The design standards and requirements outlined in this article will be applied by the Planning Board in evaluating plans for all proposed subdivisions.
A.
Land requirements. Land should be suited to the purpose for which it is to be subdivided. The land shown on the subdivision plot shall be of such character that it can be used safely for building purposes without damage to reasonable considerations of public health, safety and welfare. In the event that the land to be subdivided is not served by a municipal water supply system, the Planning Board may require the applicant to demonstrate the source and adequacy of any water supply to said land. This may include but shall not be limited to the drilling of test wells on the site of said subdivision. This requirement shall be in addition to any other provisions of law or regulations.
[Amended 3-10-1988 by L.L. No. 1-1988; 2-17-1994 by L.L. No. 1-1994]
B.
Comprehensive Plan and Official Map requirements. The layout of the proposed subdivision shall be in general conformity with the features or developments proposed in the adopted Comprehensive Plan and the Official Map. The Planning Board will consider the adequacy of the existing or proposed community facilities to serve the uses proposed in the subdivision. Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision, the Planning Board may require the dedication or reservation of such area as may be deemed reasonable. Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
C.
On-lot sewage and water supply. Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of the Zoning Ordinance[1] are not adequate, the Planning Board may require tests, in accordance with the rules and regulations of the State Health Department, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size to be necessary, the Planning Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
D.
Easements.
(1)
Easements with a minimum width of 15 feet, plus the width of any required pipe or other improvements, shall be provided as necessary for utilities.
(2)
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
(3)
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage and to accommodate the twenty-five year flood area of such a watercourse.
E.
Blocks.
(2)
Pedestrian interior walks may be required to assist circulation or provide access to community facilities in blocks over 1,000 feet or to provide pedestrian walkway continuity within a given subdivision. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
F.
Storm drainage. Lots shall be laid out to encourage positive drainage away from proposed building areas, and wherever desirable, natural drainage courses shall be maintained.
G.
Design standards for streets.
(1)
Street right-of-way widths. Minimum right-of-way widths for all proposed streets shall conform to the requirements set forth in Table 1:
Table 1 | |
|---|---|
Street Right-of-Way Widths | |
Type of Street | Right-of-Way Width (feet) |
Arterial | 801 |
Connector | 66 |
Collector | 60 |
Minor | 50 |
Marginal access | 401, 2 |
Alley (for commercial areas only) | 30 |
NOTES: | |
|---|---|
1 | Or as specified by the New York State Department of Transportation. |
2 | The right-of-way of such a street shall be in addition to the major street to which it is adjacent and parallel. |
(2)
Geometric standards. Geometric design standards for all proposed streets shall conform to the requirements set forth in Table 2:
Table 2 | ||||
|---|---|---|---|---|
Geometric Standards for Streets | ||||
Standard | Arterial Street1 | Connector and Collector Streets | Minor and Marginal Access Streets | Alley |
Maximum grade2 (percent) | 4 | 6 | 10 | 10 |
Minimum grade (percent) | 0.5 | 0.5 | 0.5 | 0.5 |
Minimum sight distance (feet) | 600 | 400 | 150 | 30 |
Minimum center line radius for horizontal curves3 (feet) | 500 | 300 | 100 | — |
NOTES: | |
|---|---|
1 | All streets which are state highways shall conform to the applicable requirements of the New York Department of Transportation. |
2 | Vertical curves shall be required at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the minimum sight distances listed above. |
3 | Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves, and a tangent shall be required between reverse horizontal curves. |
(3)
New bituminous pavement.
 |
(a)
Subgrade. The street areas shall be graded to a depth of 17 inches below finished grades, dressed to an even surface and rolled with a ten-ton roller.
(b)
Foundation course (two six-inch layers). This course shall be constructed of a six-inch layer of bank-run gravel, with a maximum stone size of four inches. The second layer shall be a six-inch layer of crusher run or crushed bank-run gravel. The stone shall be spread by means of a spreader box in two six-inch layers, dressed to an even surface and each layer rolled with ten-ton roller. The total depth of the foundation course shall be 12 inches after rolling.
(c)
Base course (penetration).
[1]
The base course shall be No. 3-A crushed limestone, spread by means of a spreader box to a depth after filling and rolling of three inches. Bituminous material conforming to New York State Item 64-P shall be applied at the rate of 1 1/2 gallons per square yard. The surface shall then be filled with No. 1 crushed limestone, filling all voids, and rolled to true line and grade with a ten-ton roller.
[2]
The above penetration course may be deleted and substituted with a three-inch course of No. 2 binder, spread by means of a paver to a minimum finished thickness after rolling of three inches and rolled with a five- to eight-ton tandem roller.
(d)
Top course (plant mix). The finished base course shall be broomed to remove all loose material, and New York State Type 1-A, Item 51, hot-mix bituminous mixture shall be applied having a minimum finished thickness after rolling of 1 1/2 inches and rolled with a five- to eight-ton tandem roller.
H.
Street system layout.
(1)
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the municipality and they shall further conform to such county and state road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
(2)
The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless the Planning Board deemed such extension undesirable for specific reasons of topography or design.
(3)
Streets shall be logically related to the topography to produce usable lots and reasonable grades.
(4)
Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
(5)
Proposed streets shall be extended to provide access to adjoining property where necessary.
(6)
Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision or if a portion of the tract is not subdivided.
(7)
New half or partial streets or new alleys will not be permitted except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street or alley can be secured.
(8)
Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
(9)
Dead-end streets shall be prohibited except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac to serve residential areas.
(10)
New reserve strips, including those controlling access to streets, shall be avoided.
I.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 60°.
(2)
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(3)
Clear-sight triangles of 30 feet, measured along street lot lines from their point of junction, shall be provided at all intersections, and no building shall be permitted within such sight triangles.
(4)
To the fullest extent possible, intersections with arterial streets shall be located not less than 800 feet apart, measured from center line to center line.
(5)
Minor streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 150 feet, except for major streets, which shall have a minimum center offset of 400 feet.
(6)
Minimum curb radii at street intersections shall be 20 feet for intersections involving only minor streets and 30 feet for intersections involving other type streets or such greater radius as is suited to the specific intersection.
(7)
Minimum right-of-way radii at street intersections shall be 30 feet for all intersections.
(8)
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Table 1 will be required.
(9)
Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided having not greater than a three-percent grade for a distance of 100 feet measured from the nearest right-of-way line of the intersecting street.
J.
Uses fronting on arterial streets or abutting highway interchanges. Proposed uses fronting on arterial streets or located in the vicinity of a grade-separated highway interchange shall be subject to the following regulations:
(1)
Setback. All structures fronting on arterial streets or an approach highway leading to a grade-separated highway interchange shall be set back not less than 150 feet from the center line of such street or highway.
(2)
Driveway access points.
(a)
All structures fronting on arterial streets or on approach highways which lead to a grade-separated interchange shall be limited to no more than two driveway access points, except that properties which are less than 200 feet wide shall be limited to only one driveway access point with an adequate turnaround area.
(b)
Such driveway access points shall be designed in a manner which will minimize their interference with any through traffic on the arterial street or the approach highway.
(c)
Such driveway access shall not exceed 40 feet in width at any such point. If there is only one access point, there shall be an adequate turnaround.
(3)
Interchange ramp protection. The Planning Board may require that individual driveway access points and intersecting roads on any approach highway be prohibited for a distance of 1,000 feet from the end of any interchange ramp which intersects with the approach highway.
(4)
Service roads. The Planning Board may require the provision of service roads, marginal access roads, rear streets alleys, reverse-frontage lots or such other treatment as will provide protection for abutting properties or reduce the number of intersections and separate local and through traffic along any arterial street or approach highway.
K.
Park and recreation requirements.
(1)
Unless specifically waived by the Planning Board, the subdivider shall provide and dedicate a park or parks suitably located for playground or other recreational purposes and of a size sufficient to serve the proposed subdivision.
(2)
In residential areas, the minimum amount of land that may be dedicated shall be 10% of the gross acreage of the subdivision. In lieu of such a provision, the Planning Board may require as a condition to the approval of the final plat a payment to the Town for such park or recreation use, of an amount equal to the appraised value of such a piece of land having frontage on a public road as determined by the Planning Board. Any such funds received by the municipality shall be reserved and expended for the acquisition or development of park or recreation lands.
[Amended 3-10-1988 by L.L. No. 1-1998]
A.
Application. All subdivisions proposed for residential use shall conform to the provisions of this section.
B.
Residential lot sizes. The lot dimensions, areas, yards and building setback lines shall be as presently prescribed for the particular zoning district involved.
[Amended 4-10-1986 by L.L. No. 6-1986]
C.
Design of residential lots.
(1)
Unless specifically waived by the Planning Board, all lots shall front upon a public street, existing or proposed.
(2)
Side lot lines shall be substantially at right angles or radial to street lines.
(3)
If remnants of land exist after subdividing, they shall be incorporated into existing or proposed lots or dedicated to public use, if acceptable to the municipality.
(4)
Double-frontage lots are prohibited except where employed to prevent vehicular access to arterial streets.
(5)
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading.
D.
Residential blocks.
(1)
Blocks shall not be less than 600 feet in length. In design of blocks longer than 800 feet, special consideration shall be given to the requirements for satisfactory fire protection.
(2)
Residential blocks shall be of sufficient depth to accommodate two tiers of lots except where reverse-frontage lots bordering an arterial street are approved for use by the Planning Board.
E.
Cul-de-sac streets.
(1)
Cul-de-sac streets permanently designed as such shall not exceed 800 feet in length and shall furnish access to not more than 20 dwelling units. This requirement may be waived where the Planning Board determines the physical features of the site deem it necessary.
(2)
Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 70 feet.
(3)
Unless future extension is clearly impractical or undesirable, a turnaround right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
F.
Alternate design. When the number of dwelling units for a plat plan has been developed as per Subsections B through E, the developer can present his own design using the same number of dwelling units as would be used following the conventional method described in the above subsections to the Planning Board for review and the Board of Appeals for approval.
A.
Application. All commercial and industrial subdivisions shall conform to the provisions of this section.
B.
Size. Approval of lot or parcel size will be determined by the following factors:
(1)
The total area shall be sufficient to provide adequate space for off-street parking and loading, landscaping and other facilities.
(2)
Whenever possible, commercial parcels should include enough land to provide for a group of commercial establishments planned, developed and operated as a unit. In no case will narrow, highway ribbon developments be approved.
C.
Street systems.
E.
Utilities. Where possible, commercial and industrial subdivisions should be located close to public utilities. In any case, subdivisions should be provided with such utilities as are necessary to maintain adequate health standards and to dispose of commercial and industrial wastes.
F.
Location.
(1)
In general, commercial and industrial subdivisions should be located adjacent or close to major highways and transportation facilities.
(2)
Commercial and industrial subdivisions may not be located in predominantly residential areas or areas that are better suited to residential development, provided that a commercial parcel designed as an integral part of a residential subdivision will be permitted and provided that said site shall be in conformance with the Zoning Ordinance.[2]