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.
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.
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.
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:
(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.
(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.
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.
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.
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.
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.
