Village of Hammondsport, NY
Steuben County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
In considering applications for the subdivision of land, the Planning Board shall be guided by the basic policies set forth in § 104-4 and the standards set forth hereinafter. These standards shall be considered as the minimum requirements and shall only be waived by the Board under circumstances set forth in Article VI herein.
A. 
Character of land. Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood, landslide or other menace.
B. 
Conformity to Official Map and Comprehensive Development Plan. Subdivisions shall conform to the Official Map of the village and shall be in harmony with the Comprehensive Development Plan.
C. 
Required improvements.
(1) 
Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, streetlights, underground utilities and signs and street trees, except that where waiver of specific improvements is requested by the subdivider, the Planning Board may issue waivers as provided for in Article VI herein.
(2) 
Specifications. All required improvements shall be constructed or installed to conform to the village specifications.
D. 
Monuments and lot corner markers. Permanent monuments meeting specifications approved by the Public Works Superintendent as to size, type and installation shall be set at block corners, angle points and points of curves in streets and at such other points as the Public Works Superintendent may require. Their location shall be shown on the subdivision plat or supplement thereto prior to final plat approval.
A. 
Width, location and construction. Streets shall be of sufficient width, suitably located and adequately constructed to conform to the Comprehensive Development Plan and to accommodate the prospective traffic and afford access for fire-fighting, snow removal and other road maintenance equipment. The arrangement of streets shall be such as to cause no undue hardship to adjoining properties and shall be coordinated so that they constitute a convenient system.
B. 
Arrangement. The arrangement of streets in the subdivision shall provide for the continuation of principal streets of adjoining subdivisions and for the proper projection of principal streets into adjoining properties which are not yet subdivided, in order to facilitate necessary fire protection, movement of traffic and the construction or extension, presently or when later required, of needed utilities and public services. Where, in the opinion of the Planning Board, topographic or other conditions make such continuance undesirable or impracticable, these standards may be modified.
C. 
Local streets. Local streets shall be so laid out that their use by through traffic will be discouraged.
D. 
Special treatment along arterial streets. When a subdivision abuts or contains an existing or proposed arterial street, the Board may require marginal access streets, reverse frontage lots with screen planting contained in a nonaccess reservation along the arterial right-of-way, 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.
E. 
Provision for future resubdivision. Where a tract is subdivided into lots substantially larger than the minimum size required in the land use district in which the subdivision is located, the Board may require that streets and lots be laid out so as to permit future resubdivision into conforming lots and in accordance with the requirements contained in these regulations.
F. 
Dead-end and loop streets. The creation of dead-end or loop residential streets may be allowed where the Board finds that they would not interfere with normal traffic circulation in the area. In the case of dead-end streets, where needed or desirable, the Board may require the reservation of a twenty-foot-wide easement to provide a way for pedestrians and utilities to reach the next street. Subdivisions containing 20 lots or more shall have at least two street connections with existing public streets or streets on an approved subdivision plat for which a bond has been filed.
G. 
Block size. Blocks generally shall not be less than 400 feet nor more than 1,200 feet in length. In general, no block width shall be less than twice the normal lot depth. In blocks exceeding 800 feet in length, the Planning Board may require the reservation of a twenty-foot-wide easement through the block to provide a crossing for utilities and pedestrians, where needed or desirable, and may further specify that a four-foot-wide paved footpath shall be included.
H. 
Intersections with collector or arterial roads. Local street openings onto collectors and arterials shall, in general, be at least 500 feet apart.
I. 
Street jogs. Street jogs with center-line offsets of less than 125 feet shall be avoided.
J. 
Angle of intersection. In general, streets shall join each other so that, for a distance of at least 100 feet, each street is approximately at right angles to the street it joins.
K. 
Relation to topography. The street plan of a proposed subdivision shall bear a logical relationship to the topography of the property, and all its streets shall be arranged so as to have as many of the building sites as possible at or above the grade of the streets. The subdivision design shall entail as little change in the topography of the site as is practicable.
A. 
Widths. Streets shall have the following widths. When not indicated on the Comprehensive Development Plan or Official Map, the appropriate classification of streets shall be determined by the Board:
Minimum Width of
Class of Street
Right-of-Way
(feet)
Pavement
(feet)
Arterial
66
32
Collector
60
30
Local
50
28
B. 
Improvements. Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, streetlights and signs and street trees, except that where waiver of specific improvements is requested, the Planning Board may waive, subject to appropriate conditions, such improvements as it considers may be omitted without jeopardy to the public health, safety and general welfare. Pedestrian easements shall be improved as required by the Public Works Superintendent. Streetlights, where required, shall be installed after approval by the appropriate power company and the authorized Village Electrical Inspector.
C. 
Utilities in streets. The Planning Board shall require that any underground utility lines shall be placed in the street right-of-way between the paved roadway and street line to simplify the location and repair of lines when required. The subdivider shall, in such cases, install the underground service connection for such required utilities to the property line of each lot within the subdivision before the street is paved.
D. 
Utility easements. Where topograhic conditions make it necessary, perpetual utility easements at least 20 feet in width shall be provided outside the street right-of-way. Wherever possible, such easements shall be continuous from block to block and shall present as few irregularities as possible. Such easements shall be cleared and graded where required.
E. 
Grades. Grades of all streets shall conform, in general, to the terrain and shall not be less than 1/2% nor more than 6% for arterial or collector streets, nor 10% for local streets, but in no case more than 3% within 50 feet of any intersection.
F. 
Changes in grade. All changes in grade shall be connected by vertical curves of such length and radius as meet with the approval of the Public Works Superintendent so that clear visibility shall be provided for a safe distance.
G. 
Curve radii. In general, street lines within a block deflecting from each other at any one point by more than 10° shall be connected with a curve, the radius of which for the street center line shall not be less than 400 feet on arterial streets, 200 feet on collector streets and 100 feet on local streets.
H. 
Curve radii at street intersections. All street right-of-way lines at intersections shall be rounded by curves of at least 20 feet radius and curbs shall be adjusted accordingly.
I. 
Steep grades and curves; visibility at intersections. A combination of steep grades and curves shall be avoided. In order to provide visibility for traffic safety, that portion of any corner lot (whether at an intersection entirely within the subdivision or of a new street with an existing street) which is within the triangular area bounded by the intersecting street lines and a line connecting two points each 50 feet from such intersection shall be cleared of all growth (except isolated trees) and obstructions above a level 2 1/2 feet higher than the center line of the street. If directed by the Board, the ground shall be excavated to achieve such visibility.
J. 
Dead-end streets. A permanently designed dead-end street or cul-de-sac shall not exceed 500 feet in length and shall terminate in a circular turnaround having a minimum right-of-way radius of 60 feet and pavement radius of 50 feet. At the end of a temporary dead-end street, a temporary turnaround with a pavement radius of 50 feet shall be provided, unless the Planning Board approves an alternate arrangement.
K. 
Watercourses.
(1) 
Where a watercourse separates a proposed street from abutting property, provision shall be made for access to all affected lots by means of culverts or other structures of a design approved by the Superintendent of Public Works.
(2) 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way as required by the Public Works Superintendent, and in no case shall it be less than 20 feet in width.
A. 
Type of names. All street names shown on a preliminary plat or subdivision plat shall be approved by the Planning Board. In general, streets shall have names and not numbers or letters.
B. 
Names to be substantially different. Proposed street names shall be substantially different so as not to be confused in sound or spelling with present names, except that streets which join or are in alignment with streets of an abutting or neighboring property shall bear the same name. Generally, no street should change direction by more than 90° without a change in street name.
A. 
Lots to be buildable. The lot arrangement shall be such that in constructing a building in compliance with the Land Use Regulations,[1] there will be no foreseeable difficulties for reasons of topography, drainage or other natural conditions. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear. A preliminary plat shall identify the proposed means for sewage disposal and document its feasibility (such as by result of percolation tests) on each lot by a certified sanitarian approved for this purpose by the Village Board.
[1]
Editor's Note: See Ch. 122, Zoning.
B. 
Side lines. All side lines of lots shall be at right angles to straight street lines and radial to curved street lines, unless a variance from this rule will give a better street or lot plan.
C. 
Corner lots. In general, corner lots should be larger than interior lots in order to provide for a proper building setback from each street and to provide a desirable building site.
D. 
Driveway access. Driveway access to each lot shall conform to standards set up by the Superintendent of Public Works.
E. 
Access from private streets. Access from private streets shall be deemed acceptable only if such streets are designed and improved in accordance with these regulations.
A. 
Removal of spring- and surface water. The subdivider may be required by the Board to carry away, by pipe, culvert or open ditch, any spring- or surface water that may exist either previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way, where feasible, or in perpetual unobstructed easements of an appropriate width.
B. 
Facilities to accommodate potential development upstream. A drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Public Works Superintendent shall approve the design and size of the facility based on an anticipated runoff from a ten-year storm, assuming maximum development of the watershed, as permitted by the Land Use Regulations.[1] The subdivider may be required by the Board to provide a hydrologic study, certified by an engineer, for this purpose.
[1]
Editor's Note: See Ch. 122, Zoning.
C. 
Drainage downstream to be safeguarded. The subdivider may also be required to study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision. Where this study shows that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a five-year storm, the Planning Board shall notify the Village Board of such potential condition. In such case, the Planning Board shall not approve the subdivision until adequate provision has been made for the improvement of said condition.
D. 
Land subject to flooding. Land subject to flooding shall not be platted for residential occupancy nor for other uses except in compliance with floodplain damage regulations.[2]
[2]
Editor's Note: For specific provisions, see Ch. 63, Flood Damage Prevention.
E. 
Grading plans and erosion control. For any subdivision having one or more areas in which there will be significant grading [that is, wherever the natural contours will be changed by two feet or more], the subdivider shall submit a grading plan. In such cases there shall also be provided a plan and description of the methods of storm runoff and erosion control to be employed both during the construction period and upon completion. The appropriateness of the proposed subdivision design shall be evaluated by the Board in light of the probable effectiveness of the submitted runoff and erosion control plan.
A. 
Recreation areas shown on Village Plan. Where a proposed park, playground or open space shown on the Comprehensive Development Plan is located, in whole or in part, in a subdivision, the Board shall require that such area or areas be shown on the plat. Such area or areas may be dedicated to the village by the subdivider if the Village Board gives prior approval to such dedication.
B. 
Parks and playgrounds not shown on Village Plan.
(1) 
The Planning Board shall require that the plat show sites of a character, extent and location suitable for the development of a neighborhood park, playground or other recreational purpose. This may include steep slopes, waterways or other unbuildable areas suitable for scenic, wildlife habitat, hiking or other recreational purposes.
(2) 
The Board may require that recreation space be provided on the plat. However, in no case shall the amount be more than 10% of the total area of the subdivision. Such spaces may be dedicated to the village by the subdivider if the Village Board gives prior approval to such dedication.
C. 
Waiver of area for parks and playgrounds.
(1) 
In cases where the Planning Board finds that due to the size, topography or location of the subdivision, it would be impracticable for land for park, playground or other recreational purpose to be located therein, the Board may waive such requirement. The Board shall then require, as a condition to approval of the plat, a payment to the village of $10,000 per gross acre of land which otherwise would have been acceptable as a recreation site, determined as provided in Subsection B.
(2) 
Such amount shall be paid to the village at the time of final plat approval, and no final plat shall be signed by the authorized officer of the Planning Board until such payment is made. All such payments shall be held by the village in a special Village Recreation Site Acquisition and Improvement Fund to be used for the acquisition of land that is suitable for permanent park, playground or other recreational purposes and is so located that it will serve primarily the general neighborhood in which the land covered by the plat lies, and shall be used only for park, playground or other recreational land acquisition or improvements. Such money may also be used for the physical improvement of existing parks or recreational areas serving the general neighborhood in which the land shown on the plat is situated, provided that the Planning Board finds there is a need for such improvements.
D. 
Preservation of natural features. The Planning Board shall, whenever possible, require the preservation of all natural features which would add value to residential developments and to the community, such as large trees or groves, watercourses and waterfalls, historic spots, vistas and similar assets. No tree with a circumference of 25 inches or more, three feet above the base of the trunk, shall be removed without prior written approval of the Planning Board.
E. 
Reserve strips prohibited. Reserve strips of land which might be used to control access from the proposed subdivision to any neighboring property or to any land within the subdivision itself shall be prohibited.