In the layout, development and improvement of a subdivision,
the subdivider shall comply with all standards, specifications, codes
and ordinances of the Village of Solvay, and, in addition, these subdividers
shall meet as minimums the standards of design and principles of the
land subdivision as set forth in this article.
Land subject to flooding and land deemed by the Village Board
to be uninhabitable shall not be subdivided for residential occupancy
nor for such other uses as may involve danger to health, life or property,
but such land within the area of the plan shall be set aside for such
uses as shall not be endangered by periodic or occasional inundation.
A.
General.
(1)
The arrangement, character and extent of all streets in the subdivision
shall conform to existing and approved proposed streets in the Village
of Solvay in relation to topographic conditions, to public convenience
and safety, and in appropriate relation to proposed pieces of the
subdivision to be served by such streets.
(2)
Local streets in a residential development shall be so laid out as
to discourage through traffic, but provision for the extension and
continuation of arterial and collector streets into and from adjoining
areas is required. If the subdivision abuts an arterial street, the
Village Board may require reverse frontage with screen planting contained
in a non-access reservation along the property line or such other
treatment as may be necessary for adequate protection of residential
properties, and to afford separation of through and local traffic.
At all times, the street layout should be related to the topography
of the land. Intersections of local and marginal access streets with
collector and arterial streets shall be laid out at a minimum to avoid
hazard and delay. Half streets shall be prohibited except where it
is necessary to provide the remaining half of a previously approved
half street.
(3)
Street names shall be used which will not duplicate or be confused
with the names of existing streets in the Village of Solvay or adjacent
villages and towns. Streets that are extensions or are in a line with
existing names of streets shall bear the name of the existing street.
(4)
No dead-end streets shall be permitted without adequate turnaround
and express approval of the Village Board. Dead-end streets extending
to tract boundary lines which are intended to connect to future streets
in adjoining tracts and dead-end streets within a tract which are
to be extended shall be provided with a temporary turnaround. An appropriate
arrangement shall be made for those portions of temporary turnarounds
outside of street right-of-way to revert to abutting property owners
at such times as streets shall be extended.
(5)
Cul-de-sac streets shall have a maximum length of 700 feet.
B.
Street alignment.
(1)
The minimum radius at the center line for curves on arterial streets
shall be 500 feet; for collector streets, 300 feet; and for local,
marginal access and cul-de-sac streets, 140 feet.
(2)
Arterial and collector streets shall have a tangent length of a minimum
of 100 feet measured at the center line between reverse curves.
(3)
Proper braking sight distance shall be provided with respect to both
horizontal and vertical alignment. Measured along the center line,
the minimum braking sight distance shall be 200 feet from arterial
and collector streets and 150 feet for local, marginal access and
cul-de-sac streets.
(4)
Proper sight distances shall be maintained at all intersections of
streets. Measured along the center line, there shall be a clear sight
triangle, a minimum of 75 feet from the point of intersection. No
present or proposed building or obstruction shall be permitted in
this area.
C.
Street grades.
(1)
There shall be a minimum grade of at least 1/2 of 1% on all streets,
a maximum grade of 8% on arterial and collector streets, and 10% on
local and marginal access streets for a maximum distance of 1,500
feet.
(2)
Vertical curves shall be used in changes of grade exceeding 2% and
shall be designed for braking sight distance. Intersections shall
be approached on all sides by leveling areas, such leveling area shall
extend for a distance of 100 feet, from the point of intersection
of center line of intersecting streets and within which no grade shall
exceed a maximum of 3%.
D.
Street widths.
(1)
Minimum street and pavement widths shall be 13 feet from center line
to inside edge of six inches asphalt kickup gutter for local and collector
streets.
(2)
Additional widths may be required by the Village Board upon findings
that the same are required by public safety and convenience; parking
on commercial or public use areas; and existing streets which do not
provide the proper widths and where, as a consequence, additional
dedication is necessary.
(3)
Minimum right-of-way shall be 60 feet for local and marginal access
streets and cul-de-sac streets shall have a minimum right-of-way radius
of 60 feet.
E.
Street intersections.
(1)
Multiple intersections involved in the junction of more than four
roadways shall be avoided.
(2)
Right-angle intersections shall be used whenever practicable, especially
when local and marginal access streets enter into arterial and collector
streets. For intersections involving arterial and collector streets,
angles and intersection may vary between 80° and 100°. When
a local or marginal access street intersects with another local or
marginal access street, intersection angles may vary between 75°
and 105°. Minimum distance between center line offset at jogged
intersections, involving arterial and collector streets, shall be
200 feet. Jogged intersections involving only local, marginal access
and cul-de-sac streets shall have a minimum offset of 150 feet.
(3)
Street curb and gutter intersections shall be rounded by a tangential
arc with a minimum radius of 25 feet for local, marginal access and
cul-de-sac streets, and 30 feet for intersections involving arterial
and collector streets.
F.
Street pavement standards are according to the latest regulations
of the Department of Public Works.
A.
Lot arrangement (along a street).
(1)
The total length of a series of lots lining a street shall have a
minimum frontage length of 800 feet with a maximum length of 1,200
feet. The length of a series of lots of a "side" street shall be at
least two lot depths, exceptions being cul-de-sac streets Modifications
of the above criteria are possible in commercial and industrial developments.
(2)
In subdivisions containing parks and playgrounds bounded by lots
in exceptionally long streets or where access to a school or shopping
center is necessary, a crosswalk with a minimum right-of-way of 12
feet in a paved walk of six feet in width shall be provided.
B.
C.
General planning standards.
(1)
The lot size with depth, shape, and orientation shall be appropriate
for the location of the subdivision and for the type of development
and use proposed.
(2)
Side lot lines shall be substantially at right angles or radial to
street lines.
(3)
Where a subdivision abuts or contains an existing or proposed arterial
street, the developer may be required to provide marginal access streets,
reverse frontage lots with screen plantings contained in a non-access
reservation along the real property line, or such other treatment
as may be necessary for adequate protection of residential properties
and to afford separation of through and local traffic.
(4)
The subdivision plan shall provide each lot with frontage on an existing
public street or to a subdivision street that will be ceded to public
use at the time of final plat approval.
(5)
Corner lots and lots adjacent to pedestrian crosswalks shall have
extra width to permit appropriate building setback from an orientation
to side streets or crosswalks.
(6)
Trees or shrubs shall not be allowed in the street right-of-way.
B.
Utilities.
(1)
Street right-of-way. If sewer, water, drainage, gas, electrical,
street lighting or other public facilities are to be located within
street right-of-way, their location and installation shall be coordinated
so that they may be added to, repaired or enlarged at minimum cost.
(2)
Easements. If easements are used at the rear or sides of lots to
provide for utilities or access to an interior park or playground,
the easement shall have a minimum width of 15 feet, but exceptional
circumstances may require additional width.
A.
An area provided for public recreation and playground use shall be
approved by the Village Board before acceptance.
B.
The developer shall cooperate with the Village Board to reserve a
portion of the land for recreational and playground purposes.
C.
In the event the Village Board determines that a suitable park or
parks cannot be located in such subdivision plat or is not otherwise
practical, the developer, as a condition of approval of the subdivision
plat, shall make payment to the Village of Solvay of a sum as determined
by resolution of the Village Board to become part of a trust fund
to be used by the Village of Solvay exclusively for neighborhood park,
playground or recreation purposes including acquisition of property
as near as practicable in the general vicinity of and for the benefit
of the occupants of the subdivision from which such sum was derived.
A copy of the resolution establishing such sum shall be on file with
the Village Clerk. Building permits shall not be issued until said
sum is paid in full.
Reasonable requirements for the preservation of outstanding
natural features may be specified by the Village Board. These include
large trees or groves, watercourses and falls, historic sites, exceptional
views and similar irreplaceable assets in which there is general public
interest. There shall be at least one tree per lot in space of intervals
of not more than 50 feet, and two trees per lot on corner lots. No
trees shall be planted within the street right-of-way. Required trees
shall be located five feet to 10 feet outside the right-of-way. Trees
shall be hardy, suitable to local soil and climate and of the species
approved by the Village Board. New trees shall measure at least 1 1/2
inches in diameter as measured at a point four feet above the fresh
grade.
A.
Preliminary subdivision plat. A stormwater pollution prevention plan ("SWPPP") consistent with the requirements of Chapter 134 of the Code of the Village of Solvay shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards set forth in Chapter 134 of the Code. The approved preliminary subdivision plat shall be consistent with the provisions of Chapter 134 of the Code.
B.
Final subdivision plat. A SWPPP consistent with the requirements of Chapter 134 of the Code of the Village of Solvay and with the terms of preliminary plat approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards set forth in Chapter 134 of the Code. The approved final subdivision plat shall be consistent with the provisions of Chapter 134 of the Code.
A.
Driveway grades with highway boundaries shall be no less than 2%
and no greater than 10%.
B.
Driveways shall not be placed over water curb boxes, sewer lateral
cleanouts, catch basins, or manholes and shall be a minimum of 25
feet from temporary hammerheads.
C.
If the garage floor elevation is less than one foot above the center
line elevation of the road in front of the garage, there shall be
a low point in the driveway at least one foot below the garage floor
elevation and no closer than 15 feet from the front of the garage.
