Village of Buchanan, NY Article IV Subdivision Design Standards

§ 171-15 Character of land.

A. The land shown on any preliminary layout or subdivision plat shall be capable of being developed for the use or uses proposed. Areas proposed for dwelling purposes shall be free from hazard to life or property due to flooding, lack of access to required utilities, lack of adequate access by emergency vehicles or services or other comparable hazard.

B. Due regard shall be paid to the preservation of natural features that will enhance the value of the subdivision, such as trees, watercourses, scenic views or historic sites.

§ 171-16 Conformance to Master Plan and Official Village Map.

A. The street system and other features of the subdivision shall conform to the requirements of the Master Plan for the Village as it may be adopted from time to time.

B. The streets, parks and/or drainage system of the subdivision shall conform to the Official Village Map as it may be adopted and amended from time to time by the Village Board.

§ 171-17 Streets and blocks.

A. Streets shall be laid out to achieve a convenient system, conformable to the Master Plan and Official Village Map, and to discourage through traffic on local streets.

B. The arrangement of streets in the subdivision shall provide for the continuation of the streets in adjoining subdivisions or for their proper projection when adjoining property has not been subdivided, insofar as in the judgment of the Planning Board such continuations or projections are necessary for fire protection, for the proper movement of traffic or for the construction or extension, presently or when required, of needed utilities and public services, such as sewers, water and drainage facilities. Where streets are continued, they shall be at least as wide as the existing connecting streets, but never less than 50 feet.

C. Reserved strips of land controlling access to streets or land otherwise reserved for public use shall be subject to the approval of the Board. Reserve strips of land controlling access to and egress from other property; or to or from any street or area; or having the effect of restricting or damaging the adjoining property for subdivision purposes; or which will not be taxable or assessable for special improvements shall not be permitted in any subdivision unless special reserve strips are conveyed to the Village.

D. Block lengths shall not exceed 1,200 feet nor be less than 200 feet, unless otherwise approved by the Planning Board. Block depths shall be not excessively greater than zoning requirements, encouraging future lots not fronting on a street. Areas bounded entirely by streets shall provide for two rows of lots, unless otherwise approved by the Board.

E. Intersections shall be designed to provide maximum visibility and safety. Cross-intersections are to be avoided except where necessary to permit the convenient flow of through traffic. The angle of intersection of streets shall be 90° or as close thereto as possible. Offset intersections of less than 150 feet shall be avoided.

F. Dead-end streets shall not exceed 500 feet in length, except in exceptional cases, and shall be provided with a turnaround at the closed end. Turnarounds of circular design shall have a pavement diameter of at least 80 feet and a property line diameter of at least 100 feet. Turnarounds of a Y design shall have two arms of not less than 60 feet, measured from the center line of the road, and an arm width, at the end, of not less than 50 feet.

G. A temporary turnaround shall be shown at the end of all streets extending to the subdivision boundary and not connected to an existing street at the time of subdivision. The excess street area needed for such turnaround shall be shown as reverting to adjoining lots if and when the street is extended.

§ 171-18 Street design and improvements.

A. All proposed street improvements shall be installed by the subdivider, except as may be otherwise provided in this chapter or established Village policy. The design of all such improvements shall be subject to the review and approval of the Engineer and Village Superintendent of Highways in those cases where this chapter does not provide a definite guide.

B. Grades of all streets shall be the reasonable minimum and, unless warranted by extenuating circumstances, shall be not less than 0.3% nor more than 8% for arterial and major streets and not less than 0.3% nor more than 10% for minor streets. A continuous gradient shall be connected by vertical curves of no less than 200 feet in length. Sight distances over grades shall not be less than 200 feet.

C. Street curvature (measured horizontally) shall not be less than a one-hundred-foot radius (measured at the inside property line). Radii of major streets shall not be less than 200 feet. Property lines at street intersections shall be rounded by a curve of no less than a thirty-foot radius. Sight distances around curves shall not be less than 200 feet. Within a block, street lines deflecting from each other at any one point more than 10° shall be connected with a curve, the radius of which for the inner street lines shall be not less than 350 feet on arterial streets, 250 feet on major streets and 150 feet on minor streets. The curbline, where curbs are installed, shall be parallel or concentric to the property line.

D. Curb radii at intersections where the angle is greater than 80° shall be not less than 25 feet, and, where the street lines intersect at less than 80°, larger curb radii shall be provided, as determined by the Engineer, and property lines shall be established concentric thereto. Minor or major street openings into an arterial street shall be at least 1,000 feet apart.

E. Proposed streets shall be adjusted to the contour of the land and to avoid streets of dangerous gradient. Curved alignment should be used to secure economic location of streets where the terrain is steep. Traffic-distributing circles may be required where needed.

F. Whenever there is a dedicated or platted half-street or alley adjacent to the property to be subdivided and which exists at the time of the adoption of this chapter, then the other half shall be platted. Dedication of a half-street is strictly forbidden. The subdivider who wishes to dedicate a half-street on the edge of his subdivision must himself arrange for the dedication of the adjoining half. Whenever any stream or important sewer drainage course is located in property that is being subdivided, the subdivider shall dedicate a second easement alongside of the stream for the purpose of widening, deepening, sloping, improving or broadening the stream or for drainage, parkway or recreational park.

G. Street improvements shall, in general, include the following:

(1) Graded area for pavement, sidewalk and drainage facilities as needed.

(2) Suitable pavement, curbing and drainage facilities and appurtenances.

(3) Sidewalks (if required by the Planning Board).

(4) Water supply and sewerage lines to each lot line, except where private facilities are approved.

(5) Utility lines (gas and electric) (underground).

(6) Fire hydrants, where water mains are required.

(7) Streetlighting standards and lights in lighting districts or where required by the Planning Board.

(8) Street trees, planted inside of property lines.

(9) Street signs.

H. Street improvement specifications.

(1) Specifications for improvements shall be as follows:

(a) Installation of improvements. Prior to the granting of final approval, the subdivider shall have installed or shall have furnished adequate bond for the ultimate installation of the required improvements listed and described in this section. All of the required improvements shall be made in full compliance with the specifications for each of the various units of work, as required by the town or by the state or county health authorities, according to the nature of the improvements.

(b) Rights-of-way. The rights-of-way shall conform to the following:

[1] Minor residential streets shall have a minimum right-of-way of 50 feet.

[2] Major streets shall have a minimum right-of-way of 60 feet.

[3] The width of proposed future arterial streets shall be determined by the Planning Board, but shall not be less than 80 feet.

(c) Street cross sections.

[1] Where the right-of-way is 50 feet, there shall be 30 feet between the curblines.

[2] Where the right-of-way is 60 feet, there shall be 40 feet between the curblines.

[3] Where the right-of-way is 80 feet or wider, the minimum width between the curblines shall be 60 feet.

[4] The required width of pavement shall be 30 feet minimum. Sidewalks, when required by the Planning Board, shall be four feet in width and, in residential areas, shall be placed one-foot outside the property line. The placing of any street trees, shrubbery or retaining walls within the right-of-way shall not be permitted.

(d) Grading.

[1] All grading of streets shall be in accordance with the grades approved by the Engineer.

[2] All streets shall be graded between property lines to conform to the established cross section and to provide for required pavements, drainage, utilities, sidewalks and driveways. All driveways shall be constructed to meet the sidewalk grade.

(e) Pavement specifications. All pavement shall conform to the latest road and/or highway ordinance of the Village of Buchanan.[1]

[1] Editor's Note: See Ch. 167, Streets and Sidewalks.

(f) Curbs. Curbs shall be 18 inches in depth with five inches extending above the waterline and six inches in width at the top expanding to a width of seven inches at the waterline and continuing at that width to the bottom. The curb shall be constructed of concrete as per the latest New York State specifications. If approved by the Superintendent of Highways, extruded bituminous curbs may be substituted for concrete curbs.

(g) Sidewalks. Sidewalks shall be six inches thick and at least four feet wide, constructed of one course concrete with a mix of one to 1 3/4 to 3 1/2. Where the sidewalk is laid in driveway entrances, it shall be eight inches thick, properly reinforced. Premolded bituminous joints shall be placed between sidewalks and curb, pavement, buildings, etc., and shall be installed in slabs where required.

(h) Driveway aprons. Driveway aprons shall be eight inches thick, properly reinforced, 10 feet in width at the face of the curb and seven feet in width at the property line, with a step in the face of the curb at one inch, constructed of one course concrete using a mix of one to 1 3/4 to 3 1/2. Bituminous drives may be installed where approved by the Village Superintendent of Highways.

(2) The foregoing specifications are subject to change by the Village at any time, but, in general, they follow the specifications of the State of New York Department of Transportation.

I. Utilities.

(1) The Commission may require the developer to furnish all necessary public utilities in and to the proposed subdivision. Water and sewage disposal must be furnished in accordance with plans approved by the Westchester County Health Department.

(2) All gas mains installed by the utility company shall be installed in accordance with the specifications of the utility company.

(3) All streetlights and lighting standards shall be installed in accordance with the specifications of the Village of Buchanan.

(4) Electric light and telephone wires shall be underground.

(5) All electric and telephone wires and all other wires for public service shall be placed underground, except that wires strung on poles are permitted if placed in alleys or in the easement along the rear property lines.

J. Sewers.[2]

(1) Where a public sanitary sewer is reasonably accessible, the developer shall connect with such sanitary sewer and provide adequate sewer lines accessible to each lot. Sewer connections and subdivision sewer systems shall comply with regulations or shall be constructed under the supervision of a qualified engineer and shall be approved by the Health Department of Westchester County and the Village Engineer.

(2) Where a public sanitary sewer is not reasonably accessible, but where plans for installation of sanitary sewers in the vicinity of the subdivision have been prepared and approved by the Village Engineer and the County Health Officer, the subdivider shall install sewers in conformity with such plans, although a connection to an existing main may not be immediately practicable. In such cases, and until such connection is made with the sewer system within the area, its use of a sewage treatment plant or other approved disposal system will be permitted, provided that such disposal facilities are considered in accordance with the regulations and requirements or constructed under the supervision of a qualified engineer and approved by the County Health Officer.

(3) Where no sewers are accessible and no plans for the immediate construction of the same have been prepared, the subdivider shall either install sewer lines and disposal system in accordance with the requirements of the preceding subsection or adequate provisions shall be made for the disposal of sewage by means of sewage disposal devices which shall meet all the requirements of the Westchester County Health Department.

(4) Adequate provisions shall be made for the disposal of stormwater subject to the approval of the Planning Board, Engineer and Village Superintendent of Highways.

(5) All storm and sanitary sewers shall be constructed in accordance with the specifications of the Engineer.

[2] Editor's Note: See also Ch. 155, Sewers.

K. Waterlines.[3]

(1) Where an approved public water supply is reasonably accessible or procurable, the subdivider shall extend, at his own cost and expense, necessary water mains to make the water supply available for each lot within the subdivided area. The subdivider shall also install fire hydrants in accordance with the requirements of the Water Department and/or Engineer.

(2) If sufficient water supply is not available, the subdivider shall construct or provide a water supply system, in such a manner that an abundance of potable water will be available to every lot within the subdivision. The water supply system shall be constructed in accordance with the requirements of the Westchester County Health Department.

[3] Editor's Note: See also Ch. 195, Water.

L. Monuments. The plat boundary lines and the lines of all streets or roads shall be monumented with monuments of reinforced concrete or stone. Monuments shall be constructed of reinforced concrete or stone and shall be six inches square with a length of at least 48 inches and according to the designs and specifications of the Engineer. The Engineer reserves the right to check monuments for accuracy of location. A permanent bench mark shall be accessibly placed at location, and elevation thereof shall be accurately noted on the subdivision plat. An approved datum shall be used as reference.

M. Street trees. Street trees shall be located and planted wherever required by the Planning Board, and the trees shall be of the type and size approved by it. Planting strips in street rights-of-way shall be loamed and seeded by the developer; no trees or shrubs shall be planted in this area.

N. Street signs. Street signs shall be placed at all intersections and other points, if required, and shall be constructed as follows:

(1) Standard: metal post three inches in diameter, 10 feet in length, 2 1/2 feet embedded in concrete, 7 1/2 feet above grade, finished at the top with post cap.

(2) Sign: galvanized or bonderized steel, twelve-gauge, 4 1/2 inches in width by a minimum length of 19 inches, maximum 30 inches, securely fastened to a post cap to prevent swinging or turning. A black sign of durable finish with indented letters at least two inches in height shall be provided, and letters shall be painted with aluminum, phosphorus or other luminous paint, in accordance with the specifications of the Village Superintendent of Highways. Street signs of different design and specifications may be placed upon approval of said Superintendent of Highways.

O. Naming of streets. Streets that are extensions of, or obviously in alignment with, the existing main streets shall bear the names of the existing streets. The names of any streets shall be subject to the approval of the Planning Board and shall not duplicate existing street names, except as provided above. A list of acceptable street names will be supplied by the Planning Board.

§ 171-19 Lots.

A. All lots shown shall conform to zoning requirements and be of a size and shape rendering them usable for the use contemplated. All lots shall have frontage on a street or other public right-of-way.

B. Side lines of lots shall be at right angles or radial to street lines, unless otherwise approved by the Planning Board.

C. Corner lots shall be of sufficient dimensions so that any dwelling placed thereon shall have an adequate back yard and may conform to the front yard setback line of each street.

D. Depth of lots shall not, in general, exceed 200 feet, except in areas where the minimum lot size required by Chapter 211, Zoning, is 40,000 square feet or more, where the depth of lots shall not exceed 300 feet, unless there are topographic or other unusual conditions.

E. Whenever lots are included within a business or industrial zoning use district, or are proposed for such uses, adequate provisions must be made for off-street loading and unloading and off-street parking.

F. Where practicable, lots shall be so laid out that driveways have access to a local street and not a major road carrying general traffic. Where possible, driveways should be arranged to avoid backing into traffic on roads.

G. Lots to be served by septic tanks shall be large enough to contain sufficient land of proper character to permit satisfactory performance of septic tank disposal fields and compliance with the regulations of the County Department of Health.

H. The minimum size of lot shall be at least as large as required by Chapter 211, Zoning, for the zone in which it is located, unless where otherwise specifically authorized.

I. No building shall be located in the bed of a mapped street as shown on the Official Map unless a permit is obtained from the Zoning Board of Appeals, in conformity with § 179-b of the Village Law.[1]

[1] Editor's Note: See now § 7-712 of the Village Law.

J. The owner may place restrictions on the development greater than those required by Chapter 211, Zoning. The greater restrictions, however, shall be indicated on the plat submitted.

K. Easements of not less than 10 feet in width shall be provided on each side of all lot lines and side lines where necessary for conduits, storm and sanitary sewers, gas and water mains. Easements of greater width may be required along lines or across lots where necessary for the extension of main sewers and similar utilities.

L. All easements shall be specifically labeled "utility easement" and, in general, shall not be less than 20 feet wide and follow lot lines.