A.
Reasonable requirements for the preservation of outstanding natural
features may be specified. These include large trees or groves, watercourses
and falls, historic spots, exceptional views and similar irreplaceable
assets in which there is general public interest.
B.
No trees shall be planted within the street right-of-way. Required
trees shall be located five to 10 feet outside the right-of-way.
A.
General planning standards.
(1)
The arrangement, character, extent, width, grade and location of
all streets shall conform to the Official Map and the Comprehensive
Plan. When planning streets, the subdivider shall consider their relation
to the existing streets, other proposed streets, topography, public
safety and convenience and the proposed land uses that the streets
will serve.
(2)
If not included in the Unadilla Comprehensive Plan or Official Map,
the subdivider shall arrange the streets to continue the existing
principal streets in surrounding areas or he/she shall submit a street
plan to the Planning Board for its approval.
(3)
Where a subdivision abuts or contains an existing or proposed arterial
street, the Planning Board may require marginal access streets, reverse
frontage with screen planting contained in a nonaccess 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)
Where a subdivision borders on or contains a railroad right-of-way
or limited access highway right-of-way, the Planning Board may require
a street approximately parallel to and on each side of such right-of-way,
at a distance suitable for the appropriate use of the intervening
land such as for park purposes in appropriate districts. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
(5)
Barriers of any kind that control street access are prohibited, unless
the Planning Board approves their design and conditions for use and
they are under Village control.
(6)
Intersections of minor streets with arterial or collector streets
shall be held to a minimum to avoid hazard and delay.
(7)
Half-width streets shall be prohibited except where it is necessary
to provide the remaining half of a previously approved half-width
street.
(8)
No street names shall be used which will duplicate or be confused
with the names of existing streets in the Village of Unadilla. Streets
that are extensions of or in alignment with existing named streets
shall bear the names of the existing streets.
(9)
Where the subdivision abuts or fronts on an arterial street, the
subdivider shall provide sidewalks if the Planning Board anticipates
sufficient pedestrian traffic to warrant their construction.
(10)
Dead-end streets shall be permitted only if a suitable turnaround
is provided. The subdivider shall provide temporary turnarounds for
dead-end streets that are planned for future extension, either in
the subdivision or by connection to an adjoining tract. When the street
is connected or extended, the portion of the temporary turnaround
outside the right-of-way shall revert to the property owner of the
abutting land.
(11)
When continuing street lines (projected right-of-way tangents)
deflect from each other at any one point by more than 10°, they
shall be connected by a curve with a radius at the street right-of-way
line not less than 350 feet; where continuous street lines of arterial
streets deflect more than 5° from each other, they shall be connected
by a curve of a radius of not less than 800 feet.
(12)
Where street grades exceed 5%, gutters shall be paved in accordance with the requirements of § 137-19B(8).
(13)
Minor streets leading from the same subdivision shall not intersect
on the same side of a major thoroughfare at intervals of less than
800 feet.
(14)
Radius corners or diagonal cutoffs shall be provided on the
property line. Radius corners shall be substantially concentric with
the curb radius corners. Diagonal cutoffs shall be parallel to the
chord of the curb radius corners.
(15)
Where any street intersection will involve topographic features
or existing vegetation inside any lot corner that might create a traffic
hazard through limiting visibility, such ground and/or vegetation
shall be cut and kept cut to a height not exceeding 3 1/2 feet
in conjunction with the grading of the public right-of-way to the
extent deemed necessary to provide adequate sight distance.
(16)
Alleys.
(a)
Alleys may be provided in residential, commercial and industrial
districts as private accessways.
(b)
Intersections of alleys and sharp changes in alignment shall
be avoided, but, where necessary, corners shall be cut off sufficiently
to permit safe vehicular movements.
(c)
Dead-end alleys shall be avoided when possible but, if unavoidable,
shall be provided with adequate turnaround facilities at the dead
end as determined by the Planning Board.
B.
Design and construction standards.
(1)
Street design and construction shall conform to the current standards
of the New York State Department of Transportation.
(2)
Arterial street cross sections shall conform to the Official Map
and Comprehensive Plan or to the specification of the Village Engineer,
the Planning Board or state and county road authorities.
(3)
Collector streets, minor streets and culs-de-sac may have two sidewalks,
each five feet wide and one foot from property lines, if required
by the Planning Board.
(4)
Where marginal access streets are required, at least 10 feet from
the edge of the street shall be reserved for use as part of the separation
strip between the access street and the adjacent arterial or collector
street.
(5)
The Planning Board, advised by the Village Engineer, shall determine
the cross sections of streets along subdivision boundaries and of
streets that connect with existing streets.
(6)
The Planning Board shall approve grading, center-line gradients,
and streetlighting specifications. Lighting must be controlled in
both height and intensity to maintain the rural character of the Village.
(7)
The subdivider shall place street name signs at all intersections.
The Village Board must approve the street names and the design of
the signs.
(8)
Street construction in residential areas must meet the specifications
of the Village Engineer or other appointee of the Village Board. Where
subgrade, slope or drainage are unsatisfactory, the Planning Board
may require reasonably higher standards of gravel base or pavement
or special subgrade treatment.
(9)
The Planning Board, advised by the Village Engineer, shall specify
street construction standards for all nonresidential areas.
(10)
The subdivider may construct the required improvements or the
owner may furnish to the Village, prior to Planning Board approval,
a performance bond or other security sufficient to cover the full
cost of construction as estimated by the Planning Board or an engineer
designated by the Planning Board. The term of the bond or security
agreement shall not exceed three years, provided that the Planning
Board may extend the term by consent of the parties. The Planning
Board may recommend reduction in the amount of security if the amount
of building that has taken place in the subdivision is not sufficient
to warrant all the required improvements. Upon approval of the Village
Board, the Planning Board may reduce its requirements for any or all
such improvements with a corresponding reduction in the amount of
the performance bond.
(11)
If the subdivider fails to install any required improvements
within the term of the security agreement, and the term is not extended,
the Village Board of trustees may declare the performance bond or
security agreement to be in default and collect the sum remaining
payable. Upon receipt of the proceeds, the Village shall install those
improvements listed in the agreement that are commensurate with the
extent of building development that has taken place, but not to exceed
the amount of such proceeds.
(12)
The subdivider must provide fire alarm systems if the Planning
Board, advised by the Village Fire Chief, deems it necessary for public
safety taking into account current practice and building code requirements.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined with due
regard to:
(2)
The Planning Board may approve irregularly shaped or oversized blocks
resulting from culs-de-sac, parking courts or loop streets, interior
block parks or playgrounds or clustered design. Such blocks shall
include adequate off-street parking, safe pedestrian access from streets
to all lots, proper easements for utilities and provision for maintenance
or any park or open space.
(3)
The length, width and shape of blocks for commercial or industrial
use shall be suitable to their purpose, the topography and traffic
safety. Such blocks shall include provision for required off-street
parking and servicing.
B.
Design standards. Unless the Planning Board approves otherwise, the
subdivision block design shall conform to these guidelines:
(1)
Block lengths shall not exceed 1,200 feet nor be less than 400 feet,
except that blocks abutting on designated arterial streets shall be
no less than 1,000 feet and may exceed 1,200 feet.
(2)
Blocks over 800 feet in length may be required to have a crosswalk,
if necessary, to facilitate pedestrian circulation to a school, park,
recreation area, shopping center or other similar neighborhood facility.
(3)
Minimum lot depth for single-frontage lots shall be 125 feet.
(4)
Where double-frontage lots are necessary, the minimum depth of lots
shall be 150 feet.
C.
The subdivider shall place monuments at all block corners, angle
points, points of curvature in streets, points of tangency and at
such other points required by the Village Engineer or qualified appointee
of the Village Board of Trustees; however, in no case shall there
be fewer than four permanent monuments per block. In addition, the
subdivider shall place markers at all points where street lines intersect
the plat boundary and at all lot corners. The Village Engineer shall
specify the material, size and length of the monuments.
A.
General planning standards.
(1)
The lot size, width, depth, shape and orientation shall be appropriate
for the location of the subdivision and for the type of development
and use proposed according to the zoning district.
(2)
Except in clustered developments, side lots shall be substantially
at right angles or radial to street lines.
(3)
Double-frontage or reverse-frontage lots shall be permitted only
where essential for separation of residential lots from traffic arteries
or other disadvantageous use or to accommodate topography. Lots abutting
such traffic arteries or other disadvantageous use may require an
easement across which there shall be no right of access.
(4)
The subdivision plat shall provide each lot with satisfactory access
to an existing public street or to a subdivision street that may be
ceded to public use at the time of final plat approval.
B.
Design standards. Excessive depth of lots in relation to the width
shall be avoided. A proportion of 1 1/2 to one is normally considered
to be desirable.
A.
Water supply and fire hydrants.
(1)
The subdivider shall prepare a plan for water supply and submit it
to the New York State Department of Health for approval.
(2)
The design of the system, main sizes and location of fire hydrants
shall conform to the regulations of the New York State Department
of Health and additional specifications of the Water Department Rules
and Regulations of the Village of Unadilla. The system shall provide
a minimum water pressure of 20 pounds per square inch.
(3)
Under the supervision of the Unadilla Superintendent of Public Works,
the subdivider shall connect all subdivision water supply systems
to the existing Unadilla Village water system.
B.
Sanitary sewer facilities.
(1)
Public sewer available. No stormwater shall be allowed to enter sanitary
sewers. The subdivider shall submit proof of New York State Department
of Environmental Conservation approval of sewer extension plans; if
required by law, the subdivider shall prepare an offer to dedicate
sewers in a form acceptable to the Village Attorney.
(2)
Public sewers not available.
(a)
Project systems shall be designed by a licensed engineer, shall
provide a six-inch minimum size connection to each lot and shall have
a sewage disposal plant with arrangements for the operation thereof.
Construction plans and plans for the operation of the plant shall
be approved by the New York State Health Department or Department
of Environmental Conservation, if required.
(b)
Sewage disposal on the lot. Any on-lot system shall conform,
at a minimum, to New York State Health Department standards. If water
supply and sewage disposal are both on the lot, the plat shall show
the general location of each, and, in realty subdivisions, the plans
shall be approved by the New York State Department of Health. In nonrealty
subdivisions, the Planning Board shall approve and the Otsego County
Code Enforcement Officer shall inspect on-lot sewage disposal systems.
A.
The subdivider shall include in the subdivision plan a plan for managing
stormwater and controlling erosion. The plan shall show sufficient
detail and specifications to allow the Planning Board, advised by
the Village Engineer, to evaluate its environmental impacts and its
effect on community waters and the effectiveness of proposed measures
for reducing adverse impacts.
B.
Wherever possible, stormwater management shall provide for zero increase
in runoff. The plan shall show potential surface runoff after development
and provide adequate storm drainage. Storm drainage design shall be
based on the natural drainage patterns on the land to be subdivided,
the adjacent land and any existing storm drainage facilities. The
plan shall incorporate current stormwater management practices and
standards of the New York State Department of Environmental Conservation
as they apply to the project.
C.
The subdivider shall provide easements along existing streams, channels,
drainageways or other watercourses as needed.
E.
The Village Engineer, or a qualified person appointed by the Village
Board, shall make all inspections and inform the subdivider, in writing,
of any failure to conform to the approved plan. In addition to scheduled
inspections, the inspector may conduct random inspections during any
phase of construction.
F.
Storm drain construction.
(1)
Capacity. Storm drainage facilities shall provide a clear and protected
channel fully adequate to handle runoff from a five-year storm. If
feasible, the storm drainage design should accommodate heavier runoff
with minimum damage to improvements and structures. Data about the
method used to compute anticipated runoff as well as the result shall
be included in the plan.
(2)
General design. Runoff from roofs, driveways and other impervious
surfaces should be collected in short-run (300 to 400 feet) ditches
and gutters and then diverted into storm sewers or natural watercourses.
Streets should not be near watercourses unless storm sewers are planned.
To prevent damage to downstream properties, storm drainage channels
should empty into natural watercourses whenever possible subject to
approval of the Planning Board.
(3)
Open watercourses. The subdivider shall control erosion and prevent
stagnant water and swampy land, protect the capacity and provide for
the safety and good appearance of any open watercourses he/she develops.
The use of shallow, V-shaped ditches, headwalls, endwalls, seeding,
sodding, planting, riprap or other fill and maintenance easements
are measures which the Planning Board may require as part of the stormwater
management and erosion control plan.
(4)
Easements. All easements needed for stormwater drainage must prohibit
erection of structures, dumping of fill or obstruction of watercourses
without permission from the Village Board. The subdivider shall plan
property boundaries to allow drainage easements wide enough for motorized
equipment along the side and rear lot lines, except that easements
may cross properties larger than one acre.
(5)
Construction details.
(a)
Storm sewers shall have a minimum diameter of 12 inches and
a minimum grade of 0.5%.
(b)
Manholes shall be no more than 300 feet apart where pipe sizes
of 24 inches or less are used and no more than 540 feet apart where
larger sizes are installed. Manholes are required for changes in direction.
(c)
All enclosed drainagecourses shall have a sufficient grade to
create a water flow velocity of three feet per second. The Planning
Board may permit a lesser grade when circumstance will not permit
the standard grade.
(d)
To prevent water in gutters and ditches from flowing over intersecting
streets, the subdivider shall provide adequate culverts.
(e)
Depth and shape of ditches.
[1]
Where roadside ditches are permitted for runs of more than 300
feet or where subgrade drainage is necessary, the bottom of such ditch
should be below the subgrade and, at a minimum, should be approximately
18 inches below the crown of the road.
[2]
Ditches shall be V-shaped or parabolic with sides sloping at
approximately one inch vertical to three inches horizontal, except
where other cross-section plan is authorized.
A.
If the Comprehensive Plan anticipates a school, park, playground
or other public use on land within the proposed subdivision, the Planning
Board may require that land be reserved for that use, if the Board
deems the reservation reasonable.
B.
The Planning Board may require reservation of land for parks, other
recreation areas, schools or other needs created by the subdivision.
C.
If the Planning Board finds that parkland or other recreational use
is needed, the subdivider shall reserve one acre of land for each
100 dwelling units. If the total acreage to be reserved is less than
two acres or if the land is unsuitable for park development, the subdivider
may pay a fee in lieu of reservation in an amount determined by the
Village Board. The Village shall deposit all such fees into a trust
fund to be used exclusively for park, playground or other recreational
purposes, including parkland acquisition.
D.
The Planning Board may consider unusable areas or areas bordering streams or other water for recreational or open space in addition to any land required under Subsection C above.
E.
If it finds that the acreage required in Subsection C above is inadequate to anticipated needs, the Planning Board may require additional reservation of parkland or open space. In making such a requirement, the Planning Board shall take into consideration the prospective character of the development and the anticipated population density.
