The design standards and requirements outlined
in this article will be applied by the Planning Board in evaluating
plans for all proposed subdivisions.
A.
Land requirements. Land shall be suited to the purpose
for which it is to be subdivided. Land subjected to periodic flooding
or other hazards to life, health or property shall not be subdivided
unless adequate safeguards against such hazards are provided by the
plan and approved by the Planning Board.
B.
Comprehensive Plan and Official Map requirements.
(1)
The layout of the proposed subdivision shall be in
general conformity with the features of developments proposed in the
Comprehensive Plan and the Official Map.
(2)
The Planning Board will consider the adequacy of the
existing or proposed community facilities to serve the uses proposed
in the subdivision. Where a proposed park, playground, school or other
public use shown in the Comprehensive Plan is located in whole or
in part in a subdivision, the Planning Board may require the dedication
or reservation of such area as may be deemed reasonable. 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.
C.
On-lot sewage and water supply. Where either or both
water supply and sanitary sewage disposal are provided by individual
on-lot facilities and evidence indicates that the requirements of
the Zoning Ordinance are not adequate, the Planning Board may require
tests, in accordance with the rules and regulations of the New York
State Health Department, to be 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
larger lot size to be necessary, the Planning 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.
D.
Easements.
(1)
Easements with a minimum width of 15 feet plus the
width of any required pipe or other improvements shall be provided
as necessary for utilities.
(2)
To the fullest extent possible, easements shall be
centered or adjacent to rear or side lot lines.
(3)
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 and to accommodate
the twenty-five-year flood area of such a watercourse.
E.
Blocks.
(2)
Pedestrian interior walks may be required by the Planning
Board to assist circulation or to provide access to community facilities
in blocks over 1,000 feet or to provide pedestrian walkway continuity
within a given subdivision. Such crosswalks shall have a width of
not less than 10 feet and a paved walk of not less than four feet.
F.
Storm drainage. Lots shall be laid out to encourage
positive drainage away from proposed building areas and, wherever
desirable, natural drainage courses shall be maintained. In all cases,
the complete drainage plan for all phases of a subdivision shall be
submitted with the initial application and site plan.
[Amended 7-26-1977]
G.
Design standards for streets.
(1)
Street right-of-way widths. Minimum right-of-way widths
for all proposed streets shall conform to the requirements set forth
in Table 1 below.
(2)
Geometric standards. Geometric design standards for
all proposed streets shall conform to the requirements set forth in
Table 2 below.
|
Table 1
Street Right-of-Way Widths
| |
|---|---|
|
Type of Street
|
Right-of-Way Width
(feet)
|
|
Arterial1
|
80
|
|
Collector
|
66
|
|
Minor
|
60
|
|
Marginal access
|
402
|
|
Alley (for commercial areas only)
|
30
|
|
NOTES:
| |
|
1 When the arterial
street is under the jurisdiction of the New York State Department
of Public Works or the Ontario County Highway Department, the respective
agency will determine the width.
| |
|
2 The right-of-way
of such a street shall be in addition to the major street to which
it is adjacent and parallel to.
| |
|
Table 2
Geometric Standards for Streets
| ||||
|---|---|---|---|---|
|
Type of Street
| ||||
|
Standard
|
Arterial
|
Collector
|
Minor and Marginal Access
|
Alley
|
|
Maximum grade1
|
4%
|
6%
|
10%
|
10%
|
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
0.5%
|
|
Minimum vertical sight distance (feet)
|
600
|
400
|
150
|
30
|
|
Minimum center-line radius for horizontal curves2
|
500
|
300
|
100
|
---
|
|
NOTES:
| ||||
|
1 Vertical curves
shall be required 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.
| ||||
|
2 Whenever street
lines are deflected in excess of 5°, connection shall be made
by horizontal curves and a tangent shall be required between reverse
horizontal curves.
| ||||
|
3 All streets which
are state or county highways shall conform to the applicable requirements
of the New York State Department of Public Works or the Ontario County
Highway Department.
| ||||
H.
Street system layout.
(1)
Proposed streets shall be properly related to such
street plans or parts thereof as may have been officially prepared
and adopted by the municipality and they shall further conform to
such county and state road and highway plans as have been prepared
and/or filed as prescribed by law.
(2)
The proposed street layout shall provide for the continuation
or projection of existing streets in the surrounding area unless the
Planning Board deems such extension undesirable for specific reasons
of topography or design.
(3)
Streets shall be logically related to the topography
to produce usable lots and reasonable grades.
(4)
Minor streets shall be laid out to discourage through
traffic, but provision for street connections into and from adjacent
areas will generally be required.
(5)
Proposed streets shall be extended to provide access
to adjoining property where necessary.
(6)
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.
(7)
New half or partial streets or new alleys 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 or alley can be secured.
(8)
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be plotted
within such tract.
(9)
Dead-end streets shall be prohibited except as stubs
to permit future street extension into adjoining tracts or when designed
as culs-de-sac to serve residential areas.
(10)
New reserve strips, including those controlling access
to streets, shall be avoided.
I.
Street intersections.
(1)
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°.
(2)
Multiple intersections involving the 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.
(3)
Clear sight triangles of 30 feet, measured along street
lot lines from their point of junction, shall be provided at all intersections,
and no building shall be permitted within such sight triangles.
(4)
To the fullest extent possible, intersections with
arterial streets shall be located not less than 800 feet apart, measured
from center line to center line.
(5)
Minor streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 150 feet, except for major streets which shall have a minimum
center-line offset of 400 feet.
(6)
Minimum curb radii at street intersections shall be
20 feet for intersections involving only minor streets and 30 feet
for intersections involving other type streets, or such greater radius
as is suited to the specific intersections.
(7)
Minimum right-of-way radii at street intersections
shall be 30 feet for all intersections.
(8)
Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with Table I will be required.
(9)
Where the grade of any street at the approach to an
intersection exceeds 5%, a leveling area shall be provided having
not greater than 3% grades for a distance of 100 feet measured from
the nearest right-of-way line of the intersecting street.
J.
Uses fronting on arterial streets or abutting highway
interchanges. Proposed uses fronting on arterial streets or located
in the vicinity of a grade-separated highway interchange shall be
subject to the following regulations:
(1)
Setback. All structures fronting on arterial streets
shall be set back not less than 100 feet from the center line of such
street or highway.
(2)
Driveway access points.
(a)
All structures fronting on arterial streets
shall be limited to no more than two driveway access points, except
that properties which are less than 100 feet wide shall be limited
to only one driveway access point.
(b)
Such driveway access points shall be designed
in a manner which will minimize their interference with any through
traffic on the arterial street.
(c)
Such driveway access points shall not exceed
24 feet in width at any such point.
(3)
Service roads. The Planning Board may require the
provision of service roads, marginal access roads, rear street alleys,
reverse frontage lots or such other treatment which will provide protection
for abutting properties or reduce the number of intersections and
separate local and through traffic along any arterial street.
K.
Park and recreation requirements.
(1)
The subdivider shall provide and dedicate a park or
parks suitably located for playground or other recreational purposes
and of a size sufficient to serve the proposed subdivision.
(2)
In residential areas the minimum amount of land to
be dedicated shall be one acre of usable land for each 20 dwelling
units. In lieu of such a provision, the Planning Board may require,
as a condition to the approval of the final plan, a payment to the
Village for such park or recreation use of an amount equal to the
appraised value of such piece of land having frontage on a public
road, as determined by the Planning Board. Any such funds received
by the municipality shall be reserved and expended for the acquisition
or development of park or recreation lands within the Village.
[Amended 7-26-1977]
A.
Application. All subdivisions proposed for residential
use shall conform with the provisions of this section.
B.
Residential lot sizes. Lot dimensions, areas, yards
and building setback lines shall be not less than specified by the
provisions of the zoning regulations as presently exist or may be
adopted. In no case shall a residential lot have less than 85 feet
of frontage with a minimum total area of 11,475 square feet. The structure
setback shall be not less than 65 feet from the center line of the
highway.
[Amended 7-26-1977]
C.
Design of residential lots.
(1)
All lots shall front upon a public street, existing
or proposed.
(2)
Side lot lines shall be substantially at right angles
or radial to street lines.
(3)
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 municipality.
(4)
Double frontage lots are prohibited, except where
employed to prevent vehicular access to arterial streets.
(5)
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.
D.
Residential blocks.
(1)
Blocks shall not be less than 600 feet in length.
In the design of blocks longer than 800 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
(2)
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
bordering an arterial street are approved for use by the Planning
Board.
E.
Cul-de-sac street.
(1)
Cul-de-sac streets permanently designed as such shall
not exceed 800 feet in length and shall furnish access to not more
than 20 dwelling units. This requirement may be waived where the Planning
Board determines the physical features of the site deem it necessary.
(2)
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 70 feet.
(3)
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.
Application. All commercial and industrial subdivisions
shall conform with the provisions of this section.
B.
Location and size. Wherever feasible, commercial and
industrial subdivisions shall have access from major highways and
transportation facilities. Such subdivisions shall be of sufficient
size to provide adequate space for off-street parking, loading and
landscaping.
C.
Traffic. Provisions should be made in the design of
such a subdivision in a manner which will foster vehicular and pedestrian
safety and which will not interfere with external traffic movements.
