Unless required or approved pursuant to review and approval
of an engineer for the village and approval of the Planning Board,
the following standards shall apply.
A.
Conformity with General Plan. The arrangement, width, location and
extent of major streets and all minor streets shall conform to and
be in harmony with the Official Map for the village. Streets not in
the General Plan shall conform to the recommendation of the Planning
Board based on existing and planned streets, topography, public safety,
convenience and proposed uses of land. The Village Superintendent
of Public Works or the Village Engineer shall be consulted by the
Planning Board for an advisory opinion before the approval of any
new street.
B.
Arrangement. Residential minor streets shall be designed to discourage
through traffic whose origin and destination is not within the subdivision.
C.
Location. When a proposed subdivision is adjacent to or contains
a state highway, the Planning Board may seek information from the
New York State Department of Transportation as to the status of said
highway in reference to right-of-way direction. The Planning Board
may require a marginal street approximately parallel to and on each
side of such right-of-way at a distance suitable for an appropriate
use of the intervening land, as for park purposes in residential districts
or for commercial or industrial purposes. Such distance shall also
be determined with due regard for the requirements of approach grades
and future grade separation.
D.
Intersections. Streets shall intersect one another at angles as near
to a right angle as possible, and no intersections of streets at angles
of less than 80° shall be approved. Street intersections shall
be rounded with a minimum radius of 25 feet measured at the right-of-way
line when said intersection occurs at right angles. If an intersection
occurs at an angle other than a right angle, it shall be rounded with
a curve of radius acceptable to the Planning Board. Street jogs with
center-line offsets of less than 125 feet shall be avoided.
E.
Dead-end streets. Each dead-end street shall be provided with a turnaround
deemed sufficient by the Village Superintendent of Public Works or
the Village Engineer for snowplowing. Dead-end streets designed to
be so permanently shall not be permitted unless provided with a turnaround.
F.
Half streets. Dedication of half streets shall be prohibited.
G.
Access. In marine development, and business, commercial and industrial
zoned districts, definite and assured provision shall be made for
service access, such as off-street parking, loading and unloading,
consistent with and adequate for the uses proposed.
H.
Names and numbers. Names of new streets shall not duplicate existing
or platted streets. New streets which are extended or in alignment
with existing streets shall bear the name of the existing streets.
House numbers shall be assigned by lots.
I.
Street signs. The subdivider shall provide and erect street signs
of a type to be approved by the Village Board at all street intersections
prior to acceptance of the constructed streets.
J.
Trees. If streetside trees are provided, they should be outside of
the street right-of-way and planted in such a manner as not to impair
visibility at any corner or corners.
K.
Standards for street design are as follows:
|
Design Element
|
Minor
|
Major
| |
|---|---|---|---|
|
Minimum width of right-of-way
|
50 feet
|
60 feet
| |
|
Minimum width of pavement
|
20 feet
|
20 feet
| |
|
Minimum width of shoulders*
|
6 feet
|
6 feet
| |
|
Minimum radius of horizontal curves
|
150 feet, except for street intersection corners
|
400 feet
| |
|
Minimum length of vertical curves
|
Shall be such that a line of sight of at least 100 feet exists
measured 3 feet above the street surface
|
200 feet
| |
|
Minimum length of tangents
|
100 feet, except where, between excessive grades, reverse curves
may be reduced to reasonable grades by shortening tangent
|
200 feet
| |
|
Maximum grade
|
10%, except that grades up to 14% may be approved on short runs
|
6% to 8%
| |
|
Minimum grade
|
1%
|
1%
| |
|
Minimum braking sight distance
|
200 feet
|
300 feet
| |
|
*NOTE: May be reduced at the discretion of the Planning Board
when curbs are provided.
| |||
A.
Street improvements shall be installed at the expense of the subdivider.
B.
Streets shall be built with:
(1)
Subgrade, which shall be rough graded the full width of the street
right-of-way and compacted the full width between the outer edges
of the curbs and gutter. The subbase shall consist of a suitable gravel
and stone material and be compacted to a depth of 12 inches.
(2)
Base course, consisting of a suitable gravel and stone material not
larger than No. 2, approved by the Village Superintendent of Public
Works, at least 12 inches in depth after compaction.
(3)
Binder course, which shall consist of one and one-half (1 1/2)
inches of an asphalt/concrete mixture.
(4)
Top course, which shall consist of one and one-half (1 1/2)
inches of asphalt/concrete mixture.
(5)
Accordance with any other specifications required by the Village
Engineer.
C.
Time of year (temperature and moisture) shall be considered.
Sidewalks may be required and 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 detail specifications
of the Village Engineer approved by the Planning Board.
C.
Sidewalks shall be concrete and have a minimum width of four feet
in residential areas and five feet in commercial and industrial areas,
except where it would result in a conflict in the extension of existing
sidewalks.
Utilities will be required and shall be installed at the expense
of the subdivider as follows:
A.
Fire protection. Hydrants shall be Kennedy K-11 or K-81A with thrust
blocks and valved for repairs and provided by the subdivider with
the approval of the Village Engineer.
B.
Streetlighting. Poles, brackets and lights shall be of size, type
and locations approved by the Planning Board and the local power company.
The subdivider shall contact the local power company to ascertain
the location of poles, lights (sodium vapor preferred) and transformers,
wiring and any other requirements mandated by the power company.
C.
Electricity. Power lines shall be placed underground and shall be
approved by the Planning Board and power company. The subdivider shall
contact the local power company for locations and other requirements
of transformers and other equipment.
D.
Utility service. The local power company shall be contacted for verification
and location of power transformers and contractor requirements for
individual dwelling services.
E.
Cable television and telephone. Cable television and telephone lines
shall be placed underground. The subdivider shall contact the local
cable and telephone companies for locations of other requirements.
Potable water for domestic, commercial and fire protection use
shall be provided as follows:
A.
All water mains and lines, as shown on the preliminary plan, shall
be installed from each lot to the municipal supply. Where no municipal
supply is available, it must be furnished by the subdivider on a project
or individual-lot basis with sufficient flows for fire protection.
All waterlines shall be buried not less than five feet underground.
B.
All piping required for transmission and distribution must conform
to current AWWA standards and specifications and must conform to New
York State Department of Health regulations.
C.
All water mains shall be a minimum of eight inches in diameter, ductile
iron class 50, with all valves class 250 or better. Service laterals
shall be type K, copper, and multifamily dwellings shall have a New
York State Department of Health approved backflow inhibitor.
D.
Curb stops shall be provided for each residence and each residence
shall be metered at the owner's expense with an external meter.
E.
All water supply systems shall be approved and built in accordance
with any other specification or requirement set forth by the Village
Engineer and approved by the Planning Board.
A.
All necessary mains and laterals for connection from the lots to
the public sewage system as shown on the preliminary plan shall be
installed by the subdivider at his expense. All gravity sewers shall
be eight-inch minimum diameter and shall be constructed of PVC SDR-35
or better. Force mains shall be constructed of ductile iron class
50 or better. If public disposal is not available, such private facilities
must be installed by the subdivider in accordance with all prevailing
New York State Department of Health and Department of Environmental
Conservation rules and regulations. Any and all local regulations
must also be adhered to.
B.
Dry sewers may be required in those parts of the village deemed to
have sufficient population density or potential to merit community
sanitary sewer systems in the future. Such requirements shall be in
harmony with the General Plan for the village.
C.
Sanitary and storm sewers shall be separated.
D.
All provisions of Chapter 20, "Design of Sewers," from the text "Recommended Standards for Sewage Works" shall prevail.
E.
Where feasible, and given village express approval, proposed storm
sewers shall tie to the existing village system.
F.
Any other details or specifications suggested by the Village Engineer
and approved by the Planning Board shall be complied with.
Surface drainage shall not be allowed to drain on adjacent properties.
Surface drainage shall be collected via catch basins conveyed via
underground storm sewers to natural drainage areas such as wetlands,
creeks or rivers. A drainage plan shall require approval by the Planning
Board. The subdivider shall secure all governmental permits required
for surface drainage.
A.
Location. All lots shall abut by their full frontage on public streets
to ensure suitable access, excepting island lots. Island lots shall
be provided suitable water or road access.
B.
Dimensions. The lot size, width, depth, shape and area shall comply with the applicable provisions of Chapter 150, Zoning.
C.
Double-frontage lots. Lots fronting on two streets, other than corner
lots, shall be discouraged.
D.
Pedestrian easements. In order to facilitate pedestrian access from
streets to schools, parks, play areas or nearby streets, 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.
F.
Lot lines. Side lot lines shall be approximately at right angles
to the street or radial to curved streets. On large-size lots and
except when indicated by topography, lot lines shall be straight.
G.
Corner lots. Lots for residential use shall have extra width to permit
appropriate building setback from and orientation to both streets.
Unique physical features such as historic landmarks and sites,
rock outcrops, hilltop lookouts, desirable natural contours and similar
features shall be preserved where possible. Also streams, lakes, ponds
and wetlands should 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 to be made available by one of
the following methods:
(1)
Dedication to 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 park or parks of adequate
size cannot be properly located in the plat or are otherwise not practical,
the Board may require, as a condition to approval of the plat, a payment
to the village of a sum to be determined by the Village Board, 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 plants and other
community purposes not anticipated in the General Plan.
As a safety measure for the protection of the health and welfare
of the people of the village, that portion of a proposed lot which
is found to be unsuitable for subdivision 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 approved by
the Board of Trustees covering the cost of the required improvements.
