[HISTORY: Adopted by the Board of Trustees of the Village
of Baldwinsville 3-4-1957 (Ch. 63 of the 1971 Code). Amendments noted where applicable.]
The purpose of these rules and regulations is to assure the
orderly development of residential areas, the coordination of existing
streets and public utilities with new services, the proper provision
of open spaces for passive and active recreation, and the proper location
of future sites for public buildings and shopping areas. The integration
of all services will be of mutual benefit to the developer in providing
more stable values and to the future homeowner in providing the necessary
services at minimum cost and maximum convenience, thereby creating
conditions favorable to the health, safety, morals and general welfare
of the citizens of the Village.
These rules and regulations shall be known and may be cited
as "The Village of Baldwinsville Subdivision Regulations of 1957."
Unless otherwise expressly stated, the following terms shall,
for the purpose of these regulations, have the meaning indicated.
Words in the singular include the plural, and words in the plural
include the singular. The word "person" includes a corporation, unincorporated
association and a partnership as well as an individual. The word "building"
includes "structure" and shall be construed as if followed by the
words "or part thereof." The word "street" includes "road," "highway"
and "lane," and "watercourse" includes "drain," "ditch" and "stream."
The words "shall" or "will" are mandatory and not directive; the word
"may" is permissive.
A strip of land over which there is a right-of-way, municipally
or privately owned, serving as a secondary means of access to two
or more properties.
An area bounded by streets.
The words "Planning Board" or the words "Village Planning
Board" shall mean the Village of Baldwinsville Planning Board.
A right-of-way, municipally or privately owned, at least
12 feet in width, which cuts across a block to furnish access for
pedestrians to adjacent streets or properties.
A residential street with one end open for public vehicular
and pedestrian access and the other end terminating in a vehicular
turnaround.
A right granted to use certain land for a special purpose
not inconsistent with the general property rights of the owner.
A plan prepared for recording by a registered engineer or surveyor. (See § 298-12.)
A plan showing all present and proposed grades for stormwater
drainage.
One-half of a street right-of-way and paving, usually with
its center line located on a property line.
Those physical additions and changes to the land that may
be necessary to produce usable and desirable lots.
A parcel of land intended for transfer of ownership or building
development.
A plan prepared by a registered engineer or surveyor or a qualified site planner, showing existing features of the land and proposed street and lot layout within and adjacent to a subdivision. (See § 298-11.)
A general term used to describe a right-of-way, municipally
or privately owned, serving as a means of vehicular or pedestrian
travel, furnishing space for sewers, public utilities and shade trees.
The "streets" are classified by function as follows:
LOCAL RESIDENTIAL STREETA "street" used as the principal means of access to adjacent residential properties serving only a comparatively small number of dwellings.
SECONDARY STREETA "street" connecting local residential "streets" to each other, to community facilities and to primary or major thoroughfares, serving only neighboring traffic.
PRIMARY or MAJOR THOROUGHFAREA "street" connecting district centers, serving large volumes of through fast traffic, preferably located outside or bounding the residential neighborhoods.
A person who is the registered owner, or authorized agent
of the registered owner, of land to be subdivided.
A division of any part, parcel or area of land by the owner
or agent, either by lots or by metes and bounds into lots or parcels
three or more in number for the purpose of conveyance, transfer, improvement
or sale, with appurtenant roads, streets, lanes, alleys and ways,
dedicated or intended to be dedicated to public use or the use of
purchasers or owners of lots fronting thereon.
B.
The subdivider shall submit to the Village Planning Board three copies
of each:
(1)
The preliminary layout plan as described in § 298-11, at a scale of not more than 100 feet to the inch;
(2)
A topographic map at the same scale; and
(3)
Proposed street-profile cross section and grading maps at appropriate
scales.
(4)
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Articles I and II of Chapter 287 of the Code of the Village of Baldwinsville shall accompany the plan and shall be required for preliminary subdivision plan approval. The SWPPP shall meet the performance and design criteria and standards in Article II of Chapter 287. The approved preliminary subdivision plan shall be consistent with the provisions of Chapter 287 of the Code relating to stormwater management and control.
[Added 7-20-2006 by L.L. No. 3-2006]
(5)
The preliminary layout will be jointly studied in connection with the topography of the area, Chapter 345, Zoning, of the Code of the Village of Baldwinsville, and the requirements of local plans for the area. Particular consideration will be given to the general requirements of the community, the best use of the land to be subdivided and the suitability of the land for development. Provisions for parks, playgrounds, school sites and other public uses will be considered.
C.
Upon tentative approval of the preliminary plans by the Village Planning
Board, it will communicate in writing, within 30 days, to the subdivider
giving notice of:
(1)
The specific changes to be made on the plans;
(2)
The character and extent of the public improvements to be installed
as a requirement for final plan approval; and
(3)
The amount of performance bond or other assurance acceptable to the
Planning Board that the Planning Board will require in lieu of actual
improvement construction.
D.
Final approval of preliminary plan.
(1)
Upon completion of the changes requested by the Village Planning
Board, the subdivider will receive final approval of the preliminary
plan. Within one year thereafter, he shall file with the Planning
Board the final subdivision plan, grading plan and street profiles.
This may consist of all or part of the preliminary plan as finally
approved by the Planning Board. If it is only part of the total preliminary
plan, the remainder must be submitted for final approval within three
years, but the subdivider may request, and the Planning Board may
grant, an extension of the date for submitting the remainder.
(2)
The subdivider shall agree to an increase in assessment from an acreage
assessment to individual lot assessment for that area to be improved
during the next calendar year included on the preliminary plat.
(3)
The subdivider shall furnish a map of tract to be developed in the
next calendar year by November 1.
(4)
The subdivider shall also agree to grant, to the Village, rights-of-way
coincident with all proposed streets and roads and for any other municipal
purpose considered by the Village as essential for the development
of the area.
(5)
A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Articles I and II of Chapter 287 and with the terms of the approved preliminary plan shall be required for final subdivision approval. The SWPPP shall meet the performance and design criteria and standards in Article II of Chapter 287 of the Code of the Village of Baldwinsville. The approved final subdivision plan shall be consistent with the provisions of this Chapter 287. The approval of a final subdivision plan shall be subject to all requirements and provisions of Chapter 287 of the Code relating to stormwater management and control.
[Added 7-20-2006 by L.L. No. 3-2006]
E.
Final subdivision plan.
(1)
Within one year of preliminary plat approval, the subdivider shall file, with the Planning Board, original drawings or a white linen print of the final subdivision plan and street profiles. This may consist of all or part of the preliminary plan as finally approved by the Planning Board. If it is only part of the total preliminary plan, the remainder must be submitted for final approval within three years. These drawings shall be as described in § 298-12 at a scale of not more than 100 feet to the inch.
(2)
A public hearing shall be held by the Village Planning Board, which
hearing shall be advertised at least once in a newspaper of general
circulation in the Village of Baldwinsville and notice of which shall
be posted in at least three prominent places at least five days before
such hearing.
(3)
Upon receiving certificates of approval regarding the adequacy and
completion of improvements from the Village Clerk, the Planning Board
shall then, within 45 days from the date of submission of the final
plan and such certificates, approve, modify or disapprove such plan;
otherwise, such plan shall be deemed to have been approved, and the
certificate of the Village Clerk, as to the date of the submission
of the plat for approval and the failure to take action thereon within
such time, shall be issued on demand and shall be sufficient in lieu
of the written endorsement or other evidence of approval herein required.
The ground of refusal of any plat submitted shall be stated upon the
records of the Village Planning Board.
F.
Improvements.
(1)
The developer shall complete, in accordance with the requirements of the Planning Board, all improvements listed in § 298-10 of these regulations; provided, however, that the Planning Board may waive, subject to appropriate conditions and guarantees, for such period as it may determine, the provision of any or all such improvements as, in its judgment of the special circumstances of a particular plat or plats, are not requisite in the interests of the public health, safety and general welfare.
(2)
During and after installation of the improvements, official inspection
shall be made by the Village or its representatives who shall be,
at all times, free to enter the development area during the period
of improvement installation.
(3)
The Village shall issue certificates of approval to the Village Planning
Board upon completion of the improvements in accordance with the standards
and specifications heretofore adopted by the Village and as herein
contained, such certificates to be a requirement to final plat approval.
G.
Performance bond.
(1)
Alternatively, the subdivider may file with the Planning Board a
performance bond, or other assurance acceptable to the Planning Board,
in an amount to be fixed by the Planning Board and satisfactory to
the Village Attorney as to form, sufficiency and manner of execution
for the installation or completion of improvements not yet constructed.
The Planning Board, in fixing the amount of such bond or other assurance,
shall give due consideration to the cost of the required improvements
as estimated by the Village or its representatives. Such performance
bond shall run for a term to be fixed by the Planning Board, but in
no case for a longer term than three years; provided, however, that
the term of such performance bond may be extended by the Planning
Board with the consent of the parties thereto.
(2)
If the Planning Board shall decide at any time during the term of
the performance bond that the extent of building development that
has taken place in the subdivision is not sufficient to warrant all
the improvements covered by such performance bond, or that required
improvements have been installed as provided in this section and by
the Planning Board in sufficient amount to warrant reduction in the
face amount of such bond, or that the character and extent of such
development requires additional improvements previously waived for
a period stated at the time of fixing the original terms of such bond,
the Planning Board may modify its requirements for any or all such
improvements, and the face value of such performance bond shall thereupon
be reduced or increased by an appropriate amount so that the new face
value will cover the cost in full of the amended list of improvements
required by the Planning Board, and any security deposited with the
bond may be reduced or increased proportionately.
(3)
In the event that any required improvements have not been installed
as provided in this section within the term of such performance bond,
the Village Board of Trustees may thereupon declare the said performance
bond to be in default and collect the sum remaining payable thereunder,
and, upon the receipt of the proceeds thereof, the Village shall install
such improvements as are covered by such performance bond and are
commensurate with the extent of building development that has taken
place in the subdivision, but not exceeding in cost the amount of
such proceeds.
H.
After final plan approval, the subdivider shall file the final plan
with the Recorder of Deeds within 90 days. Should the subdivider fail
to record the final plan within such period, the approval of the Planning
Board shall be null and void.
In addition to all other standards, specifications and codes
adopted by the Village, the following principles of land subdivision,
minimum requirements and standards of good design shall be observed
by the developer in all instances. Land subject to flooding and land
deemed by the Planning Board to be uninhabitable shall not be platted
for residential occupancy, nor for such other uses as may involve
danger to health, life or property or aggravate the flood hazard,
but such land within the plan shall be set aside for such uses as
shall not be endangered by periodic or occasional inundation.
A.
Street system.
(1)
The development plan shall conform to such plan or plans for the
Village as shall have been prepared and adopted by the Village Planning
Board.
(2)
Local residential streets in a new development should be so laid
out as to discourage through traffic, but provision for the extension
and continuation of major streets into and from adjoining areas is
required. If the subdivision abuts a present or proposed primary or
major thoroughfare, marginal interceptor streets running parallel
to the thoroughfare should be provided.
(3)
At all times, the street layout should be logically related to the
topography of the land, as may be determined by the Planning Board.
(4)
Where the center lines of minor streets opening into opposite sides
of a major thoroughfare are within 200 feet of each other, they shall
be made to coincide by curving or angling the minor streets.
(5)
If the lots resulting from the original development are large enough
for resubdivision, or if a portion of the tract is not subdivided,
suitable access and street openings for such an eventuality shall
be provided.
(6)
Culs-de-sac in the local street system shall not exceed 500 feet
in length, and must be designed with a turnaround having an outside
roadway diameter of at least 80 feet and a street property line diameter
of at least 100 feet.
(7)
Intersecting minor and secondary streets leading from the same subdivision
shall not empty into the same side of a major thoroughfare at intervals
less than 800 feet.
B.
Street alignment.
(1)
The minimum radius at the center line for curves on primary roads
shall be 500 feet; for secondary roads, 300 feet; and for local residential
street, it shall be 150 feet.
(2)
Except for local streets, there shall be a tangent of at least 100
feet measured at the center line between reverse curves.
(3)
Proper sight distance should be provided with respect to both horizontal
and vertical alignment. Measured along the center line, this should
be 400 feet for primary roads, 200 for secondary roads and 100 feet
for local roads.
(4)
Proper sight lines should be maintained at all intersections of streets.
Measured along the center line, there should be a clear sight triangle
of 75 feet from the point of intersection. No building or present
or future obstruction will be permitted in this area.
C.
Street grades.
(1)
There shall be a minimum grade of at least 3/4 of 1% on all streets;
a maximum grade of 6% on major and secondary thoroughfares, and 10%
on local streets for distances of 1,500 feet maximum.
(2)
Vertical curves shall be used in changes of grade exceeding 1% and
should be designed for maximum visibility. Intersections shall be
approached on all sides by leveling areas. Where the grade exceeds
7%, such leveling areas shall have a minimum length of 50 feet within
which no grade shall exceed a maximum of 4%. The grade of actual intersections
shall not exceed 1% in any direction.
D.
Street widths.
(1)
Minimum street and pavement widths shall be as determined by the
Village Planning Board.
E.
Street intersections.
(1)
Multiple intersections involving the junction of more than four roadways
shall be avoided, and, where such avoidance is impossible, such intersections
shall be designed with extreme care for both vehicular and pedestrian
safety.
(2)
Right-angle intersections shall be used whenever practicable; especially
when local streets empty into major or secondary thoroughfares, there
shall be no intersection angle, measured at the center line, of less
than 60°.
(3)
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for local streets and 30 feet for intersections
including major or secondary thoroughfares. Corresponding radii for
property lines shall be rounded by a tangential arc having the same
center as the arc of the curb intersection.
F.
Other requirements.
(1)
The dedication of half-width streets at the edges of a new subdivision
is prohibited. If circumstances render this impracticable, adequate
provision for the concurrent dedication of the remaining half of the
street must be furnished by the subdivider. The existence of a half-street
in an adjoining subdivision will require the provision of the remaining
half in the proposed subdivision.
(2)
Reserve strips controlling access or egress are prohibited. New streets
shall be provided through to the boundary lines of the development
especially if it adjoins acreage.
(3)
Streets that are extensions of, or obviously in alignment with, existing
named streets shall bear the names of the existing streets, subject
to the approval of the Planning Board.
A.
Blocks.
(1)
All blocks in a subdivision shall have a minimum length of at least
500 feet, with a maximum length of 1,600 feet. Such blocks containing
individual lots shall be at least two lot depths in width. Modifications
of the above requirements are possible in commercial and industrial
developments.
(2)
In large blocks with interior parks, in exceptionally long blocks,
or where access to a school or shopping center is necessary, a crosswalk
with a minimum right-of-way of 12 feet and a paved walk six feet in
width shall be provided.
B.
Lots.
(1)
The following minimum lot sizes and lot frontage shall apply. Where
the water supply and sewage disposal is handled by off-the-lot public
or private facilities, the lot area shall not be less than 7,500 square
feet per family in area and 75 feet in width at the building line.
(2)
All corner lots shall be 1 1/2 times the minimum width of the
interior lots of the same block. All lots shall abut on a street,
but double frontage lots are prohibited. All lot lines shall be at
right angles to the street or to a tangent of the arc or a curved
street. If, after subdividing, there exist remnants of land, they
shall be included in proposed or existing lot areas.
A.
Building lines. There shall be a minimum building setback of 25 feet,
said building line to be established from the required minimum right-of-way
of all present or proposed streets other than those lots which are
used for commercial or industrial purposes.
B.
Alleys are prohibited in residential developments. In commercial
or industrial districts without expressly designed loading areas,
alleys with a minimum width of 22 feet shall be required. Where such
alleys dead-end, they shall be provided with a turnaround having an
outside road-way diameter of not less than 44 feet.
Areas for parks and playgrounds shall be dedicated to the Village
and shall be of reasonable size. The Planning Board does not require
an arbitrary percentage of area, but in most cases, the developer
should set aside not less than 10% of the area for these purposes.
Where combinations of such areas with adjoining developments are feasible,
this should be done. In all instances, full compliance with Village
plans is required, and the subdivider shall dedicate or reserve the
needed portion his area for whatever public purpose is determined
by such plans and indicated thereon.
[Amended 2-19-1973; 7-21-1986 by L.L. No. 5-1986]
The following is a complete list of required improvements to
be installed and paid for by the subdivider, unless the Village Board
of Trustees shall, in its discretion, waive said payments and installation
for good cause shown:
A.
Street grading. All streets shall be graded to the grades shown on
the street profile and cross-section plan submitted and approved with
the preliminary plan. They shall be inspected and checked for accuracy
by the Village or its representatives.
B.
Storm and surface drainage. All storm sewers and drainage facilities,
such as gutters, catch basins, bridges and culverts, shall be installed
and the land graded for adequate drainage as shown on the grading
plan submitted and approved with the preliminary plan. These also
shall be inspected and checked for adequacy by the Village or its
representatives.
C.
Pavement. All pavement for local and secondary streets shall be installed
as shown on the preliminary plan. All pavement shall conform to the
latest specifications adopted by the Village of Baldwinsville Board
of Trustees.
D.
Plantings. Adequate tree planting shall be in accordance with Chapter 317 of the Code of the Village of Baldwinsville, entitled, "Trees."
[Amended 6-17-1991 by L.L. No. 3-1991]
E.
Sewers and water. All necessary mains and laterals for connection
from the lots to the public sewage system and to the public water
system, as shown on the preliminary plan, shall be installed by the
subdivider. During installation of such facilities and before final
coverage, the Village or its representatives shall make inspections
and checks to assure that all requirements and specifications have
been met. They shall be granted free access to the development area
at all times during this period, and the Village Clerk will then issue
a certificate of approval to the Village Planning Board as a requirement
to final plan approval.
F.
Monuments. Permanent reference monuments of concrete or a durable
stone, 30 inches deep and six inches in diameter or the equivalent
thereof, shall be set at final grade at all corners and angle points
of the boundaries of the original tract to be subdivided and at all
street intersections and such intermediate points as may be required.
All lot corner markers shall be permanently located and shall be at
least a three-fourths-inch metal pin with a minimum length of 24 inches,
located in the ground to final grade.
G.
Pedestrian walkways. There shall be provided as part of the proposed
development plan accommodation for pedestrian access to and movement
within and around the development, such as the providing of sidewalks
or trails or other form of public walkways adequate to the protection
of pedestrian welfare and safety.
[Added 4-21-2005 by L.L. No. 3-2005]
The developer shall submit to the Planning Board a preliminary
layout of the proposed subdivision, complete topography of the area
at two-foot intervals, unless otherwise specified by the Planning
Board, and a separate grading plan showing drainage, street profiles
and cross sections. These shall all be submitted in triplicate (one
white cloth and two black-and-white paper prints) at a scale of not
less than 100 feet to the inch and shall contain the following information:
A.
Proposed subdivision name or identifying title and the tract in which
the subdivision is located.
B.
The name and address, personally signed, of the record owner, subdivider
and designer of preliminary layout drawn in India ink.
C.
Deed description and map of survey of tract boundary, made and certified
by a licensed surveyor, to be a closed and balanced traverse. Location
of property lines, existing easements, buildings, watercourses and
other essential features.
D.
The names of all subdivisions immediately adjacent and the names
of owners of record for adjacent acreage.
E.
Sanitary sewers shall be detailed as follows:
(1)
Plan and profile of all sewers showing all special features, such
as inverted siphons, extra-strength pipe, sewer bridges, stream crossings,
etc.
(2)
Figures showing the manhole stationing, size of sewers, surface and
sewer invert elevations at manholes and the grade of all sewers between
two adjacent manholes must be shown on the profiles. Where there is
any question of the sewer being sufficiently deep to serve any residence,
the elevation and location of the basement floor shall be plotted
on the profile of the sewer which is to serve the house in question.
The subdividers' engineers shall certify that all sewers are
sufficiently deep to serve adjacent basements, except where otherwise
noted on the plans.
(3)
Details of all ordinary sewer appurtenances such as manholes, drop
manholes, inspection chambers, inverted siphons, as well as of any
special appurtenances or structures such as regulators, tide gates,
sewer bridges, pumping stations, etc.
(4)
Detailed plans of all sewer sections, except standard pipe, clearly
shown as such, must accompany the plans. Details of cradling and encasement
must also be shown.
(5)
A summary of design data for all sewers and for pumping stations
or any similar facilities must accompany the plans.
F.
Storm drainage and sewers shall be detailed as follows:
(1)
All details required for sanitary sewers shall be required for the
collection and disposal of surface drainage.
(2)
Details of catch basins, open channels, culverts, conduits, ditches
and headwalls.
(3)
Design and construction details for the ultimate disposal of stormwaters.
(4)
Design and construction details for any method of lowering the groundwater
table with a drainage system.
(5)
A summary of design data for all storm drainage must accompany the
plans.
G.
Location, names and existing widths of present and proposed streets,
highways, easements, building lines, alleys, parks and other public
open spaces.
H.
The width, location, grades and street profiles of all proposed streets
or other public ways.
I.
Typical cross sections of the proposed grading of the roadways and
sidewalks and of the topographic conditions. Additional cross sections
at points where cut or fill exceeds three feet or multiples of three
feet.
J.
Zoning regulations for the area with zoning district boundaries affecting
the area. All parcels of land proposed to be dedicated to public use
and the conditions of such dedication.
K.
Date, scale and true North point.
L.
All proposed lot lines with approximate dimensions. All building
setback lines.
M.
The proposed location of and type of sidewalks and the location and
species of street trees. The location, size and types of curbs, gutters,
water mains and lines; the character, width and depth of pavement
and subbase; and the location and details of street signs.
N.
All necessary easements to service public areas.
O.
When and if the development covers only a portion of the subdivider's
entire holding, a sketch of the prospective future street system of
the entire area shall accompany the preliminary layout. In addition,
the sketch shall show all prospective sewer and drainage facilities
with sizes, slope, location and area served.
P.
All preliminary plans must be submitted at one of the following sizes
or multiples of these sizes:
The developer shall submit the final subdivision plan and street
profiles, clearly and legibly drawn in india ink on tracing cloth.
These shall be original drawings and/or white linen prints in triplicate
at a scale of not more than 100 feet to the inch and shall include
the following information:
A.
Proposed subdivision name or identifying title and the name of the
tract in which the subdivision is located; the name and address of
the record owner and subdivider; and the name, license number and
seal of the registered professional engineer or surveyor.
B.
Street lines, pedestrianways, lot reservations, easements and areas
dedicated to public use.
C.
Sufficient data to determine readily the location, bearing and length
of every street, lot line, boundary line, and to reproduce such lines
upon the ground.
D.
The length of all straight lines, the deflection angles, radii, length
of curves and central angles of all curves, tangent distances and
tangent bearings shall be given for each street. All dimensions of
the lines of each lot shall be shown in feet and decimals of a foot.
The property boundaries, location, scale and North points shall also
be shown.
E.
The final plan shall also show, by proper designation thereon, all
public open spaces for which deeds of dedication are included. All
offers of dedication shall bear the certificate of approval of the
Village Attorney as to their legal sufficiency.
F.
Lots and blocks within a subdivision shall be numbered and lettered.
G.
Permanent reference monuments shall be shown thus: "X." All lot corner
markers shall be shown thus: "O."
H.
As-built drawings, certified by the subdivider's engineer, shall
be submitted showing plans, profiles and ground ties to sanitary sewers,
storm drainage facilities, manholes, house lateral stubs, and all
other underground facilities constructed by the contractor.
The rules and regulations as set forth above may be amended,
altered or revised by the Village Board from time to time.
