All improvements specified in the subdivision plan or required by the Planning Board in accordance with this article shall be constructed at the expense of the subdivider without reimbursement by the village or any district therein. The improvement of any existing roads that do not meet the standards of § 159-25 of these regulations shall be the responsibility of the subdivider without reimbursement by the village or any district therein. The Planning Board may condition subdivision approval upon an agreement to improve or construct existing and/or new roads, may require the posting of a bond by the subdivider or cover the cost of such improvement or construction and may require the developer to deposit a sum of money with the village to cover the cost of the village of hiring an engineer to inspect any and all improvements by the subdivider, or in the alternative to require the subdivider to pay the village a sum sufficient to cover the entire construction cost of any road improvements, which then shall be constructed by the village.
A.
Conformity with general plan. The arrangement, width,
location and extent of major roads and all minor roads should conform and
be in harmony with local highway standards adopted by the Board of Trustees.
The Village Highway Superintendent shall be consulted by the Planning Board
for an advisory opinion before the approval of any new road.
B.
Traveled road area.
(1)
The roadway should be a minimum of 24 feet in width.
The base should be constructed of a minimum of 18 inches of suitable gravel
approved by the Village Highway Superintendent. The gravel base should be
constructed with not more than a six-inch lift using at least a ten-ton roller.
The top course to be a minimum of three inches of compacted bituminous asphalt,
concrete or a comparable material approved by the Village Highway Superintendent.
(2)
Dead-end streets shall be designed with either a circular
turnaround (cul-de-sac) having a minimum right-of-way radius of 75 feet and
pavement radius of 60 feet or a T-type street-end (hammer-head) having a minimum
arm length of 60 feet each.
(3)
Roadway grades shall not exceed 7%. The roadway crown
shall be constructed at least 1/4 inch per foot. The shoulder slope from
the paved area shall be constructed at one inch per foot. The road grade at
intersections should not exceed 3% for a distance of 100 feet in any direction.
(4)
Prior to commencement of roadway excavation or fill,
stripping shall be conducted to remove all topsoil, trees, roots, organic
matter, rubbish, muck, quick sand, rock or any other material objectionable
in the judgment of the Village Highway Superintendent for the full width of
the pavement and shoulders. All trees and stumps shall be removed from the
right-of-way.
(5)
Plans shall be submitted prior to construction. They
shall indicate original ground elevations, finished grades, centerline profiles,
typical cross-sections and proposed drainage facilities. The drainage pattern
should clearly indicate direction of flow of all surface water and size and
type of drainage structures with their respective locations.
C.
Curbing. The traveled road area shall be curbed on each
side with concrete or granite curbing installed to specifications approved
by the Village Highway Superintendent.
D.
Drainage. All drainage, ditching and banks are to be construction in conformity with the Village Highway Superintendent and § 159-30.
E.
Culverts. The minimum culvert size shall be 15 inches
in diameter. The pipe shall be corrugated steel with a minimum of 16 gauge.
Culverts shall be installed where necessary as determined by the Village Highway
Superintendent. They shall be a minimum of 20 feet in length at all driveways.
Culverts beneath the roadway shall be lengths determined by the Village Highway
Superintendent. Concrete headwalls shall be constructed at all culvert ends
in conformance with the Village Highway Superintendent.
F.
Dedication.
(1)
The acceptable right-of-way shall be a minimum of 60
feet. The village shall be provided with a survey map and legal description
prepared by a New York State-licensed land surveyor. The highway boundaries
shall be clearly marked by permanent survey markers.
(2)
The village shall receive a title insured warranty deed
by properly executed conveyance.
Sidewalks are required in every subdivision; they shall be installed
as follows:
A.
Sidewalks shall be installed at the expense of the subdivider
at such locations as the Planning Board may deem necessary.
B.
Sidewalks must be constructed to comply with the detailed
specifications of the Planning Board.
C.
Sidewalks shall be concrete or other approved material
and have a minimum width of four feet in residential areas and five feet in
commercial and industrial areas.
Public utility improvements may be required and shall be installed as
follows:
A.
Fire protection. Hydrants are to be of size, type and
location specified by the Insurance Services Organization.
B.
Street lighting. Poles, brackets and lights are to be
of size, type and location approved by the local power company and shall be
compatible with any existing street lighting.
C.
Electricity. Power lines may be required to be placed
underground and shall be approved by the local power company.
D.
Utility services. Utility services shall be located from
six feet to eight feet from the back property line to the center line of the
utility service or between the sidewalk and curb line.
All parcels shall be connected to the village's public water supply
system, at the expense of the subdivider, to the approval of the Planning
Board.
A.
When deemed necessary or advisable in order to protect
the public health and welfare, individual septic systems shall be installed
at the expense of the subdivider prior to final plat approval by the Planning
Board.
B.
If, in the opinion of the Planning Board, it is feasible
and desirable to require a sanitary sewer system, such system shall be installed
at the expense of the subdivider to the approval of the Planning Board.
C.
All sanitary sewage disposal systems shall meet the requirements
of the New York State Department of Health to the satisfaction of the Planning
Board.
A.
Removal of spring and surface water. The subdivider may
be required by the Planning Board to carry away by pipe or open ditch any
spring or surface water that may exist either previous to or as a result of
the subdivision. Such drainage facilities shall be located in the street right-of-way
where feasible or in perpetual unobstructed easements of appropriate width.
B.
Drainage structure to accommodate potential development
upstream. A culvert or other drainage facility shall, in each case, be large
enough to accommodate potential runoff from its entire upstream drainage area,
whether inside or outside the subdivision. The Village Highway Superintendent
shall approve the design and size of facility based on anticipated runoff
from a ten-year storm under conditions of total potential development permitted
by the Zoning Law[1] in the watershed.
C.
Responsibility for drainage downstream. The subdivider's
engineer shall also study the effect of each subdivision on the existing downstream
drainage facilities outside the area of the subdivision; this study shall
be reviewed by the Village Highway Superintendent. Where is it anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility during a five-year
storm, the Planning Board shall notify the Board of Trustees of such potential
condition. In such case, the Planning Board will not approve the subdivision
until provisions have been made for the improvement of said condition.
A.
Location. All lots shall abut by their full frontage
on public roads to ensure suitable access.
C.
Double frontage lots. Frontings on two roads other than
corner lots shall be discouraged.
D.
Pedestrian easements. In order to facilitate pedestrian
access from roads to schools, parks, play areas or nearby roads, perpetual
unobstructed easements at least 20 feet wide may be required by the Planning
Board. In heavy traffic areas, sidewalks may be required in addition.
E.
Setback. The provisions of the Village's Zoning Law shall
apply regarding setback lines.
F.
Lot lines. Side lot lines shall be approximately at right
angles to the road or radial to curved roads. On large size lots and except
when indicated by topography, lot lines shall be straight.
G.
Corner lots. Lots for residential use shall comply with
the Village Zoning Law provisions regarding appropriate building setback from
and orientation to both roads.
Unique physical features such as historic landmarks and site, rock outcrops,
hilltop lookouts, desirable natural contours and similar features shall be
preserved where possible. Also streams, lakes, ponds and wetlands shall be
left unaltered and protected by easements. All surfaces must be graded and
restored within six months of completion of subdivision so no unnatural mounds
or depressions are left. Original topsoil moved during construction shall
be returned and stabilized by approved methods. Damage to existing trees should
be avoided.
A.
Consideration shall be given to the allocation of areas
suitably located for community purposes and be made available by one of the
following methods:
(1)
Dedication of the village;
(2)
Reservation of land for the use of property owners by
deed or covenant;
(3)
Reservation for acquisition by the village within a reasonable
period of time. Said reservation shall be made in such manner as to provide
for a release of the land to the subdivider in the event that the village
does not proceed with the purchase;
(4)
If the Planning Board determines that suitable parks
or parks of adequate size cannot be properly located in the plat or is otherwise
not practical, the Board may require as a condition to approval of the plat
a payment to the Village of Morrisville a sum to be determined by the Board
of Trustees, which sum shall constitute a trust fund to be used by the village
exclusively for neighborhood park, playground or recreational purposes, including
the acquisition of property.
B.
The Planning Board may require the reservation of such
other areas or sites of a character, extent and location suitable to the needs
of the village as water plants, sewage treatment plant and other community
purposes.
As a safety measure for the protection of the health and welfare of
the people of the village, land which is found to be unsuitable for subdivisions
due to harmful features (e.g. drainage problems) shall not be subdivided until
adequate methods are formulated by the subdivider and approved by the Planning
Board. Before final approval, the subdivider shall, in lieu of the improvements,
furnish a surety bond or certified check covering the cost of the required
improvements.
For any subdivision the Planning Board, when it deems necessary to ensure
intended nature and character of the subdivision, may require the subdivider
to include in all deeds for lots conveyed in the subdivision mutual, restrictive
covenants prohibiting certain uses upon the properties, including all uses
other than single-family residential uses. The form and language of such restrictive
covenants shall be submitted to the Village Attorney for review and approval
prior to the granting of final plat approval by the Planning Board.
