A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Master Plan and to the
Official Map, if any, and shall be considered in their relation to
existing and planned streets; to topographical conditions; to public
convenience and safety; to the proposed uses of the land to be served
by such streets; and to the installation of public utilities.
B.
The arrangement of streets in a subdivision shall
either:
C.
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial or major street, the Board may require a frontage
street, reverse frontage with screen planting contained in a nonaccess
reservation along the rear property line, deep lots with rear service
alleys or such other treatment as may be necessary for adequate protection
of residential properties and to afford separation of through and
local traffic.
[Amended 4-11-1990]
E.
Reserve strips controlling access to streets, water
mains, sewage mains, lines or treatment plants or other land dedicated
or to be dedicated to public use shall be prohibited, unless control
thereof is expressly placed in the Town under conditions approved
by the Town Board.
F.
Street jogs with center-line offsets of less than
150 feet shall be avoided.
G.
A tangent between reverse curves on major streets
shall be 100 feet minimum in length; on minor streets 50 feet minimum
in length.
H.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other
street at less than 75°.
I.
Major street right-of-way widths shall not be less
than 66 feet, and minor street right-of-way widths shall not be less
than 60 feet.
J.
Cul-de-sac streets shall not be longer than 750 feet
and shall be provided at the closed end with a turnaround having an
inside roadway diameter of at least 60 feet and a street property
line diameter of at least 140 feet. A wye providing a turning area
60 feet wide and 60 feet deep may be used. Dead-end streets shall
not be permitted, except as provided herein.
[Amended 3-12-1986; 4-11-1990]
K.
No street or highway names shall be used which will
duplicate or be confused with the names of existing streets or highways
in the Town of Sand Lake. Street names shall be subject to the approval
of the Planning Board.[1]
[1]
Editor's Note: Former Subsection (12), which
immediately followed this subsection, was repealed 4-11-1990.
A residential subdivision will not normally
include alleys.
A.
Adequate easements centered on rear or side lot lines
shall be provided for utilities where necessary. An easement width
of at least 20 feet is required.
B.
Where a subdivision is traversed by a watercourse,
drainage way, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse and such further width or construction,
or both, as will be adequate for the purpose.
A.
The lengths, widths and shapes of blocks shall be
determined with due regard to:
B.
Block lengths shall not exceed 1,200 feet, nor be
less than 600 feet. Block widths shall normally be the depth of two
lots abutting at the rear lot line. In blocks exceeding 800 feet in
length, the Board may require reservation of a twenty-foot wide easement
for underground utilities.
C.
A pedestrian right-of-way not less than 15 feet wide,
in addition to any street, shall be provided where deemed essential
by the Board to provide safe circulation or access to schools, playgrounds,
parks, shopping centers, transportation and other community facilities.
[Amended 3-12-1986; 4-11-1990; 5-10-2017 by L.L. No. 4-2017]
A.
The lot size, width, depth, shape and orientation and the building
setback lines shall be appropriate for the location of the subdivision,
topographical, hydrological and geological conditions and for the
type of development and use contemplated. With respect to any lot
on which the longest line abutting an existing or proposed street
is less than 500 feet, the longest distance from the midpoint of the
setback line to the midpoint of the back lot line, without crossing
any boundary line, shall not exceed three times the width of the lot
at the setback line, except that such distance may be four times the
length of the setback line in the case of a lot fronting on the turnaround
of a cul-de-sac.
B.
Minimum lot size requirements include the area within the frontage
and depth of the lot. Setback is measured from the lot lines.
C.
All lots shall have area and width equal to minimum requirements
of the zoning regulations, if any, and the Rensselaer County Department
of Health regulations applying to the district in which they are located
and shall conform to the following additional requirements.
Corner lots for residential use shall have extra
width to permit appropriate building setback from and orientation
to both streets.
The subdividing of land shall be such as to
provide each lot with frontage on an improved street and with satisfactory
access to an existing public street.
Every street shown on a plat that is hereafter
filed or recorded in the office of the County Clerk shall be deemed
to be a private street until such time as it has been formally offered
for cession to the public and formally accepted as a public street
by resolution of the Town Board or, alternatively, until it has been
condemned by the municipality for use as a public street.
Double frontage lots should be avoided.
Side lot lines shall be substantially at right
angles or radial to street lines.
Off-street parking space shall be required for
all uses. In the case of dwellings, at least 180 square feet of off-street
parking space per dwelling unit shall be provided back of the building
setback line, plus access drive and turning space.
A.
Street layout, block grading and lot grading data
shall be shown. The objective is to establish street grades, floor
elevations and lot grades in proper relation to each other and to
existing topography, considering property protection, appeal, use
and drainage. The developer shall allow no holes, depressions or other
undrained areas to remain. Land subject to flooding shall not be used
for subdivision into lots and building sites.
B.
Stormwater and surface water drainage shall be designed
for the tract in relation to the drainage area above the tract and
drainage outlets into adjacent tracts. Drainage structures and facilities
shall be installed as necessary to assure adequate drainage for the
tract, and drainage easements shall be provided where necessary.
Where a proposed park, playground, school or
other public use shown in the Master Plan or not anticipated in such
Master Plan is located in whole or in part in a subdivision, such
area shall either be dedicated to the proper public agency or it shall
be reserved for acquisition by such agency within a specified period
by purchase or other means, and an agreement shall be entered into
between the subdivider and the public agency regarding the time and
method of acquisition and the cost thereof. If the Planning Board
determines that a suitable park of adequate size cannot be located
in a large subdivision plat or is otherwise not practical because
of the small size of the subdivision or other reason, the Board may
require as a condition to approval of any such plat a payment to the
Town of a sum to be determined by the Town Board, which sum shall
constitute a trust fund to be used by the Town Board exclusively for
neighborhood park, playground or recreation purposes including the
acquisition of property.
