The design standards listed below shall be incorporated in all proposed
plans.
Land shall be suited to the purposes for which it is to be subdivided.
In general, the Planning Board shall take the following factors into consideration
prior to the approval of any subdivision plan:
A.
Safeguards against flooding.[1] Subdivisions laid out on land subject to periodic flooding shall
not be approved unless adequate safeguards against such hazards are provided
by the plan. The following criteria shall be followed in making this decision:
(1)
All such proposed developments are consistent with the
need to minimize flood damage.
(2)
Adequate drainage is provided so as to reduce exposure
to flood hazards.
(3)
Adequate drainage is provided so as not to increase the
exposure to flood hazards of adjacent lands.
(4)
All public utilities and facilities are located, elevated
and constructed so as to minimize or eliminate flood damage, these utilities
and facilities to include sewer, gas, electrical and water systems.
B.
Certain areas not to be subdivided. Areas characterized
by steep slopes, rock formations or other features shall not be subdivided
into residential lots.
A.
Generally.
(1)
Dimensions and design standards. Street dimensions and
design standards shall be in accordance with the prevailing standards as established
by the City Engineer.
(2)
Location of major streets. The location of all major
streets in the proposed subdivision shall conform in general alignment to
the traffic plan adopted by the Planning Board.
(3)
Projection of existing streets. The proposed street layout
shall provide for the continuation or projection of existing streets in the
surrounding area unless the Planning Board deems such extension undesirable
for specific reasons of topography or design.
(4)
Relation to topography. Streets shall be logically related
to the topography to produce usable lots and reasonable grades.
(5)
Minor streets. Minor streets shall be laid out to discourage
through traffic, but provision for street connections into and from adjacent
areas will generally be required.
(6)
Access to property required. Proposed streets shall be
extended to provide access to adjoining property where necessary.
(7)
Provision for street rights-of-way. Adequate street rights-of-way
shall be provided as necessary where lots in the proposal are large enough
to permit resubdivision or if a portion of the tract is not subdivided.
(8)
Provision for access streets, service alleys, reverse
frontage lots, etc. Where a subdivision abuts or contains an existing or proposed
major traffic street, the Planning Board may require marginal access streets,
rear service alleys, reverse frontage lots or such other treatment as will
provide protection for abutting properties, reduction in the number of intersections
with the major street, and separation of local and through traffic.
(9)
New half or partial streets. New half or partial streets
will not be permitted, except where essential to reasonable subdivision of
a tract in conformance with the other requirements and standards contained
herein and where, in addition, satisfactory assurance for dedication of the
remaining part of the street can be secured.
(10)
Tracts bordering existing half or partial street. Wherever
a tract to be subdivided borders an existing half or partial street, the other
part of the street shall be plotted within such tract.
(11)
Dead-end streets. Dead-end streets shall be prohibited,
except as stubs to permit future street extension into adjoining tracts or
when designed as culs-de-sac.
(12)
Reserve strips. New reserve strips, including those controlling
access to streets, shall be avoided.
B.
Street intersections.
(1)
Angle of intersections. Streets shall be laid out to
intersect as nearly as possible at right angles. No street shall intersect
another at an angle of less than 60°.
(2)
Multiple intersections. Multiple intersections involving
the junction of more than two streets shall be avoided. Where this proves
impossible, such intersections shall be designed with extreme care for both
pedestrian and vehicular safety.
(3)
Size of clear-sight triangles. Clear-sight triangles
of 40 feet measured along street lot lines from their point of junction shall
be provided at all intersections, and no building shall be permitted within
such sight triangles.
(4)
Distance between intersections. To the fullest extent
possible, intersections with major traffic streets shall be located not less
than 800 feet apart, measured from center line to center line.
(5)
Streets entering opposite sides of another street. Streets
entering opposite sides of another street shall be laid out either directly
opposite one another or with a minimum offset of 125 feet between their center
lines.
(6)
Curb radii. Minimum curb radii at street intersections
shall be 15 feet for intersections involving only minor streets, 25 feet for
intersections involving other type streets, or such greater radius as is suited
to the specific intersection.
(7)
Inadequate right-of-way width. Where a subdivision abuts
or contains an existing street of inadequate right-of-way width, additional
right-of-way width shall be required.
(8)
Leveling area required. Where the grade of any street
at the approach to an intersection exceeds 7%, a leveling area shall be provided
having not greater than four-percent grades for a distance of 25 feet measured
from the nearest right-of-way line of the intersecting street.
C.
Cul-de-sac streets.
(1)
Length. Cul-de-sac streets, permanently designed as such,
shall not exceed 500 feet in length and shall furnish access to not more than
20 dwelling units.
(2)
Turnaround. A cul-de-sac street shall be provided at
the closed end with a paved turnaround having a minimum radius to the outer
pavement edge or curbline of 40 feet.
(3)
Provision for future extension. Unless future extension
is clearly impractical or undesirable, a turnaround right-of-way of the same
width as the street shall be carried to the property line in such a way as
to permit future extension of the street into the adjoining tract.
B.
Tests of adequacy of lots. Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of Chapter 305, Zoning, are not adequate, the Planning Board may require tests, in accordance with the rules and regulations of the State Departments of Health and Environmental Conservation, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size to be necessary, the Planning Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
C.
Review to prevent health hazards in commercial subdivisions.
Where commercial subdivisions are proposed to be served by either or both
on-lot sanitary sewage disposal and water supply facilities, the lot area
and dimensions required to prevent health hazards shall be subject to individual
review and determination by the Planning Board, New York State Departments
of Health and Environmental Conservation and/or County Board of Health.
D.
Frontage. All lots shall front upon a public street.
E.
Ratio of depth to width. The ratio of the depth of any lot to its width shall not be greater than 21/2 to one, except as may be specified in Chapter 305, Zoning.
F.
Angle of side lot lines to street lines. Side lot lines
shall be substantially at right angles or radial to street lines.
G.
Remnants of land; disposition. If remnants of land exist
after subdividing, they shall be incorporated in existing or proposed lots
or dedicated to public use if acceptable to the City.
H.
Double frontage lots. Double frontage lots are prohibited,
except where employed to prevent vehicular access to major traffic streets.
A.
Dimensions. Easements with a minimum width of 10 feet
plus the width of any required pipe or other improvement shall be provided
as necessary for utilities.
B.
Location. To the fullest extent possible, easements shall
be centered on or adjacent to rear or side lot lines.
C.
Effect of watercourse in subdivision. Where a subdivision
is traversed by a watercourse, there shall be provided a drainage easement
or right-of-way conforming substantially to the line of such watercourse and
of such width as will be adequate to preserve natural drainage.
A.
Dimensions generally. The length, width and shape of
blocks shall be determined with due regard to the following:
B.
Length. Blocks shall have a minimum length of 750 feet
and a maximum length of 1,200 feet. In the design of blocks longer than 1,000
feet, special consideration shall be given to the requirements of satisfactory
fire protection.
C.
Depth of residential blocks. Residential blocks shall
be of sufficient depth to accommodate two tiers of lots, except where reverse
frontage lots are used.
D.
Pedestrian interior walks; purpose and dimensions. Pedestrian
interior walks may be required where necessary to assist circulation or provide
access to community facilities. Such walks shall have a width of not less
than 10 feet and a paved walk of not less than four feet.
A.
Duty of Planning Board. In reviewing subdivision plans,
the Planning Board will consider the adequacy of existing or proposed community
facilities to serve the additional dwellings proposed by the subdivision.
B.
Reservation for public use. Where a proposed park, playground,
school or other public use shown in the Master Plan is located in whole or
in part in a subdivision, the Planning Board may require the reservation of
such area as may be deemed reasonable. Where said area is not dedicated, it
shall be reserved for acquisition by the City for a period of three years.
C.
Adequacy of areas provided or reserved. Areas provided
or reserved for such community facilities should be adequate to provide for
building sites, landscaping and off-street parking as appropriate to the use
proposed.
D.
Layout to conform to Master Plan. The layout of the proposed
subdivision shall be in general conformity with the features or developments
proposed in the Master Plan of the City.
A.
Scope of provisions.
(1)
Streets. Every street shown on a plat that has obtained
Planning Board approval and has been recorded within 90 days of such approval
in the office of the County Clerk shall be deemed to be a private street until
such time as it has been formally offered for cession to the City and formally
accepted as a public street by ordinance of the City Council or condemned
by the City as a public street. No public municipal utility or improvement
shall be constructed by the City on any street, unless by easement, until
it has become a public right-of-way and is duly placed on the Official Map
or plan.
(2)
Standards. Minimum improvements and construction standards
required of all subdivisions shall be as set forth in this section. Where
not set forth, they shall be in accordance with the prevailing standards of
the City Engineer. Alternate improvement standards may be permitted if the
City Engineer deems them equal or superior in performance characteristics
to the specified improvements. Additional or higher type improvements may
be required in specific cases where the Planning Board believes it necessary
to create conditions essential to the health, safety, morals and general welfare
of the citizens of the City.
(3)
Examination. Design standards and required improvements
may be examined at the City Engineer's office.
(4)
Expense of improvements. Nothing in this Part 2 or in
the approval of a subdivision by the Planning Board shall be construed to
obligate the City to bear the expense of the installation of off-site improvements
unless approved by the Council.
B.
Monuments and markers.
(1)
Placement. Monuments shall be placed by the subdivider
so that the score or marked point shall coincide exactly with the intersection
of the lines to be marked and shall be set so that the top of the monument
or marker is level with the surface of surrounding ground.
(2)
Location and specifications of monuments. Monuments shall
be set at the intersection of all lines forming angles in the boundary of
the subdivision. Monuments may be of the following two types:
(3)
Location and specifications of markers. Markers shall
be set at the beginning and ending of all curves along street property lines,
at all points where lot lines intersect curves, either front or rear, and
at all angles in property lines of lots; at all corner lots, markers shall
consist of steel bars at least 15 inches long and not less than 3/4 inch in
diameter.
C.
Streets.
(1)
Standards. Required improvements shall be in accordance
with the prevailing standards of the City Engineer.
(2)
Grading, surfacing and improving. Streets and alleys
where provided shall be graded, surfaced and improved to the grades, profiles
and cross sections approved by the City Engineering Department.
D.
Public water supply.
(1)
System available. Where public water supply, in the opinion
of the Planning Board, as advised by the City Engineer, is reasonably accessible,
the subdivision shall be provided with a complete and adequate water distribution
system, including a connection for each lot and appropriately spaced fire
hydrants.
(2)
System not available. Where public water supply is not
in reasonable distance, an alternate supply, approved by the State Department
of Health, shall be furnished.
E.
Public sanitary sewer system.
(1)
System available. Where the public sanitary sewer system,
in the opinion of the Planning Board, as advised by the City Engineer, is
reasonably accessible, sanitary sewers shall be installed to adequately serve
all lots with connections to the public system. Stormwater shall be excluded
from sanitary sewers.
(2)
System not available. Where lots cannot be served by the extension of an existing public sanitary sewer, the subdivider shall obtain approval of lot sizes as provided in § 225-30B. In addition, individual septic tanks and disposal fields and/or neighborhood disposal systems shall be approved by the State Department of Environmental Conservation.
F.
Storm sewers. Storm sewers shall be installed when, in
the opinion of the Planning Board, as advised by the City Engineer, they are
deemed necessary to provide adequate drainage for the subdivision.
