The following shall be deemed to be minimum requirements and will ordinarily be waived by the Board only under circumstances set forth in Article VII hereof.
A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Town Plan and shall be considered in their relation to existing and
planned streets, to topographical conditions, to public convenience
and safety and in their appropriate relation to the proposed uses
of the land to be served by such streets.
B.
Where such is not shown in the Official Map or Town
Plan, the arrangement of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or
adopted by the Board to meet a particular situation where topographical
or other conditions make continuance or conformance to existing streets
impracticable or undesirable.
C.
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Board may require marginal access
streets, reverse frontage with screen planting contained in a nonaccess
reservation along the rear property line, deep lots with rear service
alleys or such other treatment as may be necessary for adequate protection
of residential properties and to afford separation of through and
local traffic.
E.
Where a subdivision borders on or contains a railroad
right-of-way or limited access highway right-of-way, the Board may
require a street approximately parallel to and 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 or
for commercial or industrial purposes in appropriate districts. Such
distances shall also be determined with due regard for the requirements
of approach grades and future grade separations.
F.
Where a tract is subdivided into lots substantially
larger than the minimum size required in the zoning district in which
a subdivision is located, the Board shall require that streets and
lots be laid out to permit future resubdivision in accordance with
the requirements contained in these regulations. The Board may waive
this requirement where:
(1)
A condition of final approval is that said a large
lot(s) will not be further subdivided; and
(2)
A notation is placed on the final subdivision plat
stating that the lot(s) will not be further subdivided; and
(3)
A restrictive covenant is filed in the Office of the
Dutchess County Clerk prohibiting the further subdivision of the parcel
and granting the Town the right to enforce the prohibition.
G.
Reserve strips controlling access to streets shall
be prohibited except where their control is definitely placed in the
Town under conditions approved by the Board. Certain proposed streets
may be required to be extended to the boundary line of the tract to
be subdivided to provide adequate access to tracts which may be subdivided
in the future.
H.
I.
Within a new subdivision, cul-de-sac and dead-end
roads shall be avoided to the extent practicable but may be allowed
where the Planning Board determines that a through-road is infeasible
or that a cul-de-sac road would better protect the public health and
safety. The creation of loop residential streets and superblocks may
be permitted wherever the Board finds that such type of development
will not interfere with normal traffic circulation in the area, provided
that interior parks are covered by appropriate covenants as to maintenance.
Subdivisions containing 50 lots or more shall have at least two connections
with an existing or proposed improved public street(s).
J.
Street jogs with center-line offsets of less than
125 feet shall not be permitted except with the approval of the Board.
K.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets and may be
required on all other streets.
L.
When connecting street lines on minor streets deflect
from each other at any one point by more than 10°, they shall
be connected by a curve with a radius at the center line of the street
of at least 125 feet.
(1)
On collector and arterial streets, in identical circumstances,
the following center-line curve functions shall be used:
|
Central Angle
|
Tangent
(feet)
| |
|---|---|---|
|
0°01' to 15°00'
|
100
| |
|
15°01' to 30°00'
|
150
| |
|
30°01' to 40°00'
|
200
|
(2)
Intersecting angles exceeding 40° will be given
special consideration by the Board in the case of all streets.
M.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other
street at an angle of less than 60°.
N.
Property lines and curbs at street intersections shall
be rounded with a radius of 25 feet or of a greater radius where the
Board may deem it necessary. The Board may permit comparable cutoffs
or chords in place of rounded corners.
O.
Street right-of-way widths shall be as shown on the
Official Map or Town Plan and where not shown therein shall not be
less than as follows:
|
Street Type
|
Right-of-Way
(feet)
| |
|---|---|---|
|
Arterial
|
70
| |
|
Collector
|
60
| |
|
Minor, for row houses and apartments
|
60
| |
|
Minor, for other residences
|
50
| |
|
Dead-end
|
50
| |
|
Marginal access
|
50
|
P.
Half streets shall be prohibited, except where essential
to the reasonable development of the subdivision in conformity with
the other requirements of these regulations and where the Board finds
it will be practicable to require the dedication of the other half
when adjoining property is subdivided. Wherever an approved half street
is adjacent to a tract to be subdivided, the other half of the street
shall be platted within such tract.
Q.
Dead-end streets shall not exceed 400 feet in length
as measured from the intersection with an existing or proposed public
highway to the center of the cul-de-sac circle, and shall be provided
at the closed end with a turnaround having an outside roadway diameter
of not less than 100 feet, or a diameter of less than 100 feet upon
approval of the Town Highway Superintendent. The dead-end street shall
terminate in a location approved by the Planning Board and the Town
Highway Superintendent, but the termination of a dead-end street before
the boundary of the parent parcel is to be avoided. All dead-end streets
shall terminate at the boundary of the parent parcel so as to allow
the future extension of the road through the adjoining property unless
the Planning Board, upon the recommendation of the Town Highway Superintendent,
determines that site conditions do not warrant terminating the road
at said parent parcel boundary.
R.
No street names shall be used which will duplicate
or which may be confused with the names of existing streets, either
in the city or in the Town. Street names shall be subject to the approval
of the Board.
S.
Street grades.
(1)
Street grades, wherever feasible, shall not exceed
the following, with due allowance for reasonable vertical curves:
|
Street Type
|
Maximum Percent Grade
| |
|---|---|---|
|
Arterial
|
7%
| |
|
Collector
|
7%
| |
|
Minor and dead-end
|
10%
| |
|
Marginal access
|
7%
| |
|
Alleys
|
4%
| |
|
Pedestrian walkways
|
20%
|
(2)
Wherever the grade of pedestrian walkways exceeds
20%, steps of an acceptable design shall be required.
(3)
No street grade shall be less than 1%.
(4)
Within the triangular area formed at corners by the
intersecting street lines, for a distance of 40 feet from their intersection
and the diagonal connecting the end points of these lines, visibility
for traffic safety shall be provided by excavating, if necessary.
Nothing in the way of fences, walls, hedges or other landscaping shall
be permitted to obstruct such visibility.
(5)
All changes in street grade shall be connected by
vertical curves of a minimum length equal to 15 times the algebraic
difference in the rate of grade.
T.
It is the purpose of these specifications to establish
minimum acceptable methods of street construction, including widths
and development of right-of-way, paved roadway, storm drainage and
other utilities in the Town of Poughkeepsie. Dedication of the right-of-way
will not be accepted until the developer's professional engineer or
licensed land surveyor and the Town Superintendent of Highways shall
have certified to the Town Board that the development of the street
has been completed in accordance with the approved plans which shall
conform to the following specifications. Upon receipt of a request
to accept a road as a Town road, the Town Board shall refer said request
to the Planning Board and the Town Engineer for a report thereon,
and the Planning Board and the Town Engineer shall issue recommendations
to the Town Board within 30 days of the date of said referral.
U.
The plan of the proposed street shall be prepared
by a qualified engineer properly licensed by the State of New York.
The plan shall clearly define the limits of the proposed right-of-way
and shall include the location, profile and grades of proposed roadways,
storm drainage, including culverts and other drainage structures,
and the location of easements and utilities. The plan shall first
be submitted to the Town Superintendent of Highways and/or Town Engineer,
and then to the County Superintendent of Highways when any street
drains toward a county highway, and then to the Town Planning Board
for review and approval under the applicable subdivision regulations
of the Town. Such plans so submitted shall not be altered or amended
after having been approved by the Planning Board, except after amended
plans have been resubmitted and approved as above. However, the developer
shall, at his or her own expense, provide additional storm drainage
facilities as may be ordered by the Town Superintendent of Highways
if, during the progress of the work, in the opinion of the Town Superintendent
of Highways, the Town Engineer and/or the County Superintendent of
Highways, such additional structures or facilities are necessary to
assure the durability of pavement and future maintenance of right-of-way.
A.
Alleys shall be provided in commercial and industrial
districts, except that the Board may waive this requirement where
other definite and assured provision is made for service access, such
as off-street loading, unloading and parking consistent with and adequate
for the uses proposed.
B.
The width of an alley shall be not less than 20 feet.
C.
Alley intersections and sharp changes in alignment
shall be avoided, but where necessary, corners shall be cut off sufficiently
to permit safe vehicular movement.
D.
Dead-end alleys shall be avoided where possible, but
if unavoidable shall be provided with adequate turnaround facilities
at the dead end, as determined by the Board.
A.
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where necessary and shall
be at least 12 feet wide. Wherever possible, easements shall be continuous
from block to block and shall present as few irregularities as possible.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose. Parallel streets or
parkways may be required in connection therewith.
A.
The lengths, widths and shapes of blocks shall be
determined with due regard to:
B.
Block lengths shall not exceed 1,000 feet (unless
specified by the Planning Board).
C.
Pedestrian crosswalks, not less than 10 feet wide,
may be required where deemed essential to provide circulation or access
to schools, playgrounds, shopping centers, transportation and other
community facilities.
A.
The lot size, width, depth, shape and orientation
and the minimum building setback lines shall be appropriate for the
location of the subdivision and for the type of development and use
contemplated.
B.
Lot dimensions shall be such as to conform to the rules and regulations of the State Department of Health and the requirements of Chapter 210, Zoning.
(2)
Depth and width of properties reserved or laid out
for commercial and industrial purposes shall be adequate to provide
for the off-street service and parking facilities required by the
type of use and development contemplated.
C.
All corner lots shall provide yards equal to the front
yard depth required in the zoning district in which such lots are
situated along both streets and along any required pedestrian walkway.
D.
The subdividing of the land shall be such as to provide,
by means of a public street, each lot with satisfactory access to
an existing public street.
E.
Double frontage and reverse frontage lots shall be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement of at least
10 feet and across which there shall be no right of access shall be
provided along the line of lots abutting such a traffic artery or
other disadvantageous use.
F.
Side lot lines shall be substantially at right angles
or radial to street lines.
G.
No lots shall be platted on land subject to flooding
for residential or any other use where danger to life or property
or an aggravation of the flood hazard may result. Such land may be
set aside for such uses as shall not be endangered by periodic or
occasional inundation.
A.
For a major subdivision the Planning Board may require adequate,
convenient and suitable areas for parks and playgrounds or other recreational
purposes to be reserved on the plat but in no case more than 10% of
the gross area of any subdivision. The area shall be shown and marked
on the plat "Dedicated for Park or Playground Purposes." The reservation
of land for recreational purposes shall not apply to a minor subdivision.
[Amended 12-6-2017 by L.L. No. 25-2017]
B.
If the Planning Board determines a suitable park or
parks of adequate size cannot be properly located in any such plat
or is otherwise not practical, the Board may require, as a condition
to approval of any such plat, a payment to the Town of Poughkeepsie
in lieu of land in such amounts as established by the Town Board,
and such money shall be used by the Town for park and recreation purposes,
including the acquisition of property. A payment in lieu of land shall
not apply to a minor subdivision.
[Amended 4-23-2008 by L.L. No. 8-2008; 12-6-2017 by L.L. No. 25-2017]
C.
In requiring the set-aside of land for recreation
or the payment of a fee in-lieu of recreation land the Planning Board
shall adhere to the requirements of § 277, Subdivision 4,
of the Town Law, which provides for the reservation of parkland on
subdivision plats containing residential units.
No final slope on the property shall exceed
the normal angle of repose of the soil of such slope and, except where
slope consists of a natural rock formation, in no case shall it be
greater than 1:3 unless such slope is sodded and/or supported by a
retaining wall of a design acceptable to the Planning Board.
