A.
Character of land. Land to be subdivided shall be
of such character that it can be used safely for building purposes
without danger to health or peril from fire, flood or other menaces.
B.
Treatment of unique features. Existing features of
the site which would add value to residential or other development,
such as desirable trees, water bodies and watercourses, historic spots
and similar irreplaceable assets, should be preserved through harmonious
design of the subdivision.
C.
Conformity to Official Map and Town Comprehensive
Plan. Subdivisions shall conform to the streets and parks shown on
the Official Map of the Town as may be adopted and shall be properly
related to the Town Comprehensive Plan as it is developed and adopted
by the Town Board.
A.
Streets. The following regulations shall govern the
layout of streets:
(1)
Subdivisions shall be so designed as to provide a
street pattern that is curvilinear in design. The design of the street
pattern shall be based upon a local residential or minor street pattern
connected to a residential collector street system.
(2)
The arrangement of streets in new subdivisions shall
make provision for the continuation of existing streets in adjoining
areas, or their proper protection where adjoining land is not subdivided,
at the same or greater width insofar as such may be deemed necessary
for public requirements.
(3)
All right-of-way street widths and street pavements
shall be measured at right angles or radial to the center line of
the street and shall be designed according to the Design Criteria
and Construction Specifications for Land Development, Town of West
Bloomfield.[1]
[1]
Editor's Note: Design Criteria and Construction
Specifications for Land Development, see Ch. A145.
(4)
Whenever possible, roads should intersect at right
angles and not intersect at angles of less than 80° unless approved
by the Planning Board.
(5)
The grades of streets shall be in accordance with
the design criteria and construction specifications established. Such
grades as submitted on subdivision plats shall be approved by the
Town Engineer prior to final approval by the Planning Board.
(6)
All proposed subdivisions shall be designed to provide
access to adjacent properties. When a proposed subdivision abuts an
existing subdivision, the subdivider shall make every attempt to design
the street system of the proposed subdivision to connect with dead-end
or "stub" streets of the existing subdivision.
(7)
The following standards shall apply to cul-de-sac
streets:
(a)
A cul-de-sac should be located, if possible,
so that it drains toward its entrance.
(b)
Unless there is the expectation of extending
the street through to the adjoining property, a cul-de-sac street
should never be brought to the property boundary line but should be
placed so that the lots can back on the property line of the subdivision
except when a future extension is anticipated.
(c)
No cul-de-sac shall exceed 500 feet in length.
(d)
All cul-de-sacs shall have a turnaround at the
end of the street, which shall have a right-of-way radius of 60 feet,
the outer curb at the turn shall have a minimum radius of 50 feet
and a twenty-foot paving width which will permit a turning radius
of 25 feet at the inner curb.
(8)
If a dead-end street is of a temporary nature, a similar
turnaround shall be provided and provisions made for future extension
of the street through to adjacent property and reversion of the excess
right-of-way to the adjoining properties.
(9)
New half or partial streets shall not be permitted,
except that, wherever a proposed subdivision borders a half or partial
street, the Planning Board may require that the other part of the
street be platted in the proposed tract if it is found that such a
requirement would increase the effectiveness of the circulation system
in the area.
(10)
Multiple intersections involving a junction
of more than two streets shall be prohibited.
(11)
Local residential streets and residential collector
streets shall not intersect with arterial streets less than 800 feet
apart, measured from center line to center line.
(12)
The minimum distance between center line offsets
at street jogs shall be 150 feet.
(13)
No street shall have a name which will duplicate
or so nearly duplicate as to be confused with the names of existing
streets. The continuation of an existing street shall have the same
name. This shall be done in accordance with the Ontario County enhanced
9-1-1 System Policy and Forms Manual for Town and Village Addressing
Officials.
(14)
The minimum radius of horizontal curve, minimum
length of vertical curves and minimum length of tangents between reverse
curves shall be in accordance with design criteria and construction
specifications. Said items shall be approved by the Town Engineer
prior to final approval of the subdivision plat by the Planning Board.
B.
Lots. The following regulations shall govern the layout
of lots:
(1)
The lot size, width, depth, shape, orientation and
the minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
(2)
All lots shown on the subdivision plat must conform to the minimum requirements of Chapter 140, Zoning, as to area and dimensions for the zone in which the subdivision is located. However, in the event of utilizing § 278 of the Town Law, the Planning Board may use its discretion in determining lot sizes.
(4)
Corner lots shall have extra width sufficient for maintenance of required building lines on both streets as required by Chapter 140, Zoning.
(5)
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra width line, and
all setbacks shall be measured from such line.
(6)
Side lines of lots shall be at right angles to straight
streets and radial to curved streets.
(7)
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, require modification of such lots.
(8)
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 140, Zoning, and to provide for convenient access, circulation control and safety of street traffic.
(9)
Blocks intended for commercial or industrial use shall
be designed specifically for such purposes with adequate space set
aside for off-street parking and delivery facilities.
(10)
Double frontage lots will not, in general, be
approved.
(11)
Where lots abut existing Town, county, state
or federal streets, marginal access roads or reversed frontage approach
shall be used with a minimum number of driveways and/or streets entering
onto these roads.
C.
Easements.
(1)
An easement shall be provided for all natural drainageways
and all utility lines when such utility line or lines do not fall
within a dedicated right-of-way.
(2)
All easements shall be plotted on the preliminary
plat and subdivision plat. A clause shall be inserted in the deed
of each lot affected by an easement indicating that the easement exists
and its purpose.
(3)
Except as further required in this section, easements
shall have a minimum width of 20 feet.
(4)
Where a subdivision is traversed by a drainageway,
channel or stream, a stormwater management way easement conforming
substantially to the lines of such watercourse shall be provided.
The easement shall be 20 feet wide or such width as will be adequate
to preserve natural stormwater management and provide sufficient width
for maintenance.
(5)
Where it is found that additional easement width is
needed, such width shall be determined by the Planning Board in consultation
with the Town Engineer.
(6)
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
(7)
All utility lines which are primarily intended to
provide service to the lots within the subdivision shall be installed
underground at a depth and at such locations as will minimize the
risk of interruption of service.
D.
Landscaping and ground cover.
(1)
All lot areas that are not covered by structures or
paving shall be properly seeded and stabilized by the developer in
accordance with New York State Department of Environmental Conservation
SPDES general permit No. GP-02-01 or successor regulations.
(2)
All disturbed undeveloped lot areas shall be seeded
and stabilized by the developer in accordance with New York State
Department of Environmental Conservation SPDES general permit No.
GP-02-01 or successor regulations.
(3)
When a proposed subdivision borders agricultural land,
an existing natural buffer may be required to be maintained.
E.
Preservation of natural features.
(1)
Topsoil moved during the course of construction shall
be redistributed so as to provide at least six inches of cover to
all areas of the subdivision and shall be stabilized by seeding or
planting. At no time shall topsoil be removed from the site without
written permission from the Planning Board.
(2)
To the fullest extent possible, all existing trees
and shrubbery shall be conserved by the subdivider. Special consideration
shall be given to the arrangement and ultimate improvement or development
of the lots to this end.
(a)
Precautions shall also be taken to protect existing
trees and shrubbery during the process of grading the lots and roads.
(b)
Where there is a question as to the desirability
of removing a group of trees that serve to add interest and variety
to the proposed subdivision in order to allow for use of the land
for a lot or lots, the Planning Board may, after proper investigation,
require modification of such lots.
(c)
Where any land other than that included in public
rights-of-way is to be dedicated to the public use, the developer
shall not remove any trees from the site without written permission
from the Planning Board.
(3)
All proposed changes in watercourse alignment shall
be done in accordance with the New York State Department of Environmental
Conservation or other state or federal regulations.
(4)
Unique physical features such as historic landmarks
and sites, rock outcroppings, hilltop lookouts, desirable natural
contours and similar features shall be preserved to the maximum extent
possible.
(5)
The subdivider shall not be permitted to leave any
surface depressions that will collect pools of water except when specifically
designed for the purpose of retaining water.
(6)
The subdivider shall not be permitted to leave any
hills or mounds of dirt around the parcel and shall be in compliance
with the Soil and Erosion Control Plan and the New York State Department
of Environmental Conservation SPDES general permit No. GP-02-01 or
successor regulations.
F.
Floodplains.
(1)
Mapping. If any portion of the land within the subdivision
is subject to inundation or flood hazard by stormwater, such fact
and portion shall be clearly indicated on the preliminary plat and
the prominent note on each sheet of such map whereon any such portion
shall be shown.
(2)
Use. Land subject to flooding, and land deemed by
the Planning Board to be otherwise uninhabitable, shall not be platted
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate the flood hazard.
(3)
Self-imposed restrictions. The owner may place restrictions on the development greater than those required by Chapter 140, Zoning. Such restrictions, if any, shall be indicated on the preliminary and final subdivision plat.
(4)
Modification of standards. The Planning Board, by
resolution, may modify the specified requirements in any individual
case where, in the Board's judgment, such modification is in the public
interest. All modifications shall be shown on the final subdivision
plat.
G.
Parks, playgrounds or open space.
(1)
Land shall be reserved for park, playground, open
space or other recreational purposes in locations designated on the
Town Comprehensive Plan or elsewhere where the Planning Board deems
that such reservations would be appropriate. The area to be preserved
shall possess the suitable topography, general character and adequate
road access necessary for its recreational purposes.
(2)
Where the Planning Board requires land to be set aside
for parks, playgrounds or other recreational purposes, the Board shall
require that the site be graded, topsoil, fertilized as required and
seeded and may require it to be fenced.
(3)
When area for park, playground, recreational purposes
or open space shall have been required on the subdivision plat, the
approval of said subdivision plat shall not constitute an acceptance
by the Town of such an area.
H.
Other standards. Final subdivision plans shall conform
to the current design criteria and construction specifications for
land development for the Town of West Bloomfield.
I.
Wetlands. All wetlands and related buffer area shall
be shown. The developer shall comply with all federal and New York
State Department of Environmental Conservation regulations and obtain
the necessary Article 24 permits.
J.
Stormwater management requirements. The regulations,
requirements, and standards of any applicable Town, county, state
and/or federal laws shall be followed.
