of the improvements and installations
shall be specified, such time to be satisfactory with the Board.
(2)
Construction of improvements. In lieu of posting a bond,
the subdivider may elect to install the required improvements in accordance
with the standards and specifications contained in this article and with the
final plat submitted to the Board. The subdivider shall obtain a certificate
from a registered engineer, stating that all improvements have been so installed.
Inspection costs are at the expense of the developer.
C.
Maintenance bond. In submitting the final plat to the
Board, the subdivider shall submit a maintenance bond to guarantee maintenance
and repair of the streets in the subdivision for one year after the construction
thereof has been approved by a registered engineer representing the Planning
Board or other appropriate village department designated by the Planning Board.
