A.
The subdivider shall be guided by the minimum planning
and design development standards in design of the subdivision.
C.
Land to be subdivided for building purposes shall
be such that it can be used safely without danger to health or peril
from flood or other menace.
D.
Where the Planning Board finds that, because of exceptional
and unique conditions of topography, location, shape, size, drainage
or other physical features of the site or because of the special nature
and character of surrounding development, the minimum standards specified
herein would not reasonably protect or provide for public health,
safety or welfare, a higher standard shall be required.
A.
Required improvements shall be installed to the satisfaction
of the Planning Board prior to approval of the final plat, or, alternatively,
the subdivider shall post a performance bond.
B.
The following are required improvements: monuments,
streets, sidewalks, street signs, street lights, curbs, gutters, water
mains, sanitary sewers, storm drains, fire hydrants and trees; except
where the Planning Board may waive or vary such improvements.
[Amended 1-5-2009 by L.L. No. 2-2009]
A.
The following are design standards for streets:
|
Collector
|
Minor
|
Cul-de-sac
| ||
|---|---|---|---|---|
|
Minimum pavement width
|
36 feet
|
30 feet
|
30 feet
| |
|
Minimum radius of curves, inner street line
|
500 feet
|
250 feet
|
150 feet
| |
|
Minimum tangent length between reverse curves
feet
|
150 feet
|
100 feet
|
100
| |
|
Minimum grades within 100 feet of center-line
intersections
|
2%
|
3%
|
3%
| |
|
Minimum braking sight distance
|
300 feet
|
200 feet
|
200 feet
| |
|
Minimum distance between center-line offsets
|
300 feet
|
200 feet
|
200 feet
| |
|
Angle at intersections of street center lines
|
85° - 95°
|
85° - 95°
|
85° - 95°
|
B.
For a cul-de-sac, the maximum length shall be 600
feet, the turnaround radius shall be 50 feet, and the minimum outside
radius at the curb shall be 40 feet.
C.
Street right-of-way widths shall be as shown on the
Official Map and, where not shown thereon, shall be not less than
as follows:
|
Street Type
|
Right-of-Way Width
(feet)
| |
|---|---|---|
|
Collector
|
60
| |
|
Minor
|
50
| |
|
Cul-de-sac
|
50
|
D.
Street grades, whenever feasible, shall not exceed
the following, with due allowance for reasonable vertical curves and
with not less than 100 feet between changes of grade:
|
Street Type
|
Maximum Percentage Grade
| |
|---|---|---|
|
Collector
|
4%
| |
|
Minor
|
8%
| |
|
Cul-de-sac
|
8%
|
E.
In order to facilitate drainage, no street grade shall
be less than 0.5%. This requirement may be reduced to 0.3% if there
are street curbs or if pavement-wearing surface is smooth finished.
[Amended 1-5-2009 by L.L. No. 3-2009]
A.
Streets shall be suitably located to accommodate prospective
traffic and to afford satisfactory access to firefighting, snow removal
and road maintenance equipment.
B.
Streets shall be coordinated so as to compose a convenient
system and arranged so as to cause no undue hardship to adjoining
properties.
C.
Arrangement, width and grade of all streets shall
be considered in relation to existing and planned streets, topographic
conditions, utilities, public convenience and safety, and in their
appropriate relation to proposed land uses.
D.
Minor streets shall be planned so their use by through
traffic will be discouraged.
E.
Grades of streets shall conform as closely as possible
to original topography and shall be arranged so that building sites
are at or above street grade. Steep grades and sharp curves shall
be avoided.
F.
Where a tract is subdivided into lots much larger
than the minimum zoning district requirements, the Planning Board
may require that streets and lots be laid out to permit future resubdivision.
G.
Where the subdivision borders on an existing street
and the Village Plan or Official Map indicates plans for realignment
or street widening that would require reservation of some land of
the subdivision, the Board shall require that such areas be shown
and marked on the final plat "Reserved for Street Realignment (or
Widening) Purposes."
H.
Minimum building setback on a collector street shall
be 70 feet from the center line of such street.
I.
Cross street intersections shall be avoided, except
as important traffic intersections. A distance of at least 200 feet
shall be maintained between offset intersections. Within 100 feet
of an intersection right-of-way, streets shall be approximately at
right angles.
J.
Reserve strips controlling access to streets, water
plants or sewage treatment plants, or to other land dedicated or to
be dedicated to public use, shall be prohibited, except where their
control is definitely placed in the Village of Canastota under conditions
approved by the Planning Board.
K.
A circular turnaround shall be provided at the end
of a cul-de-sac.
L.
If adjacent property is undeveloped and a street must
have a dead end temporarily, right-of-way and improvements shall be
extended to the property line. A temporary circular turnaround shall
be provided on all dead-end streets, with notation on the plan that
land outside the street right-of-way shall revert to abutting lots
whenever the street is continued.
M.
Where such is not shown in the Comprehensive Plan,
the arrangement of a street in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of an existing principal street in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or
adopted by the Planning Board to meet a particular situation where
topographical or other conditions make continuance of or conformance
to an existing street impracticable.
N.
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 rear 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.
O.
Where a subdivision borders on or contains a railroad
right-of-way or controlled access highway right-of-way, the Planning
Board may require a street approximately parallel to and/or on each
side of such right-of-way, at a distance suitable for the appropriate
use of the intervening land, as for park purposes in residential districts.
Such distances shall also be determined with due regard for the requirements
of approach grades and future grade separations.
P.
This section shall be effective for all proposed roads
not deeded, dedicated and accepted by the Village before January 5,
2009, not withstanding what stage of approval the development is in
on that date.
Street improvements shall be installed and constructed in accordance with requirements of Chapter 185, Streets and Sidewalks, of the Village of Canastota Code.
Sidewalk improvements shall be installed and constructed in accordance with requirements of Chapter 185, Streets and Sidewalks, of the Village of Canastota Code.
A.
Length, width and shape of blocks shall be determined
with due regard to:
B.
Irregularly shaped blocks or oversized blocks, indented
by culs-de-sac, parking courts or loop streets and containing interior
block parks or playgrounds, will be acceptable when properly designed
under provisions of a planned residential development as determined
by the Planning Board.
C.
Block lengths shall not exceed 1,200 feet nor be less
than 600 feet; blocks abutting major streets shall be not less than
1,000 feet and may exceed 1,200 feet.
D.
Blocks over 800 feet in length may be required to
have a twenty-foot wide crosswalk easement to facilitate pedestrian
access.
A.
Easements shall be at least 20 feet in width and indicated
on the final plat.
B.
Where conditions are such as to make impractical inclusions
of utilities or drainage facilities within street rights-of-way, easements
shall be provided, centered on rear or side lot lines with access
to the street.
C.
The Planning Board may require easements for pedestrian
access to schools, public open space or streets, and a paved walk
to be installed.
A.
Monuments shall be stone or concrete with a one-inch
diameter metal pipe at least two feet long set in the center, located
in the ground at final grade level, and indicated on the final plat.
B.
Permanent monuments shall be set at all corners and
angle points of subdivision boundaries and at all street intersections
and points of curve.
C.
Lot corner markers shall be located.
A.
Except as hereafter provided, lands comprising at
least 5% but not to exceed 10% of the total area to be subdivided
shall be reserved for public recreation purposes in a location with
suitable public access within the subdivision as determined by the
Planning Board.
B.
The Board shall require that the final plat show public
recreation sites and may require that the developer grade any such
areas. Such areas may be dedicated to the Village by the subdivider
if the Board of Trustees approves such dedication.
C.
In the event that the Board does not approve dedication
of such land, all lands designated on the plat as public recreation
area shall be retained in private ownership and shall be subject to
such conditions as the Board may establish on the subdivision concerning
access use and maintenance of such lands as deemed necessary to assure
the preservation of such lands for their intended purposes. Such conditions
shall be shown on the final plat prior to approval and recording.
A.
In cases where the Planning Board determines that
suitable public recreation area cannot be properly located in a subdivision,
it may waive the requirement. In this event the Board shall require,
as a condition of final plat approval, a payment to the Recreation
Land Acquisition and Improvement Trust Fund.
B.
Such payment shall be determined by the Board of Trustees
in accordance with an equitable and standard fee schedule related
to either gross area of the subdivision or number of dwelling units
proposed. Payment shall be made at the time of final plat approval.
C.
The Recreation Land Acquisition and Improvement Trust
Fund shall be used either for acquisition of land suitable for public
recreation purposes or for improvement of existing recreation areas.
On a residential lot where no trees exist, two
new trees shall be planted, at least five feet outside the right-of-way.
New trees shall measure at least one inch in diameter at a point six
inches above grade level. Trees shall be hardy, suitable to local
soil and climate, and shall be of species approved by the Planning
Board.
A.
Outstanding natural features of the site, trees, watercourses
and similar assets shall be preserved as far as possible by harmonious
design.
B.
Trees shall be preserved where possible unless they
are within the right-of-way of a proposed street.
C.
Topsoil removed during grading shall be replaced except
in proposed streets, driveways and building locations.
A.
Adequate stormwater drainage systems shall be required
in subdivisions, designed by an engineer, to be approved by the Planning
Board.
B.
Rights-of-way for stormwater drainage must be sufficient
to handle discharge anticipated from the property being subdivided
and runoff that will occur when property at a higher elevation in
the drainage basin is developed, based on ten-year storm conditions.
C.
The subdivider's engineer shall study the effect of
the subdivision on existing drainage facilities downstream. Where
it is anticipated that runoff incident to development of the subdivision
will overload existing drainage facilities during a ten-year storm,
the Board shall not approve the subdivision until provision has been
made for improvement of the downstream facility.
D.
Where a subdivision is traversed by a watercourse
or drainageway, there shall be provided a stormwater drainage easement
of such width as to encompass the twenty-five-year flood area of such
watercourse, which easement shall be indicated on the final plat.
E.
Land unsuitable for residential occupancy due to flood
hazard shall be set aside for such uses as are not endangered by periodic
inundation.
F.
A stormwater drainage system shall be installed and constructed in accordance with requirements of Chapter 163, Sewers and Sewage Disposal, of the Village of Canastota Code.
G.
A storm drainage system shall be constructed by the
subdivider in accordance with procedures and standards of the State
Department of Health.
The following public utility improvements shall
be installed:
A.
Fire protection hydrants shall be of size, type and
location specified by the New York Fire Insurance Rating Organization
and the Canastota Fire Department.
[Amended 8-17-1998 by L.L. No. 3-1998]
B.
Streetlights: Poles, brackets and lights shall be
of a size, type and location approved by a power company.
C.
Electricity: Poles and power lines shall be approved
by a power company.
D.
Utility services: Such services shall be located six
to eight feet from the street property line to the center line of
the utility service between the sidewalk and curbline.
