[Amended 9-17-2002 by L.L. No. 8-2002]
A. General standards for street layout. The arrangement
and location of all subdivision streets shall be designed:
(1) To create a safe vehicular and pedestrian traffic
system, which affords satisfactory access for emergency vehicles and
maintenance equipment.
(2) To mitigate the impact to adjacent properties and
to minimize the impact on off-site properties from traffic generated
by the development.
(3) To efficiently route traffic between the development
and collector or arterial highways.
(4) To provide new collector highways to serve the development
and possible future developments, if necessary.
(5) To complement adjacent street systems and possible
street systems of future nearby developments.
(6) To limit the impact on collector streets, by avoiding
access to collector streets except at highway intersections, located
to maximize safety.
(7) To connect neighboring developments by bicycle/pedestrian
paths or greenways, in order to promote and support the objectives
of the Town's bicycle path master plan, and provide safe nonmotorized
access between the development and neighboring developments and possible
future developments and parks, recreational sites and school playgrounds.
(8) To minimize the number of cul-de-sac streets.
(9) To respect the topography and preserve environmental
features of the site, such as streams, dunes, steep slopes, wetlands,
large trees and attractive green areas.
(10)
To conform to the design criteria of Subsections
B through
D of this section and of the Highway Development Policy.
B. Street design and specifications.
(1) The design and construction of all subdivision streets
shall comply with the design standards and regulations of the Highway
Development Policy.
(2) Maximum street grades shall be 8%, 3% within 120 feet
of an intersection and 1 1/2% within 40 feet of an intersection.
(3) Where a street does not extend to the boundary of
the subdivision and its continuation is not needed for access to adjoining
property, it shall be separated from such boundary by an easement
having a distance not less than 20 feet so as to allow access to the
street edge or utilities for maintenance purposes.
(4) Streets with divided pavements, boulevards or center
malls shall be discouraged.
(5) Where the subdivision abuts or contains an existing
or proposed major street, the Planning Board may require marginal
access streets.
(6) Where a tract is subdivided into lots substantially
larger than the minimum size required in the zoning district in which
a subdivision is located, the Planning Board may require that the
streets and lots be laid out so as to permit future resubdivision
in accordance with the requirements contained in these regulations.
(7) If the adjacent property is undeveloped and a temporary
dead-end street must be installed, the right-of-way and improvements
shall be extended to the property line. A temporary circular turnaround
of a minimum of 80 feet in radius shall be provided on all temporary
dead-end streets, with the notation on the plat that the land outside
of the street right-of-way shall revert to abutting lots whenever
the street is continued.
(8) The Planning Board may limit the length of temporary
dead-end streets.
(9) Streets shall be designed for a vehicle speed of 30
miles per hour, and their designs shall adhere to the following minimum
design standards unless otherwise directed by the Planning Board.
(10)
All subdivision streets and culs-de-sac shall
comply with the following standards, unless such standards are waived
by the Planning Board.
|
Standard
|
Street
|
Cul-de-sac
|
---|
|
Minimum right-of-way (R-O-W) width
|
60 feet
|
60 feet
|
|
Minimum pavement width
|
30 feet
|
30 feet
|
|
Maximum grade
|
8%
|
8%
|
|
Minimum grade
|
0.8%
|
0.8%
|
|
Minimum radius of R-O-W at intersection
|
25 feet
|
25 feet
|
|
Minimum radius of curves, at 250 feet
|
250 feet
|
|
|
Minimum outside radius of cul-de-sac R-O-W
|
--
|
80 feet
|
|
Angle at intersection of street center lines
|
90º
|
90º
|
(11)
The design and construction of all sidewalks shall comply with the requirements in Chapter
227 of the Guilderland Town Code.
C. Intersections.
(1) A distance of at least 200 feet shall be maintained
between offset intersections, measured from center line to center
line.
(2) Within 100 feet of any intersection, streets shall
be at right angles (90º).
(3) All street intersection corners shall be rounded by
curves of at least 25 feet in radius at the property line.
(4) Within triangular areas formed by the intersection
of two street lines and a third line joining them at points at a distance
of 35 feet away from their intersection, the visibility for traffic
safety shall be maintained by keeping the triangular area free of
fences, signs, walls, hedges or other landscaping.
(5) Cross (four-cornered) street intersections shall be
avoided insofar as possible, except at major traffic intersections.
D. Culs-de-sac.
(1) General standards.
(a)
A circular turnaround shall be provided at the
end of a permanent cul-de-sac street, with a radius of 80 feet.
(b)
A circular turnaround shall be provided at the
end of a temporary, cul-de-sac street. Deed requirements for the temporary
turnaround shall be in a form acceptable to the Town Attorney.
(c)
Streets shall contain no divided pavements,
boulevards or center malls, except that landscaping may be permitted
in the centers of turnarounds of cul-de-sac streets. Such landscaping
shall be maintained by the adjacent landowners; if the landscaping
falls into disrepair because of the failure of adjacent property owners
to maintain it, the Town Highway Department may, at its own discretion,
replace the landscaping with blacktop.
(2) Cul-de-sac design.
(a)
The length of a cul-de-sac not serviced by public
water shall be limited to 600 feet.
(b)
The number of lots allowed on a cul-de-sac serviced
by public water will generally be limited to 13 including any lots
with property lines adjacent to the cul-de-sac, whether these lots
access the cul-de-sac or not.
(c)
The number of lots allowed on a loop street
will generally be limited to 21 including any lots with property lines
adjacent to the loop, whether these lots access the loop or not.
(d)
Approval of more than 13 lots for a cul-de-sac
serviced by public water or 21 lots on a loop street will be determined
based on unique circumstances of the property and/or of the subdivision.
It is the burden of the subdivider to provide any evidence of uniqueness
or special circumstances.
(e)
The Planning Board may approve a subdivision
with only one access with the number of lots greater than normally
allowed if a future second access can be provided. The Planning Board
may limit the number of building permits that may be issued until
the second access is installed and dedicated.
E. Street names and addresses.
(1) All streets and shared accessways shall be named,
and such names shall be subject to the approval of the Town Assessor
and the Planning Board.
[Amended 2-6-1996]
(2) Names shall be sufficiently different in sound and
in spelling from other street names so as not to cause confusion.
(3) A street which is a continuation of an existing street
shall bear the same name.
(4) Street addresses shall be determined by the Town Assessor
and must be included on the final plat.