Any subdivider who proposes to develop a subdivision
in the Town of Woodstock shall observe all general requirements for
land subdivision as herein provided.
A.
Character of land. Land to be subdivided shall be
of such character that in the opinion of the Planning Board it can
be used safely for building purposes without danger to health or peril
from fire, flood or other menace and with a minimum of detrimental
effects on the environment.
B.
Preservation of any significant existing features.
The Planning Board shall require the preservation of natural features
which add value to residential developments and to the community,
such as large trees or wooded areas, watercourses and falls, beaches,
historic spots, and similar irreplaceable assets.
C.
Conformance with Official Map and Comprehensive Plan.
Subdivision plats and improvements provided shall conform to the Official
Map and Zoning Law of the Town of Woodstock and shall be in harmony
with the Comprehensive Plan.[1]
D.
Minimum lot area. No lot in a subdivision shall have less than the minimum lot area and minimum lot dimension required by the Zoning Law for the district in which it is located, unless otherwise provided in the Zoning Law or as provided by Article VIII of these regulations.
E.
Plats with access through other municipalities. Whenever
access to a subdivision is by crossing land in another municipality,
the Planning Board may require assurance from said municipality that
such access is adequately improved or that a legally adequate performance
guarantee has been duly posted and is sufficient in an amount to ensure
the construction of the necessary road or roads.
F.
Replatting. Replatting of all or part of land covered
by an existing plat which has been laid out prior to compulsory subdivision
plat review, approval and filing shall comply with these regulations
as now required.
G.
Topography, earthmoving and grading. Where development
involves changes to topography, including earthmoving, grading, excavation
or blasting, such procedures shall be done in accordance with all
applicable codes and regulations and shall comply with the following
standards as much as possible:
(1)
Design the layout of lots, driveways, roads and all
graded areas to follow existing contours and landforms.
(2)
Minimize the length of time and extent of area of
disturbance.
(3)
Diminish the extent, height, depth and volume of cut
and fill.
(4)
Avoid blasting.
(5)
Stabilize and reclaim all disturbed areas using site-specific
materials and vegetation as appropriate.
(6)
Provide erosion control.
H.
Preservation of topsoil. No topsoil shall be removed
from any land subject to subdivision application in the Town, except
that in areas over which heavy equipment will be operated, the topsoil
shall be stripped and stockpiled on the property. When final grades
have been established and construction activities have been completed,
the property shall be suitably graded and, to the extent practicable,
recovered with topsoil, except that portion of the site covered by
buildings or included in the roads.
I.
Watercourses. Where a watercourse separates a proposed
road from abutting property, provision shall be made for access to
all lots by culverts or other permanent drainage structures. Where
a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a stormwater easement or drainage
right-of-way, not less than 30 feet in width. All such structures
and rights-of-way shall be of design and specification approved by
the designated Town Engineer and the Town Superintendent of Highways.
J.
Floodplains. If any portion of the land within the
subdivision is subject to periodic inundation or flood hazard caused
by stormwater, this portion shall be clearly indicated on any submissions
required by these regulations. In cases of doubt, the Planning Board
may require the submission of a flood hazard study delineating the
limits of the one-hundred-year floodplain. Such study shall be conducted
by a licensed professional engineer.
(1)
Land subject to flooding, and land deemed by the Planning
Board to be otherwise uninhabitable, shall not be platted for residential
occupancy nor for any such other use that may increase danger to health,
life or property or aggravate the flood hazard.
(2)
Any subdivision, including all proposed improvements
and construction, must comply with all applicable provisions of the
National Flood Insurance Act of 1968, including all amendments thereto.
K.
Wetlands/streams. Any construction or disturbance
within or near NYSDEC classified streams and wetlands should conform
to NYSDEC stream crossing or wetland disturbance permits. Otherwise
any crossing or rechannelization, grading, filling or other disturbance
to any surface water should be avoided whenever possible. Where necessary,
alteration or disturbance shall be done in a manner such that:
(1)
Development or disturbance shall comply with pertinent
requirements and standards of the Town of Woodstock Zoning Law.
(2)
Disturbance is minimized.
(3)
Natural volume and flow are maintained.
(4)
Adequate erosion and siltation control measures are
constructed and maintained.
(5)
Proposed filling or disturbance of any wet area or
wetland under the jurisdiction of the Army Corps of Engineers should
conform to pertinent standards or permitting requirements.
The subdivider shall additionally conform to all subdivision design standards as herein provided. These standards shall be considered minimum standards and shall be modified, or waived, by the Planning Board only as provided for in Article X, §§ 202-43 and 202-44 of these regulations.
A.
Lots.
(1)
Lots to be buildable. The lot arrangement shall be
such that, in constructing a building in compliance with the Zoning
Law, there will be no foreseeable prohibitions to development based
upon soils, topography or other natural conditions.
(2)
Corner lots. Corner lots shall be of sufficient dimensions
so that any structure placed thereon shall conform to the greater
of front or side building setback lines on both roads for the zoning
district in which the lot is located.
(3)
Minimum lot size. Except as provided by Article VIII of these regulations regarding cluster development, and other exceptions and modifications provided in the Zoning Law, each lot shall be no smaller than the minimum lot area and lot dimensions required by the Zoning Law for the district in which it is located.
(4)
Access from suitably improved roads.
(a)
The subdivision of land shall be such as to provide each lot with satisfactory access, via suitably improved private or public roads, for routine and emergency purposes from the community's system of roadways. For design standards for accessways, refer to Article VII, § 202-30, Driveway standards, and § 202-32, Roads.
(b)
However, a lot with less than 300 feet fronting
on a county or state highway shall be designed as to share a common
curb cut with an adjacent lot. When four or more such lots are proposed
or could possibly be subdivided from a parcel with frontage on a county
or state highway, frontage for all such lots shall be on internal
streets, not on the county or state highway. Each lot permitted to
front on a county or state highway shall provide for an improved on-site
turnaround so as to prevent any vehicle from backing onto such highway.
Similar provision on Town highways shall be required at the discretion
of the Planning Board for reasons of traffic safety.
(5)
Access from private roads. Access from privately owned and maintained shared driveways and roads, as may be authorized under § 280-a of the Town Law, shall be deemed acceptable only if such roads are designed and improved in accordance with Article VII, §§ 202-30 and 202-32 of these regulations or the current road specifications for the Town of Woodstock. A satisfactory ownership arrangement shall be provided to the Planning Board to delineate the long-term ownership and maintenance of said privately owned and maintained roads.
B.
Parks and public open space. Adequate lands for parks
and other public open space purposes shall be provided in any subdivision
of land for residential purposes in the Town of Woodstock.
(1)
Amount of land set aside. In general, the Planning
Board shall require that not less than 5% nor more than 10% of the
total land area within the subdivision be set aside and shown on the
plat for park and public open space purposes. All lands designated
on the plat as park or public open space must be deemed suitable for
this purpose by the Planning Board based upon analysis of the land's
topographic, geologic, hydrological and locational characteristics.
The Planning Board may establish such conditions on the subdivision
concerning access, use, and maintenance of such park and public open
space lands as deemed necessary to ensure the preservation of the
lands, in perpetuity, for their intended purposes. Such conditions
shall be clearly noted by the licensed land surveyor and/or professional
engineer on the plat prior to final plat approval and subsequent recording
of the plat in the office of the Ulster County Clerk.
(2)
Information to be submitted. In the event that an
area to be used for park or public open space is required to be shown,
the subdivider shall submit, prior to final plat approval, to the
Planning Board drawings at a scale of not less than 20 feet to the
inch of such area and the following features thereof:
(a)
The boundaries of said area, giving length and
bearings of all straight lines and radii, lengths, central angles
and tangent distances of all curves.
(b)
Existing features such as streams, ponds, clusters
of trees, rock outcrops and structures, existing and proposed.
(c)
Existing and, if applicable, proposed changes
in grade contours of said area and of the area immediately adjacent,
for a distance of not less than 100 feet, with such contours to be
at an interval of not more than two feet.
(d)
Plans for improvements of said area, including
but not limited to grading, seeding, fencing, landscaping, the provision
of play and related equipment, and improvements relating to the protection
of the public health and safety.
(e)
Identification of significant plant and animal
habitats.
(3)
Payment in lieu of dedication. If, because of the
size, topography, or location of a subdivision, or because of the
size of the individual lots provided within a subdivision, an offer
of land dedication or the requirement for land reservation for parks
and other public open space purposes could be deemed unreasonable
or undesirable by the Planning Board, the Board may alternatively
require, under § 277 of the Town Law, that a payment be
made into a special fund for Town open space or recreation site acquisition
in lieu of such land dedication or reservation within the subdivision.
Such payment shall be a condition of approval of the final plat and
shall be assessed in accordance with the subdivision fee schedule.
No final plat shall be signed by the Chairman of the Planning Board
until such payment has been received by the Clerk of the Planning
Board.
C.
Public improvements and utilities.
(1)
Placement. Underground improvements required by the Planning Board in accordance with Article VI, § 202-22 and public franchise utilities shall be placed in the road right-of-way between the road paving and the right-of-way line. Where topography makes such placement impracticable, perpetual unobstructed easements at least 20 feet in width shall be provided along lot frontages abutting the road lines, with satisfactory access to the road. Wherever possible, easements shall be continuous from block to block and their layout shall be as regular as possible. Subject to the discretion of the Town Board, an underground public improvement or utility operated for revenue by the Town or by a special district may be installed by the Town in a private road, provided that a public easement of satisfactory size is obtained for such improvement or utility. Before the road is paved, the subdivider shall install underground service connections for all required improvements and utilities to the property line of each lot within the subdivision.
(2)
Service connections.
(a)
Water. Where an appropriate public water main
already exists and is physically and legally accessible, the subdivider
may connect into said main and provide a water connection for each
lot in accordance with Article 12 of the Town Law, the Public Health
Law, and other applicable laws, rules and regulations. Where an appropriate
water main does not exist or is not accessible, the subdivider shall
install at his own expense such main together with all necessary valves,
cutoffs, fire hydrants, pumps, storage tanks, meters and other equipment
necessary to make such water system conform to the standards of the
Town.
(b)
Sanitary sewers. Where an appropriate public
sanitary sewer system is reasonably physically and legally accessible,
the subdivider shall install at his expense the necessary connections
into the system and provide a sewer connection for each lot.
(c)
Storm drainage system.
[1]
The subdivider shall install all necessary storm
drainage sewers and appurtenant facilities at his expense, in accordance
with standards of the Town and of all authorities having jurisdiction.
Where an appropriate storm drainage system is reasonably accessible,
the subdivider shall make proper connection thereto. Otherwise the
subdivider shall provide appropriate means and methods for stormwater
runoff satisfactory to the Planning Board and all other authorities
having jurisdiction. The storm drainage facilities provided shall
be fully consistent with storm drainage design standards which may
be promulgated and from time to time reviewed and modified by the
Planning Board. The drainage system shall be large enough to accommodate
potential runoff from the entire upstream drainage area whether inside
or outside of the subdivision. The designated Town Engineer shall
approve the design and size of facilities based on anticipated runoff
from a twenty-five-year storm under conditions of total potential
development permitted by the Zoning Law in the Watershed.
[2]
The subdivider's engineer shall also study and
report on the effect of each subdivision on the existing downstream
drainage system outside the area of the subdivision and this report
shall be reviewed by the designated Town Engineer. When it is anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility during a twenty-five-year
storm, the Planning Board shall not approve the plat until provision
has been made for the improvement of said condition.
D.
Pedestrianways. Adequate provision shall be made for
the convenient and safe movement of pedestrians and bicyclists in
any subdivision of land for residential purposes throughout the Town
of Woodstock.
(1)
Pedestrianways on collector roads. All roads designated
as collector roads shall have an improved pedestrian path, sidewalk
or bikeway provided on at least one side of the road. Any such sidewalk
or pedestrian path shall be so placed that there will be a distance
of not less than four feet between the sidewalk and the road pavement.
A bikeway, or combined bicyclist-pedestrian path, not less than four
feet in width, may be situated adjacent to the road pavement and be
visually separated therefrom by striping on both its inner and outer
edges.
(2)
Provision for pedestrian destinations. To the extent
considered practicable and in consideration of public health, safety
and convenience, the Planning Board may require that additional or
alternatively located pedestrianways be provided within a residential
subdivision to provide access to parks or public space, school sites,
neighborhood shopping facilities, or similar destinations. Any such
pedestrianway may be situated within either a public right-of-way
or established within a suitable easement.
E.
Private water supply and sewage disposal facilities.
Where public water supply and/or sewage disposal facilities are not
available, the Planning Board shall ascertain as a part of subdivision
plat review and approval that each prospective lot and dwelling unit
may be adequately served by acceptable water supply and sewage disposal
facilities. These facilities shall be designed and installed in accordance
with the requirements of the Ulster County Health Department. Facilities
on properties within the New York City watershed shall be designed
in accordance with requirements of the Bureau of Water Supply, New
York City Department of Environmental Protection.
F.
Road trees and seeding.
(1)
The Planning Board may require the planting of trees
on both sides of a newly installed roadway, in locations approved
by the Planning Board. Trees shall generally:
(a)
Be located near the property line and be spaced
approximately 50 feet apart, subject to variations made necessary
by driveways and road corners as well as by the species of trees planted;
and
(b)
Have caliper of two inches or larger measured
at the height of at least six feet above ground level and shall have
a minimum height of 12 feet from the ground level. The species of
trees will be approved by the Planning Board.
(2)
All embankments and disturbed areas shall be seeded
with crown vetch or conservation mix.
A.
A curb cut shall be obtained from the required agency/agencies:
Town of Woodstock Highway, Ulster County Highway or New York State
Department of Transportation.
B.
Minimum sight distances.
(1)
The following AASHTO standards for the minimum sight
distances from the center of the driveway from each direction shall
be met:
(2)
If AASHTO standards cannot be met, then there must
be at least a minimum clearance of 150 feet of sight distance from
the center of the driveway in each direction.
C.
There shall be a minimum of one-percent negative grade
from the edge of pavement into the first 10 feet of driveway.
D.
The average grade on the driveway shall be maintained
at 10%, with the exception that there will be allowed on a single-family
dwelling driveway a maximum grade of 14% for 500 linear feet. In no
case shall the driveway grade exceed 12.5% for the first 50 feet from
the edge of the street pavement.
E.
The minimum radius on turns will be 50 feet.
F.
All required drainage shall be included on the survey
map and subject to approval by the Planning Board.
G.
If the road is 1,200 feet or longer, there will be
vehicle turnouts of 12 feet by 30 feet provided at eight-hundred-foot
intervals or as site conditions may allow.
H.
Driveways shall consist of gravel, crushed stone,
brick, asphalt, concrete or other acceptable stabilized ground surface.
I.
The driveway's angle with the street should be as
close to 90° as possible, but in no case shall a driveway's angle
with the street be less than 60°.
J.
Driveways shall be 12 feet wide and shall have a depth
of 12 inches of shale or run-of-bank gravel. On top of the 12 inches
must be a coat of 400 fines (or the equivalent) three to four inches
deep.
K.
Any waiver from these standards shall be at the discretion
of the Planning Board.
A.
Shared driveways shall be built in accordance with minor road standards (see § 202-32F), except as to the road width which shall be 16 feet.
B.
Shared driveways shall be exempt from the requirements of § 202-32F(3) requiring minor roads to be marked by a licensed surveyor.
A.
General objectives. Roads shall be of sufficient width,
suitably located, and adequately constructed to accommodate the prospective
road maintenance equipment, service and emergency vehicles. The arrangement
of roads shall be coordinated such that they compose a convenient
system, cause no undue hardship to adjoining properties, and render
no property inaccessible from an existing road or from a proposed
road in a subdivision for which a completion bond or similar performance
guarantee has been posted.
B.
Arrangement of roads/stub roads. To the extent practicable,
the arrangement of roads in the subdivision shall provide for the
continuation of roads to adjoining subdivisions and to adjoining properties
which are not yet subdivided, by use of stub roads, in order to provide
for a logical and efficient network of roads for general traffic,
maintenance and transmission of utilities. Any stub road shall be
provided with a temporary turnaround according to standards provided
for cul-de-sac roads below. A note on the subdivision plat shall state
that the land included within the turnaround which is outside the
normal road right-of-way shall revert to the abutter upon continuation
from the stub road.
C.
Road connections. Subdivisions containing 20 or more
lots shall have at least two connections with existing roads, with
roads shown on the Town's Official Map as may be developed in accordance
with § 270 of the Town Law, or roads shown on an approved
subdivision plat, or for which a performance bond or similar performance
guarantee has been posted. Both road connections should conform to
major road specifications.
D.
Cul-de-sac roads.
(1)
Any cul-de-sac or permanent dead-end road shall be restricted to a length of 2,000 feet in order to provide for convenience of traffic movement and to facilitate effective police, fire and related emergency protection. At the end of cul-de-sac or permanent dead-end roads there shall be a paved "T" turnaround or equivalent fully paved circle with a radius of 50 feet. The "T" portion of the turnaround shall be paved to a width of 30 feet and shall have a minimum overall length of 120 feet. Where the end of the road meets the turnaround, flares of 30 feet in radius shall be provided on each side of the road to facilitate turning into the "T" portion (see Addendum D).[1]
[1]
Editor's Note: Addendum D is included at the end of this chapter.
(2)
In general, a minimum number of driveways should gain
access from the turnaround portion of a cul-de-sac and driveways should
instead enter from the straight portion of the road.
E.
General standards and policy. Roads shall be laid out and constructed in accordance with the minimum design standards set forth in these regulations, Subsection F, Minor roads, and Subsection G, Major and intermediate roads, whether intended for public or private ownership. Any road to be dedicated to the Town of Woodstock, regardless of the number of home sites served, shall be designed according to specifications for major roads.
(1)
Classification of roads. Roads shall be classified
according to the number of lots that they will serve and therefore
constructed to the corresponding minimum design standards and specifications.
At the discretion of the Planning Board, when the number of lots to
be served by a road is increased, subsequent to further subdivision,
the subdivider may be required to reconstruct the road to meet the
corresponding minimum design standards and specifications. A road
serving two to no more than five lots shall be classified as a minor
road. A road serving six to no more than 10 lots shall be classified
as an intermediate road. A road serving 11 or more lots shall be classified
as a major road.
(2)
Modification of standards. Any deviation from any of the requirements below may be considered by the Planning Board in accordance with Article X of these regulations.
(a)
In consideration of modification or waiver of
these requirements the Planning Board shall consider the following:
(b)
In each case, the resulting width, grade and
construction of the roadway giving access to the proposed lot or building
site shall be a function of its intensity of use and the prospective
character of the development. The Planning Board may avail itself
of the advice and assistance of experts on the granting of any waivers
or variances if appropriate in any particular case.
(3)
Road maintenance agreement for private roads. As a condition to the approval of a private road, the Planning Board shall require the applicant to submit to the Planning Board and designated Planning Board Attorney for their approval a road maintenance agreement. Such agreement shall provide for the sharing of the obligation and cost of the repair and maintenance of the proposed road to be executed by the owners of all lots or parcels to which access is obtained by use of said road. Said agreement shall run with the land and be binding on the owners, their successors, distributees and assigns. The road maintenance agreement shall be recorded in the office of the County Clerk simultaneously with the filing of the approved subdivision plat. A maintenance bond or fund may be required as per Article VI, § 202-25.
(4)
Road names. All new roads, whether public or private,
shall be named. Proposed names shall minimize repetition of or similarity
to existing roads in the Town, surrounding communities or nearby zip
code areas. Preferably, road names should be based on local history,
culture or nearby land forms. Said road name must be approved by the
appropriate Town or county authority.
(5)
Road signs.
(a)
A road sign, providing the name of the road,
shall be provided at each new intersection created by proposed roads.
Signs constructed to name roads shall comply with the following specifications,
or similar construction may be proposed and must be approved by the
Superintendent of Highways. The construction of any necessary traffic
directional signs shall also meet the approval of the Superintendent
of Highways.
(b)
Road sign specifications:
[1]
Signpost to be of material known as Telespar®
and should be of a breakaway, adjustable design.
[2]
Post to be four feet by two inches squared primary
post with nine feet by 1 3/4 inches squared inner post fastened
with bolts.
[3]
Top of post should be a cast bracket with slot
for sign.
[4]
Sign should be a six-inch by twenty-four-inch
extruded sign.
[5]
Signs should be white background with black,
John Pike script.
(6)
Roads proposed for dedication to the Town of Woodstock.
(a)
Any offer to dedicate a new road, hereinafter
referred to as "road" or "roads," to the Town of Woodstock must be
made by a letter of transmittal to the Town Board by the party making
such request for acceptance. Such letter shall be accompanied by a
map, prepared and certified by a licensed land surveyor or professional
engineer, showing the road alignment, the length, radius, point of
curve and point of tangency of all curves therein and the grade between
indicated critical points, either numerically or by a profile. The
map shall also have a location sketch showing the road location in
the Town and connection to existing roads.
(b)
No offer to dedicate a new road will be considered
unless it contains an offer from the owner to convey to the Town by
proper deed the release of a roadway parcel of not less than 50 feet
in width over the full length of said road. Every such offer to dedicate
shall also contain an offer to furnish all necessary or required easements
from abutting property owners.
(c)
A title search satisfactory to the Planning
Board Attorney of and against the property to be conveyed shall be
presented by the party making the offer to dedicate or by the party
requesting acceptance of such offer, shall be obtained at their expense,
and shall be a condition precedent to acceptance of the offer.
(d)
The offer to the Town shall be an irrevocable
offer of cession, which said offer should be made at the time that
the subdivision is finally approved.
(e)
The subdivider shall submit a proposed resolution
for consent by the Town Board and a proposed order of the Superintendent
of Highways laying out the proposed road as a public road. The subdivider
shall submit a deed, along with the necessary gains form, and State
Board of Real Property Services form to record the proposed road in
the County Clerk's office in order that the road be owned in fee simple
by the Town of Woodstock.[2]
(f)
The Town Superintendent of Highways and/or the Planning Board will not recommend and the Town Board will not accept or establish any new Town road which does not meet the minimum design standards and specifications for major roads provided in Subsection G of this section. These requirements and standards must be met and paid for by the subdivider, and the Town shall hold both the subdivider and/or the contractor responsible for the proper completion of said proposed Town roads.
(g)
Intent. It is the present intent of the Superintendent
of Highways of the Town of Woodstock not to recommend, and the present
intent of the Town Board of the Town of Woodstock not to approve,
acceptance of any offer to dedicate or establish any new road which
does not meet with the standards or requirements herein. These standards
and requirements must be met and be paid for by the person or firm
proposing that the Town take over such road. It is not mandatory for
the Town to take over any road if the Town Board deems it not to be
in the best interest of the Town of Woodstock to do so.
F.
Minimum design standards and specifications for minor
roads. At the Planning Board's discretion, to address such concerns
as safety and efficiency, specifications provided for major roads
may be used in design of minor roads.
(1)
A minor road shall serve two to no more than five
lots.
(2)
All newly laid out or developed minor roads shall have a right-of-way of not less than 50 feet. The minimum width of traveled way of a minor road shall be 20 feet, including shoulders, with a minimum traveled way of 16 feet. An illustration is provided in Addendum C of these regulations.[3]
[3]
Editor's Note: Addendum C is included at the end of this chapter.
(3)
Monuments and markers.
(a)
Boundaries of all proposed minor roads shall
be monumented by a licensed land surveyor and permanent markers shall
be set on all property lines intersecting the road boundaries.
(b)
Permanent markers shall also be set at all points
of curve and at all points of tangency. On tangents or ownership frontage
exceeding 300 feet, monuments shall be set at intervals not exceeding
300 feet.
(4)
The maximum grade of a minor road shall be 10%. At
the Planning Board's discretion, and where a safer, more efficient
road design will result, the road grade will be an average of 10%.
Within this average grade, the absolute maximum grade shall be 14%,
but only for a maximum continuous length of 350 feet. The average
grade shall be calculated using various grades for specific lengths
or portions of the road.
(5)
The minimum length of a vertical curve shall be 100
feet but not less than 20 feet for each one-percent difference in
grade. The minimum radius of horizontal curves shall be 100 feet measured
at the center line.
(6)
Sight distance at the intersection of the proposed
road with an existing road or of two proposed roads shall be adequate
under the particular circumstances and shall be determined by the
Planning Board in consultation with the designated Town Engineer and
Superintendent of Highways. Under most circumstances sight distance
shall be at least 150 feet.
(7)
The traveled way of a minor road shall be first cleared
of all brush, scrub, trees and stumps for a minimum necessary width
to provide sufficient area for grading, drainage and roadway construction.
Any unsuitable material within the traveled way shall additionally
be removed and not less than 12 inches of compacted quarry rubble,
creek gravel, or run-of-bank gravel or other pervious material acceptable
to the Town Superintendent of Highways or designated Town Engineer
shall be placed over the entire width of the traveled way. This shall
be topped with not less than three inches of Item 4 or 400 fines.
All roadway material shall be inspected and approved by the Town Superintendent
of Highways or the designated Town Engineer.
(8)
If such minor road crosses over and upon lands owned
by persons other than the applicant, the applicant shall produce competent
proof acceptable to the Planning Board and designated Planning Board
Attorney that the applicant has an adequate and valid easement or
right-of-way over such lands and the power and authority to improve
the road to the specifications herein and for the purposes intended.
(9)
All drainage facilities and turnarounds at the end
of such road shall be adequate under the particular circumstances
of the road as determined by the Planning Board in consultation with
the Town Superintendent of Highways or designated Town Engineer.
(10)
As a condition to the approval of a minor road, the
Planning Board shall require the applicant to submit to the Planning
Board and Planning Board Attorney a road maintenance agreement. The
agreement shall address the sharing of the obligation and cost of
the repair and maintenance of the proposed road to be executed by
the owners of all lots or parcels to which access is obtained by use
of said road. Said agreement shall run with the land and be binding
on the owners, their successors, distributees and assignees. Said
agreement shall be referenced on the plat and in all deeds.
G.
Minimum design standards and specifications for major
roads, intermediate roads, collector roads or any roads proposed for
dedication to the Town of Woodstock.
(1)
A major roadway shall serve 11 or more lots. An intermediate
roadway (see definitions) shall serve six to no more than 10 lots.
(2)
Articles 170 and 171 of the Highway Law must be fully
complied with.
(3)
Monuments and markers.
(a)
Boundaries of the proposed road shall be monumented
by a licensed land surveyor and permanent markers shall be set on
all property lines intersecting the road boundaries.
(b)
Permanent markers shall also be set at all points
of curve and at all points of tangency. On tangents or ownership frontage
exceeding 300 feet, monuments shall be set at intervals not exceeding
300 feet.
(4)
The minimum width of road right-of-way shall be 50 feet and the minimum width of road pavement shall be 20 feet with shoulders on each side of a width of four feet. An illustration is provided in Addendum B of these regulations.[4]
[4]
Editor's Note: Addendum B is included at the end of this chapter.
(5)
The minimum radius of horizontal curves shall be 400
feet.
(6)
The minimum length of vertical curve shall be 300
feet, but not less than 40 feet for each one-percent difference in
grade.
(7)
The minimum length of tangence by reversed curves
shall be 300 feet.
(8)
The maximum roadway grade shall be 10%. At the Planning
Board's discretion, and where a safer, more efficient road design
will result, the road grade will be an average of 10%. Within this
average grade, the absolute maximum grade shall be 14%, but only for
a maximum continuous length of 350 feet. The average grade shall be
calculated using various grades for specific lengths or portions of
the road.
(9)
The minimum roadway grade shall be at least 0.5% to
assure proper drainage.
(10)
Sight distance at the intersection of the proposed
road with an existing road or of two proposed roads shall be adequate
under the particular circumstances and shall be determined by the
designated Town Engineer and Superintendent of Highways. Under most
circumstances sight distance shall be at least 150 feet.
(11)
All trees or bushes, and other existing vegetation,
beyond the required twenty-eight-foot roadway width shall be preserved
and maintained, except where removal is specifically authorized by
the Planning Board. A minimum necessary width of the right-of-way
shall be cleared of all objectionable brush, scrub trees and decomposed
material to provide sufficient area for grading, drainage and roadway
construction.
(12)
All drainage structures, ditches and culverts shall
be designed by a licensed professional engineer and shall provide
proper drainage for the maximum twenty-five-year storm. Whenever possible,
the Planning Board shall require that the development yield a net
zero increase in peak flow of runoff over predevelopment conditions
for the twenty-five-year model storm event. On-site retention measures
may be required to prevent any increase in runoff from leaving the
site. These design computations shall be submitted to the Planning
Board prior to the approval of the plat and shall be reviewed by the
designated Town Engineer for compliance with this subsection.
(13)
All the necessary drainage structures shall be of
accepted design and shall be of adequate size and length. Culverts
shall be heavy steel pipe. Minimum acceptable culvert size is 12 inches
in diameter. Where culverts are required for driveway crossings, minimum
length shall be 20 feet and, if installed in more than one section,
shall be joined by an approved steel band. If driveway culverts are
required after roads have been accepted by the Town, installation
thereof shall be the responsibility of and the cost shall be paid
for by the party making the offer to dedicate the new road, the party
requesting acceptance of such offer or the owner of the abutting property
to be served by such driveway. The Town shall not be responsible for
the installation of, or payment for, said culverts.
(14)
All drainage ditches shall be constructed to provide
for the flow as described above, and easements shall be acquired by
the applicant and presented to the Town Board in order to save the
Town from claims of runoff onto the property of adjoining owners.
These easements shall be satisfactory to the designated Town Engineer
and the Planning Board Attorney and shall carry runoff to a defendable
line of drainage.
(15)
The proposed road shall be graded for a full twenty-eight-foot
width generally centered on the right-of-way and shall be of such
character and alignment that complies with design, grades, and alignment
shown on the approved plat. The designated Town Engineer and/or the
Town Superintendent of Highways may require guide rails to be installed
along the shoulder of the roadway when topographic conditions warrant.
This shall apply to all minor, intermediate and major roads.
(16)
Utility poles shall be set in such a location that
they normally will be in back of the ditch line or between the curbline
and the theoretical sidewalk line, where applicable.
(17)
Any subsurface structures such as water, gas or sewer
lines must be installed prior to the application for acceptance of
the road by the Town authorities and shall be installed in compliance
with sound construction practice and applicable codes and this article.
(18)
Bridges shall be constructed according to the current
specifications of the New York State Department of Transportation.
(19)
Any unsatisfactory material within the limits of the
proposed pavement shall be removed and the proposed road alignment
shall be filled and compacted with a subbase consisting of not less
than 12 inches of No. 4, 4A or 5 broken stone, broken slag, crushed
stone, quarry rubble, creek gravel or run-of-bank (ROB) acceptable
to the designated Town Engineer and/or the Town Superintendent of
Highways in accordance with the following requirements for the full
twenty-eight-foot width of the proposed road. In some cases, where
soil conditions warrant, undercutting and/or more than 12 inches of
subbase may be required in order to ensure a stable subgrade.
(a)
In general, coarse aggregate shall consist of
well-graded, uniformly mixed broken stone, crushed gravel, screened
gravel, broken slag, quarry rubble, creek gravel or run-of-bank gravel
acceptable to the designated Town Engineer and/or the Town Superintendent
of Highways and shall meet the requirements given for these materials,
specifically including:
[1]
If deliveries of coarse aggregate show segregation
of sizes, material shall be mixed to the specified gradation before
using.
[2]
No aggregate containing more than 5% chert,
as determined upon inspection by the designated Town Engineer, may
be used for surface treatment work.
[3]
All stone, gravel or slag must be of the required
sizes when placed in the work, and breaking up stone, gravel or slag
by hammers or otherwise will not be permitted.
[4]
Crushed stone shall consist of clean, durable,
sharp-angled fragments of rock of uniform quality throughout. Gravel
hardheads retained on a four-inch scalping screen and then crushed
will be acceptable as crushed stone, provided that such crushed hardheads
shall meet gradation requirements for the type of stone specified.
(b)
The subbase material shall be thoroughly compacted
by the use of a ten-ton power-driven vibratory roller or other equipment
approved by the designated Town Engineer and/or Town Superintendent
of Highways. All imperfections that may show up must be brought up
to an elevation parallel to, but six inches below, the finished grade.
(20)
After the subbase has been thoroughly compacted and
trimmed to an even surface, both in profile and cross section, six
inches of gravel, Item No. 4 or 400 fines acceptable to the Town Superintendent
of Highways shall be placed thereon. This material shall then be compacted
with a ten-ton power-driven vibratory roller to present an even surface
both longitudinally and transversely. To this surface shall then be
applied a wearing course of bituminous material of either motor paving
or blacktop in accordance with specifications and inspection procedures
established by the Town and shall generally meet the most current
NYSDOT specifications. All roadway material shall be inspected and
approved by the designated Town Engineer and/or the Town Superintendent
of Highways. Recycled materials may be used in the wearing course
of roadways only with the approval of the Superintendent of Highways.
Standards in the sections below refer to the latest edition of the
New York State Department of Transportation Specifications (e.g.,
NYSDOT Section 700-70).
(a)
Motor paving (road mix bituminous pavement).
[1]
Description. This work shall consist of constructing
one or more courses of road mix bituminous pavement on a prepared
base in accordance with these specifications and in substantial conformance
with the lines, grades, thicknesses and typical cross sections shown
on the plans or established by the Engineer.
[2]
Materials:
[a]
Bituminous material. The bituminous material
shall meet the requirements of NYSDOT Section 702-31, Asphalt Emulsion
or Cationic Asphalt Emulsion. The type of bituminous materials shall
be as specified on the plans or in the proposal unless otherwise directed
by the Engineer.
[b]
Aggregates. The aggregates shall be Department-approved
aggregates meeting the requirements of NYSDOT Section 703-02, Coarse
Aggregates, for the sizes specified.
[c]
Hydrated lime. Hydrated lime shall meet the
requirements of NYSDOT Section 712-04, Hydrated Lime.
[3]
Composition of mixtures. The bituminous road
mix shall generally be composed of a mixture of aggregate, hydrated
lime, if required, and bituminous material. The mix shall be proportioned
as specified in the table below, Composition of Bituminous Road Mixtures:
|
Composition of Bituminous Road Mixtures
| ||||
|---|---|---|---|---|
|
Aggregate Sizes
|
Mix 1 General Limits1
|
Mix 2 General Limits1
|
Compacted Thickness
(inches)
| |
|
No. 1
|
15% to 25%
|
75% to 85%
|
4
| |
|
No. 1A
|
—
|
15% to 25%
|
4
| |
|
Bituminous material2
|
4.0% to 6.0%3
|
4.7% to 6.7%3
|
—
| |
|
NOTES:
| ||
|
1
|
Percentage based on total aggregate weight.
| |
|
2
|
Percentage based on total mix weight.
| |
|
3
|
When asphalt emulsion, material designation
NYSDOT Section 702.31 is used, 0.2% to 0.3% of hydrated lime may be
added to the mix to hasten the break of the emulsion.
| |
[4]
Construction requirements:
[a]
Weather limitations. Bituminous material or
mixture shall not be applied on any soft surfaces, when the weather
is wet, when the air temperature is below 50° F. in the shade
or when the weather conditions would prevent proper construction of
the pavement.
[b]
Equipment. The following equipment shall be
required: travel plant mixer; distributor; roller, ten-ton minimum,
vibratory; power broom; motor grader, if required; and miscellaneous
equipment necessary to perform the work. The travel plant mixer shall
be capable of continuously mixing aggregates with bituminous material
in the specified proportions in a mixer unit and then deposit the
mixture on the prepared base. All equipment and the condition of the
equipment shall meet the approval of the Town-designated Engineer.
[c]
Preparation of the base. The roadway surface
to be covered shall be free from holes, depressions, bumps, waves
and corrugations. Any unsuitable surface areas shall be repaired by
replacement of the unstable materials or by patching with a material
to produce a tight surface having the same elevation as the surrounding
surface. The roadway surface shall be broomed when ordered by the
Town-designated Engineer to remove loose material.
[d]
Mixing and spreading. The aggregate and asphalt
shall be thoroughly mixed so that the bituminous material is uniformly
distributed throughout and all aggregate particles are completely
coated. If hydrated lime is used to hasten the break of emulsion,
the lime may be added to the mix just prior to the discharge of the
material from the mixer. The mixture shall be deposited on the prepared
base at the back of a mechanical spreader in a uniform layer so as
to produce the specified minimum thickness of four inches after compaction.
[e]
Compaction. After spreading, the mixture shall
be thoroughly and uniformly compacted with a self-propelled, steel-wheeled,
vibratory, ten-ton roller to obtain a thoroughly compacted pavement.
The number of roller passes to achieve the desired compaction shall
be approved by the designated Town Engineer.
[f]
Surface testing. The finished surface of the
pavement shall be tested with a sixteen-foot straight edge laid parallel
with the center line of the pavement. Any area exceeding a 1/4 inch
variation from the surrounding area shall be satisfactorily corrected
or removed and replaced.
[5]
Pavement sealing, final coat.
[a]
Immediately after compacting the road mix, No.
1A size stone meeting the requirements of NYSDOT Section 703-02, Coarse
Aggregates, at the rate of 15 to 20 pounds per square yard shall be
uniformly spread upon the surface and the course rolled thoroughly.
The pavement shall not be opened to traffic for a minimum of three
days after placing the No. 1A size stone and before placing the seal
coat.
[b]
The seal coat shall be bituminous materials
asphalt emulsion meeting the requirements of NYSDOT Section 702-31
applied at the rate of 0.55 to 0.65 gallon per square yard. This shall
be immediately followed by an application of No. 1A aggregate at the
rate of 15 to 20 pounds per square yard which shall then be rolled.
[6]
Pavement sealing, second coating. One year after
the first seal coat is placed, there shall be placed a second seal
coat applied to the full width of the road. The second coat shall
be similar to the first coat in every way, except limited traffic
may be allowed.
(b)
Blacktop (asphaltic concrete pavement) details.
[1]
Description.
[a]
After the base courses have been completed,
two courses of asphaltic concrete paving shall be applied. Materials
shall conform to NYSDOT standards specifications and shall be furnished
by a bulk asphaltic producer regularly engaged in the production of
hot-mix, hot-laid asphaltic paving materials.
[b]
Materials shall not be placed over wet or frozen
subgrade surfaces. Install asphalt surface materials only when base
is dry and surface temperature is 40° F. or above.
[2]
Materials. The first course shall be an asphaltic,
leveling course equal to NYSDOT Section 403-13 asphalt concrete Type
3 binder course. The second course shall be an asphaltic surface course
equal to NYSDOT Section 403-18 asphalt concrete Type 7 top course.
[5]
Installation.
[a]
Remove loose and foreign material from compacted
base immediately before application of surface materials. Do not start
surface work until all other work which may damage the finish surface
is completed.
[b]
Install asphalt surface materials in two courses,
leveling course and surface course, total compacted depth as required.
[c]
Place, spread, and strike off the asphalt concrete
mixture on a properly prepared and conditioned surface. Inaccessible
and small areas may be placed by hand. Place each course to the required
grade, cross section, and scheduled compacted thickness. Place materials
in strips not less than 10 feet wide. After the first strip has been
placed and rolled, place all succeeding strips and extend rolling
to overlap previous strips. Complete base course for a section before
placing surface course materials.
[d]
Carefully make joints between old and new pavements,
and between successive days' work, to ensure a continuous bond between
adjoining work. Construct joints to have the same texture, density
and smoothness as other sections of the asphalt concrete course.
[e]
Begin rolling operations when the asphalt concrete
mixture will bear the weight of the roller without excessive displacement.
Compact areas inaccessible to rollers with vibrating place compactors.
[f]
Rolling shall continue until the asphalt concrete
mixture has been compacted to the required surface density and smoothness.
Continue rolling until all roller marks are eliminated. Provide a
smooth, compacted surface texture to thickness and elevations required.
[g]
Protect newly placed material from traffic by
barricades or other suitable methods acceptable to the Town Superintendent
of Highways.
[6]
Field quality control.
[a]
Test for surface smoothness with ten-foot straight
edge. Deficient areas shall be defined, removed and replaced, or adjusted
to design thickness by methods acceptable to the Town Superintendent
of Highways and/or designated Town Engineer.
[b]
When, during progress of work, field inspection
indicates that installed compacted materials do not meet specified
requirements, remove defective materials and install new materials
at contractor's expense as directed by the Town Superintendent of
Highways and/or designated Town Engineer.
[7]
Protection. Protect paving from damage due to
construction and vehicular traffic until final acceptance.
[8]
Cleaning. Perform cleaning during installation
of the work and upon completion of the work. Remove from site all
excess materials, debris, and equipment. Repair damage resulting from
paving operations. Sweep pavement and wash free of stains, discolorations,
dirt and other foreign material immediately prior to final acceptance.
[9]
Pavement schedule, asphalt pavement: asphalt
binder course, 2 1/2 inches compacted depth; asphalt top course,
1 1/2 inches compacted depth.
(21)
Inspections.
(a)
Required inspections by the Superintendent of
Highways and/or designated Town Engineer.
[1]
First inspection. Upon completion of clearing
the road of all brush, scrub trees, and stumps and completion of rough
grading (before subbase).
[2]
Second inspection. Upon the completion of the
twelve-inch subbase and covering by six inches of acceptable graded
material complete except for motor paving or blacktop covering. For
unpaved roads, inspection of trees and seeding shall be included at
this time.
[3]
Third inspection. After the first layer of bituminous
mixture is spread and compacted.
[4]
Fourth inspection. When sealer is being applied
or after surface course of asphaltic concrete has been placed or after
the seal coat of bituminous materials and aggregate have been spread
and rolled. Inspection of trees and seeding shall be included at this
time.
(b)
Additional information may be found in the addenda
or further details may be obtained from the Superintendent of Highways.
(22)
Penalty. Developers not complying with above inspections
and requirements will be required to furnish a cross-sectional cut
of road as requested by the Superintendent of Highways or designated
Town Engineer and repairs shall be made at the developer's expense.
