[HISTORY: Adopted by the Town Board of the Town of Plattekill 2-17-1993
by L.L. No. 3-1993. Amendments noted where applicable.]
It is the purpose of these specifications to establish minimum acceptable
standards of private road construction for subdivisions where approved by
the Town of Plattekill. These standards must be met and paid for by the person
or firm proposing those subdivisions utilizing private roads. These specifications
may not be used in connection with multiple-dwelling units, cluster units,
mobile home parks or any other high-density dwelling units.
A.
A plan of the proposed street shall be prepared by a
professional engineer or land surveyor so licensed by the State of New York.
The plan shall clearly define the limits of the proposed right-of-way by metes
and bounds and shall include the location, profile and typical cross section
of the proposed roadway. Storm drainage, including culverts, drainage structures
and all drainage and utility easements shall also be shown on the plan as
necessary. These plans shall be submitted to the Town Planning Board for review
and approval with the subdivision in accordance with the applicable subdivision
regulations of the town. Such roadway must not be subject to any right or
easement of others which will in any way interfere with its use as a road
at all times.
B.
The proposed right-of-way must be 50 feet in width and
is to be constructed to conform to the minimum requirements and standards
set forth below.
[Amended 7-11-2001 by L.L. No. 1-2001]
Plans submitted shall not be altered or amended after having been approved
by the Town Planning Board unless amended plans are resubmitted and approved.
However, the developer, at his own expense, shall provide additional storm
drainage facilities or utilities as may be required by the Town Planning Board,
Highway Superintendent or Town Engineer as requested by the Planning Board.
A.
PRIVATE ROAD -- A road servicing a subdivision of a maximum
of six lots all of which are restricted to the construction of one single-family
dwelling unit, in which a maintenance agreement is established between the
lot owners to maintain the road and other improvements. All lots of the subdivision
shall have frontage and shall be restricted to ingress and egress onto said
private road.
[Added 7-11-2001 by L.L. No. 1-2001[1]]
[1]
Editor's Note: This local law also repealed former Subsection
A, regarding Class 1 and Class 2 subdivisions.
B.
Final plans shall be drawn to show, and the developer
shall construct, each street in accordance with the particular specifications
for its designated classification as well as in accordance with specifications
common to all classifications.
C.
Whenever a subdivision is enlarged, thereby requiring
an upgrading of the Private Road Classification, the existing road and any
extension shall conform to the upgraded class.
[Amended 12-17-2003 by L.L. No. 5-2003]
A.
Figure[1] shows the typical cross section for a private road. This gives
the minimum required design, dimensions and construction details, which are
applicable to this specification. A minimum right-of-way of 50 feet is required.
Any private road that will exceed a grade of 8% must receive a waiver from
the Town Planning Board. The applicant shall design and construct private
roads which shall conform to the general specifications.
[1]
Editor's Note: Figure 1 is located at the end of this chapter.
B.
Criteria for waiver of 8% grade. The Planning Board may
wave the requirement of 8% grade after the following considerations have been
weighed with regard to each application.
(1)
The Planning Board refers the proposed private road to
the local Fire Department to determine if the access is adequate to service
emergency equipment.
(2)
After review of overall site topography, the Planning
Board determines that the waiver of the grade of 8% is more beneficial to
the environment than the anticipated disturbance to additional land used to
avoid a grade greater than 8%.
(3)
The Planning Board determines that due to the configuration
of the lots, the proposed road could not otherwise be built without a waiver.
(4)
The Highway Superintendent has reviewed the application,
and the Planning Board Engineer, to determine whether the requested waiver
can be accommodated while still maintaining an adequate driving condition
for the users of the proposed private road and recommendations are made for
any needed safety control devices.
(5)
The Planning Board, Planning Board Engineer, and Highway
Superintendent determines that the proposed drainage system for subdivision
can accommodate changes in drainage due to the increased grade.
Where surface water from streets must lead through other than existing
gutters and storm drains or stream channels outside the right-of-way, permanent
drainage easements having a minimum width of 20 feet shall be provided to
a point where an existing drainagecourse exists. In some cases this may include
easements over property outside the boundaries of the subdivision involved.
Natural stream or ditch channels shall have a minimum of twenty-foot-wide
permanent easements and shall be shown on the proposed plans of subdivision.
[Amended 7-11-2001 by L.L. No. 1-2001]
All private roads that have no outlet shall provide sufficient means
of turnaround. The turnaround shall have an outside right-of-way diameter
of at least 150 feet, the design of which is to be approved by the Highway
Superintendent.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
Prior to any clearing and grubbing, the developer shall
install appropriate erosion control measures, which shall include but not
be limited to hay bale silt barriers, silt fences, sedimentation traps and
temporary ditching or piping and the like, in order to prevent excessive on-site
erosion, damage to properties off site, deposit of silt or debris into established
drainage courses, streams or waterways or any other harmful effects on the
environment. The developer shall maintain these erosion control measures throughout
the construction period. The Town Superintendent of Highways may require from
the developer detailed erosion and sedimentation control plans and specifications
as part of the construction plans approval phase of the project.
B.
The developer shall be required to clear the entire width
of the right-of-way except for natural vegetation and stonewalls. The natural
vegetation and stonewalls must be cleared within:
C.
All roots and stumps shall be grubbed, excavated and
removed from the above areas. No stumps are to be buried within the right-of-way.
If stumps are to be buried on adjacent properties, their location shall be
shown on a map prepared by the developer.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
The developer shall complete the shaping of the right-of-way,
streams and ditches and easement areas to the line and grade as shown on the
approved plan and as otherwise may be directed by the Town Superintendent
of Highways. During the course of road construction, all topsoil, loam, rocks
and organic material shall be removed until a satisfactory subgrade is established.
All unsuitable or unstable materials shall be completely excavated and removed
from the right-of-way, and all rocks or boulders larger than six inches in
diameter shall be excavated at least eight inches below the finished subgrade
of the road pavement, drainage or drainage structures.
B.
Where fills are necessary to complete the required line
and grade or to backfill trenches or other excavations, the materials incorporated
in the work shall be acceptable to the Town Superintendent of Highways and
shall be placed in layers not exceeding eight inches in depth and properly
compacted to obtain a minimum density of 90%. All compaction shall continue
until the fills are firm and unyielding.
C.
The areas between the shoulder edge and the right-of-way
line must be graded and seeded in order to prevent erosion. All slopes, except
rock cuts, shall be covered with four inches of topsoil and shall be seeded,
mulched or otherwise planted to provide a hardy cover and to prevent erosion.
D.
The minimum treatment for areas not covered by pavement
is to be seeded with a perennial rye seed grass at the rate of two pounds
per 1,000 square feet and mulch (hay or straw) at the rate of 100 pounds per
1,000 square feet.
[Amended 7-11-2001 by L.L. No. 1-2001]
The foundation course shall consist of a minimum of four inches thick
item No. 4 or its equivalent over eight inches run-of-bank, shale or equivalent
material as approved by the Town Highway Superintendent. Both layers shall
be thoroughly compacted.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
The drainage system and/or culverts shall be designed
in accordance with established engineering principles. Plans for any drainage
structure other than pipe culverts, when existing or proposed, shall be submitted
in detail to the Town Engineer for approval. The minimum grade for any drainage
pipe or culvert shall not be less than 1%. The approved plans shall show the
invert elevation of the inlet and outlet and the top of grade elevations at
all drainage structures. Any deviation from the approved plans shall be on
the approval of the Town Highway Superintendent, in writing.
B.
All drainage structures shall be of the size sufficient
to carry natural water runoff and stormwater from within the development and
from adjoining properties, which normally drain across the area of the proposed
development. Additional or larger culverts and drainage structures shall be
installed and paid for by the developer if the Town Highway Superintendent
so requires.
C.
Storm drain and culvert pipe may either be reinforced
concrete pipe or bituminous-coated corrugated steel pipe, with a minimum diameter
of 12 inches across driveways and 15 inches for road drainage.
(1)
Round corrugated steel pipe and oblate corrugated steel
pipe shall conform to New York State Department of Transportation specifications,
with the following exceptions:
(a)
All corrugated steel pipe shall be galvanized and coated,
and the invert of the pipe shall be paved with bituminous material to a depth
of not less than 1/8 inch, measured over the crest of the corrugations on
the inside circumference. New York State Department of Transportation approved
polymer and Type II aluminized steel coatings are also acceptable. The minimum
steel gauge is 16.
(b)
All collars or connecting bands shall be 12 inches wide
and shall be furnished with bolts six inches long.
(2)
Reinforced concrete pipe shall be Class V and conform
to New York State Department of Transportation specifications.
(3)
All reinforced concrete pipes shall be manufactured with
slip joints or bell-and-spigot joints.
(4)
Each piece of reinforced concrete pipe shall be marked
with the specification number and the date of manufacture.
D.
Pipes of other material shall be approved by the Town
Superintendent of Highways.
If it is necessary to intercept and carry away groundwater within the
limits of the right-of-way, to protect the stability of the roadbed, underdrains
shall be installed in accordance with standard engineering principals. Perforated
pipe or porous wall pipe having a minimum diameter of four inches, encased
in six inches of three-fourths-inch clean crushed stone or crushed gravel
on all sides of the pipe shall be used for such purpose, in an amount deemed
necessary for such purpose.
Roof and cellar drains shall in no case be allowed to flow onto the
street right-of-way. Drains from sanitary sewers or septic tanks will not
be permitted to flow onto road ditches or storm drains under any circumstances.
[Amended 7-11-2001 by L.L. No. 1-2001]
The following specifications and figures show the minimum acceptable
construction for typical catch basins and curb inlets. Whenever, in the opinion
of the Town Highway Superintendent, ground conditions or other circumstances
require it, larger or heavier materials, additional materials, reinforcing
or other modifications and improvements in design and construction shall be
made as directed by the Town Highway Superintendent at any time prior to the
installation of the final surface.
A.
Catch basins shall be constructed at all points of change
of slope or alignment and at all junction points.
B.
The excavation for the catch basin is to be at a depth
of 35 inches below the designated elevation of the invert of the effluent
pipe. Crushed stone or run-of-bank gravel to a uniform depth of nine inches
leveled and compacted over the entire area under the base shall be placed.
C.
All catch basins shall be of precast concrete conforming
to New York State Department of Transportation specifications and shall be
designed to sustain an H-20 highway loading plus 25% impact load.
D.
Catch basins having a depth greater than 48 inches from
the finished surface to the top of the concrete base shall be provided with
steps. Steps shall be of wrought iron having a minimum diameter of 3/4 inch,
which shall be hot-bent to shape and hot-dipped, galvanized or plastic coated
after bending. They shall be solidly set at the time of construction and shall
extend at least four inches into the wall. The steps shall extend 41/2 inches
inside the wall of the catch basin. The top step shall be not more than 18
inches below the finished surface and thence to the base steps shall be no
more than 12 inches apart.
[Amended 7-11-2001 by L.L. No. 1-2001]
Guardrails are to be set on fill sections or other steep slope sections
where the slopes either within or adjacent to the right-of-way exceed a slope
of one vertical to two horizontal. Guard posts, beams and anchor sections
are to be approved by the Highway Superintendent and the Town Engineer. Guide
rails will be placed along the edges of the shoulders where necessary due
to severe drop-offs as determined by the Highway Superintendent and Town Engineer.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
All intersections with existing public roads shall be
constructed at right angles or as near as possible to right angles, as approved
by the Town Highway Superintendent. Sight distance, edge of pavement radii
and other applicable design characteristics for intersections are to be approved
by the Town Highway Superintendent using the criteria set forth in the latest
edition of Policy and Standards For Entrances to State Highways published
by the New York State Department of Transportation as a guide. All private
roads must intersect a town, county or state highway.
B.
Where the private road intersects a town, county or state
highway, the plans shall show the proposed type, length and diameter of pipe
and drainage flow along said highway. The pipe will be installed and paid
for by the developer under the direction of the appropriate agency. The developer
shall obtain all necessary access permits for such work.
C.
The grade of the intersecting private road with a Town
highway shall be a negative 2% for the first 25 feet of road. From this point
to the interior of the property, the desired grade of the road shall not exceed
8%. The grade of the intersecting road with a county or state highway will
be in accordance with the directives of the particular agency involved. In
all cases, the appropriate agency shall be notified of all intersections with
the public highways for approval of location, grade and drainage structures.
This shall be as specified in Figure 1.[1]
[1]
Editor's Note: Figure 1 is located at the end of this chapter.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
A road maintenance agreement or covenant shall be submitted
by the developer and approved by the Town Board to be recorded with the filed
subdivision map as well as referenced in each filed deed.
B.
All road maintenance agreements must minimally include
language that identifies the following:
(1)
All property owners are responsible and share equally
in costs associated with maintaining the right-of-way.
(2)
The maintenance of any natural vegetation and/or stone
walls allowed to remain within the right-of-way will be the responsibility
of all of the lot owners and will further identify how maintenance will be
conducted.
(3)
Identify the threshold that would require the clearance
of snow or debris from the traveled road surface. Identify the threshold in
which salt and sand will be utilized.
(4)
For any and all drainage appurtenances identify a scheduled
maintenance routine that would include inspection, scheduled cleaning and
repair standards.
(5)
Road surface and subsurface shall include inspection
schedule and repair standards. Said minimum requirements will be established
from time to time by resolution of the Town Board.
[1]
Editor's Note: Former § A118-19, regarding interpretation,
was repealed 7-11-2001 by L.L. No. 1-2001.
[Amended 7-11-2001 by L.L. No. 1-2001]
A.
Names of private roads shall be submitted to and approved
by the Town Assessor before final approval. Street signs bearing the approved
road name and designating such road as a private road shall be furnished and
installed at the expense of the developer and put in place as soon as practical,
but no later than upon completion of the road.
B.
Inspection fees will be required for all roads. The developer
shall submit a road construction cost estimate to be reviewed and approved
by the Town Highway Superintendent. The initial inspection fee is established
at 10% of the approved road cost and shall be made payable to the Town of
Plattekill. Said fund may be required to be increased if the Town Board determines
that said fees would not be sufficient to cover the costs of inspections.
If the developer neglects, refuses or otherwise does not pay the fee, the
project will cease and any permits issued by the Town will be revoked and
a stop-work order issued.
C.
If the road construction is not completed within one
year of the subdivision approval being granted, the Town Board can request
a modification in the inspection fee. At the time of such request the developer
is to submit an updated construction cost estimate to be reviewed and approved
by the Town Highway Superintendent and Town Board.
D.
No building permits shall be issued until such time as
the construction of the private road is completed. A note to such effect shall
be included on the subdivision map.
E.
Lots in the subdivision will be limited to the construction
of one, one-family dwelling unit. At any time the numbers of dwelling units
per lot or the number of lots are increased, the private road must be upgraded
to a Town road at the sole cost of the homeowners along said road. A note
to this effect shall be included on the subdivision map.
