Utilities and street improvements of a subdivision
shall be in accordance with the following regulations.
A. Public water. Public water facilities shall be provided
per plans approved by the City Engineer.
B. Public sanitary sewer. Sanitary sewers shall be provided
per plans approved by the City Engineer with final approval by the
New York State Department of Environmental Conservation.
C. Storm sewer. Storm sewer system and other drainage
improvements shall be provided per plans approved by the City Engineer.
D. Streets.
(1) Right-of-way and street widths shall be as follows:
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Primary Streets
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80 foot right-of-way 48 foot pavement width
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Secondary Streets
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66 foot right-of-way 36 foot pavement width
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Residential Streets
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50 foot right-of-way 30 foot pavement width
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(2) The subdivider shall, at his or her expense, completely
construct all streets necessary to serve the proposed development
in accordance with City specifications and submitted plans approved
by the City Engineer. The City shall inspect all construction. The
subdivider shall pay for all independent testing required for City
approval. Following completion, the subdivider may petition the City
for dedication of the streets into the City’s street system.
Acceptance of dedication shall be subject to approval by the City
Council upon recommendation by the City Engineer.
[Amended 6-22-2009 by L.L. No. 4-2009]
E. Sidewalks. Four-inch fiber-reinforced concrete walk
(six-inch across driveways) shall be provided on all streets. The
width shall be five feet.
[Amended 6-22-2009 by L.L. No. 4-2009]
F. Street signs. Street name signs shall be provided
at all intersections. Sign construction shall conform to city standards.
G. Natural features.
[Amended 6-22-2009 by L.L. No. 4-2009]
(1) The
subdivision shall be designed with consideration being given to the
preservation of natural features. Precautions shall be taken to protect
existing trees and shrubbery during the process of grading the lots
and roads. The developer shall not remove any trees over six inches
in diameter at breast height (DBH) from the site without City Planning
Board approval. In the event any trees over six inches' DBH are removed
from a site, the developer shall replace each tree at a ratio of two
to one.
(2) The
subdivider shall preserve unique physical features, such as historic
landmarks and sites, rock outcroppings, hilltop lookouts, desirable
natural contours, stands of trees and similar natural features.
H. Site surface improvements. These improvements are
required to ensure that the ecology of the subdivision is not adversely
disturbed, that the subdivision presents an attractive appearance,
that it is properly paved and monumented and that all improvements
are recorded on the final plat for approval by the City.
[Added 6-22-2009 by L.L. No. 4-2009]
(1) Erosion
control. The developer shall preserve unique physical features, such
as historic landmarks and sites, rock outcroppings, hilltop lookouts,
stands of trees, desirable natural contours and similar natural features
in designing a project.
(a) Erosion and sediment control shall conform to all requirements established
by the City Engineer and applicable state and federal laws and regulations.
(b) During the development process, the developer shall expose the smallest
practical area of land at any one time. Proper erosion control measures
shall be in place prior to any area being disturbed. Examples of normal
erosion control are straw baling, silt dams made of synthetic materials
and siltation collective depressions.
(2) Topsoil.
(a) Topsoil moved during the course of construction should be stored
in such manner as to allow for minimum volume to be stacked or stored
at any one time. The stacking or storage period should be kept as
short as possible.
(b) Storage and redistribution of topsoil should be consistent with the
phasing of construction for the purpose of reducing the need for the
storage of large volumes of topsoil. Topsoil shall be redistributed
so as to cover all areas of the subdivision adequately to a minimum
depth of eight inches for each lot and shall be stabilized by seeding
or planting. Topsoil piles shall be stabilized by seeding. Permanent
removal of topsoil from areas of proposed road and utility construction
requires prior permission of the Director of Public Works as part
of the permit required by this chapter. Prior to said removal authorization,
the applicant shall demonstrate that sufficient topsoil will remain.
A minimum of eight inches of topsoil must remain for portions of the
site not covered by structures, sidewalks, parking areas, roadways
or driveways.
(c) Temporary vegetation and/or mulching should be provided to prevent
potential erosion problems during construction.
(d) Upon completion of the project, the subdivider shall not be permitted
to leave any hills or mounds of dirt around the tract. All surfaces
should be restored within six months of the time of completion of
the section of the subdivision.
(e) Upon completion of the project, the subdivider shall not be permitted
to leave any surface depressions which will collect pools of water
except as may be required for retention of stormwater runoff.
(f) All fill introduced to the project site to meet grading requirements
as approved by the City Engineer shall be pre-approved as to quality
and source.
(3) Fill.
To achieve required grades within the subdivision, any fill introduced
to the property must have written verification as to the source of
the fill, and such fill must be approved by the City Engineer. Designs
should be developed so as to discourage the introduction of fill to
a property so as to utilize the natural setting of the property and
to encourage the preservation of mature vegetation.
I. Landscaping.
Landscaping is the improvement of land by contouring and decorative
planting, which includes vegetative ground cover.
[Added 6-22-2009 by L.L. No. 4-2009]
(1) All
lots which are disturbed during the course of construction and which
are not covered by structures or paving shall have a minimum vegetative
ground cover to prevent erosion.
(2) Planting
strip. The area between the sidewalk and the curb shall have turf
established. No trees shall be planted in the planting strip.
(3) Additional
landscaping may be recommended by the Planning Board to screen or
buffer the subdivision from a visually noncompatible use.
(4) Tree
planting. Adequate tree planting shall be completed. Tentative tree
species will be indicated on the preliminary plat. At least one shade
tree shall be provided per residential lot. Tree planting is prohibited
within five feet of the sidewalk. Trees shall be at least 2 1/2
inches' DBH at the time of planting. Trees must be adequately supported
by guy wires until firmly rooted. All tree plantings/landscape plans
shall be reviewed and approved by the Planning Board.
J. Other improvements. The Planning Board may require
any other improvement construction requirements that are in keeping
with the health, safety, morals and general welfare of the citizens
of the city.
K. Special facilities. If in the opinion of the City
Engineer, the specifications for any improvements in a subdivision
require the subdivider to install facilities over and above the basic
subdivision requirements, these facilities shall be deemed special
facilities and the following method shall be used to determine cost
responsibilities.
[Amended 6-22-2009 by L.L. No. 4-2009]
(1) The City Engineer shall determine the total area benefited
by proposed installation.
(2) The subdivider shall pay for the cost of the facility
or facilities required for his or her use, and the City shall fund
the additional cost necessary to serve the additional area unless
that area is owned by the same subdivider, in which case the subdivider
shall pay the complete cost of the facility or facilities as required
by the City Engineer.
(3) The basic improvement costs plus the proportionate cost of any special facility (based on land areas) shall be deemed the subdivider's responsibility and §
162-21, Improvement guaranties, shall govern.
The City Engineer shall be notified 24 hours
before the contemplated installation or construction of any improvement.
The City Engineer and his or her staff shall have the power and duty
to inspect all improvements and modify or alter the engineering details
or construction as he or she believes will be in the best interests
of the general welfare of the city.