Prior to an action by the Planning Board approving a final plat, the subdivider shall be required to complete, in accordance with the Planning Board's decision and to the satisfaction of the appropriate Town departments, all the street and other improvements specified in the action conditionally approving said plat and listed below or, as an alternative, to file with the Town Board a performance bond, pursuant to Article II, § 107-16, sufficient to secure to the Town the satisfactory construction and installation of the incompleted portion of required improvements. All required improvements shall be made by the applicant at his expense without reimbursement by the Town or any district therein.
A. 
The required minimum improvement specifications shall apply in all cases where a road is proposed to be dedicated in the Town, with the following exceptions:
(1) 
Roads specifically required to be of higher quality by the Board or by the Town Board.
(2) 
Roads of higher quality offered by the subdivider and acceptable to the Superintendent.
B. 
Planning Board approval of a road in accordance with these specifications shall not obligate the Town Board to accept such road as a public facility.
C. 
The requirements specified below are intended as minimum performance specifications to the greatest possible degree. Under certain conditions, indicated generally by the phrase "wherever necessary," the subdivider may be required to go beyond the minimum at the discretion of the Board. This in no way relieves the subdivider, however, from full responsibility with respect to the required overall performance.
A. 
All brush throughout the required right-of-way of all streets shall be cleared and removed from the site. On curves, an additional area shall be cleared, wherever necessary, to maintain a sight distance acceptable to the Superintendent.
B. 
At street intersections, except as noted below, all obstructions to vision shall be removed from a triangle bounded by the intersecting street lines and a line connecting the points along such lines located 60 feet from their intersection. A clear distance shall also be provided in both directions along a county road, where such is intersected with a subdivision roadway, for distances as required by the County Department of Public Works.
A. 
Topsoil shall be stripped from the bed of all proposed roadways and from all surfaces to be disturbed by cut or by fill.
B. 
A sufficient quantity of such topsoil shall be retained on the site for finish grading as required below.
C. 
Embankment and excavation slopes shall be one vertical to 1 3/4 horizontal, unless ordered or permitted otherwise by the Superintendent.
D. 
There shall be a suitable and smooth transition from embankment and excavations slopes to all existing grades.
E. 
Plans and construction of all roads, etc., shall delineate adequate subbase drainage. The adequacy of the subbase road drainage plans and construction shall be reviewed by and brought up to the standards required by the Town Superintendent of Highways.
A. 
All streets shall drain into the Town drainage system, where such exists. If no such drainage system exists, a drainage system of catch basins, storm sewers and culverts shall be installed wherever required by the Superintendent to secure and maintain a stable road base condition and to prevent water from flooding or crossing the surface of any paved roadway.
B. 
Storm drainage facilities shall be planned in accordance with Article IV so as to provide a clear and protected channel fully adequate to handle runoff from a five-year storm and shall be designed so that heavy runoffs which exceed the capacity of the channels can be handled with the least possible damage to improvements and structures.
C. 
The Rational Method shall ordinarily be used in computing runoff unless the Superintendent directs otherwise however, the following minimum requirements shall be met:
(1) 
Storm sewers shall have a minimum diameter of 12 inches and a minimum grade of 0.5%.
(2) 
Manholes shall not be more than 300 feet apart where pipe sizes of 24 inches or less are used, and not more than 540 feet apart where larger sizes are installed.
(3) 
Special sections of ten- to fifteen-foot radii shall be installed where abrupt changes are made in alignment.
(4) 
Culverts shall be laid on a suitable base with a minimum grade of 1% and shall have a minimum cover of 12 inches to the finished grade at the shallowest point.
D. 
Any necessary storm sewers and culverts shall be of reinforced concrete, corrugated steel, cast iron or an equal acceptable to the Superintendent.
E. 
Curbs and gutters, if such are required by the Board, shall be installed with plans, materials, specifications and procedures acceptable to the Superintendent.
F. 
Stormwater from subdivisions having a gross property area of five acres or more shall not be directly discharged to watercourses or tributaries thereof.
G. 
All subdivisions whose gross property area exceeds 5.0 acres shall dispose of all stormwater by means of a recharge basin.
H. 
The requirements appearing above are minimal and additional drainage facilities may be required by the Town.
A. 
Facilities for water and sewerage shall be provided in each subdivision in accordance with the requirements of the appropriate agency having jurisdiction over the planning and installation of these in the area of the subdivision; however, the following minimum requirements of the Town shall be met:
(1) 
Central water supply systems shall be designed with adequate pressures, mains and fire hydrants to meet the Association of Fire Underwriters' specifications for a Class B protected area.
(2) 
All water mains shall be at least eight inches in diameter and of ductile, iron, PVC or other acceptable material as specified by Columbia County Department of Health regulations.
(3) 
Sanitary sewers shall not be used for stormwater drainage.
(4) 
Central sewerage systems shall provide a four-inch minimum size connection to each lot.
(5) 
Water and wastewater facilities must be designed on the basis of continuous occupancy.
B. 
The installation of all utilities and all other subsurface work must be completed before the streets are paved.
C. 
Not later than three days prior to the time any utility work is proposed to be covered up, the subdivider shall notify the designated Town inspector that the work is ready for his inspection.
D. 
No utility lines shall be covered without having been inspected and certified to be acceptable by the appropriate officer of the Town.
The Board may accept assurance from each public utility company whose facilities are proposed to be installed. Such assurance shall be in writing, addressed to the Board, stating that such public utility company will make the installations necessary for the furnishing of its services within a specified time, in accordance with the final plat.
A. 
The roadway shall be laid on stable material acceptable to the Superintendent.
B. 
Minimum requirements for street pavement shall be as follows:
(1) 
Ten inches of compacted, approved bank run gravel topped with eight inches of compacted processed gravel, both courses being at least 32 feet wide to allow for setting of curbing on pavement.
(2) 
Three inches of compacted binder course finished with one inch of compacted fine top course of bituminous concrete 32 feet wide, with bituminous concrete curbing installed to leave a paved road width of 30 feet curb to curb.
(3) 
All of the items above shall be in accordance with Cross Section A shown below:
(4) 
Each structure adjacent to a road shall have, as a minimum, a driveway of sufficient size to accommodate at least two vehicles. Vehicles shall not be parked on Town roads during or following snow storms occurring between November 15 and April 15.
(5) 
Any contractor using Town roads shall be responsible for and repair or replace any Town road damaged by his/her operations (moving heavy equipment, etc.) and to this end shall receive from the Town Highway Superintendent, in writing, a route designated that he/she shall use in getting to and from the project site.
(6) 
Any utility repairs or replacement performed in the Town road right-of-way requiring replacement of material as a result of trenching, digging, unearthing, etc., shall be performed employing gravel. The quality of the gravel employed, the placement and depth of courses, as well as the compaction procedures, shall be as approved and directed by the Town Superintendent of Highways. Generally, maximum depth of each lift shall not exceed 10 inches in thickness. Each layer shall be compacted with approved compaction equipment in a manner as to achieve a minimum soil density of at least 95% as determined by the Standard Proctor Test. The Town Highway Superintendent reserves the right to require, as he sees fit, the services of a laboratory-trained technician of the Town's choice to be present at the site and perform soil density tests, etc. The cost of the technician, etc., shall be borne by the entity working in the Town right-of-way.
C. 
The roadway shall be of bank run gravel of a quality and grade acceptable to the Superintendent or approved equal. It shall be 10 inches thick after compaction. Wherever necessary because of unstable subgrade conditions, there shall be an additional four-inch base course of one-and-one-half-inch or larger stones of uniform dimension.
D. 
The paved surface shall not be less than 28 feet wide on minor and dead-end streets and 36 feet wide on collector streets.
E. 
The paved roadway shall be centered within the required right-of-way.
A. 
Permanent monuments made of reinforced concrete six inches by six inches by 36 inches and set in the ground so as to project six inches above finished grade shall be placed at all corners and angle points of the boundaries of the tract to be subdivided, as well as at all block corners, angle points, points of curvature and points of tangency in streets and at intermediate points as required by the Superintendent.
B. 
In no case shall there be less than four permanent monuments per block.
C. 
At least one monument in each subdivision shall be related to the United States Geodetic Survey system and shall bear the true elevation above sea level.
D. 
Monuments shall be set so as to prevent movement by frost upheaval and other pressures.
E. 
Markers of a material, size and length suitable to the Town Engineer shall be placed at all points where road lines intersect plat boundaries and at all lot corners.
A. 
Sidewalks shall be provided when considered necessary by the Board for pedestrian safety.
B. 
Sidewalks shall be made of three-thousand-pound reinforced concrete and shall be laid in five-foot sections four feet wide by five inches deep, except that at driveways the required depth shall be eight inches.
Guardrails or guard posts shall be erected wherever necessary to protect motorists and property and shall be installed where required by the Superintendent.
All surfaces from the roadway to the property line shall be finish graded with an established ground cover of hardy grass or planted with ivy, myrtle or other suitable ground cover in sufficient quantity to stabilize any slope present.
A. 
In open lots, trees shall be planted along a line parallel to and five feet distant from the street right-of-way. The minimum distance between centers along this line will be 100 feet, and at least one tree shall be planted per open lot.
B. 
Trees to be planted will be spaced evenly across the street from one another.
C. 
Any of the following tree types, or such other type as may, from time to time, be listed by the Board, are recommended for tree planting along streets on private property:
(1) 
Sugar maple.
(2) 
Schwedler maple.
(3) 
Norway maple.
(4) 
Red maple.
(5) 
Sweet gum.
(6) 
Scarlet oak.
(7) 
Pin oak.
(8) 
Moline elm.
(9) 
White ash.
(10) 
Silver linden.
D. 
When planted, trees shall be not less than six feet in height.
E. 
Plantings of any type shall not be permitted within five feet of the street right-of-way line.
A. 
Street name signs shall be installed at each street intersection by the subdivider according to the standards and location required by the Town and approved by the Superintendent.
B. 
Where required by the Board, street lighting standards shall be installed according to plans, specifications and procedures acceptable to the Superintendent.
A. 
With respect to stormwater, potable water and wastewater connections, extensions, etc., the Town reserves the right to specify type and method of installation, as well as the class and size of all conduits employed, type and location of connections, road crossings, valves, hydrants. etc. The Town also requires the applicant to furnish all equipment, personnel. etc., necessary; to satisfactorily perform pressure and leakage tests on water conduits and exfiltration and/or infiltration tests, along with alignment test on sewer and stormwater conduits.
B. 
Acceptable types of conduits.
(1) 
The list of acceptable types of conduits and minimum thicknesses to be employed shall be as follows:
(a) 
Wastewater conduits.
[1] 
Ductile iron pipe: Thickness Class 51.
[2] 
Cast-iron soil pipe: Extra heavy (XH).
[3] 
PVC pipe, four inches and larger: SDR 35, ASTM D 3034.
[4] 
PVC pipe, under four inches: Schedule 40.
[5] 
Perforated distributors, four inches: SDR 35, one-half-inch holes, thirty-six-foot centers, facing downward.
(b) 
Potable-water conduits.
[1] 
Ductile iron pipe: Thickness Class 52.
[2] 
PVC pipe, four inches and larger: Class 150 (DR18).
[3] 
PVC pipe, under four inches: Schedule 40.
[4] 
Copper: K Weight.
(c) 
Drainage conduits.
[1] 
Corrugated steel pipe: thickness sixty-four thousandths (0.064) inch.
(2) 
At the discretion of the Board, other types and/or thicknesses of conduits may be considered for use if rationale is demonstrated to the satisfaction of the Board.