[Amended 4-11-1990]
Final plats shall not receive final approval
or be signed until the subdivider shall have installed those improvements
to be conveyed to the Town of Sand Lake and such improvements shall
have been approved by the Planning Board Review Engineer.
[Added 12-11-1991]
The Planning Board may require that public improvements,
landscaping and other aspects of any development proposal be secured
by a performance guaranty in the form of the posting with the Town
Clerk of cash and the execution by the applicant of an escrow agreement
therefor. The escrow agreement shall be in a form satisfactory to
the Planning Board. The security herein referred to may be subject
to such terms and conditions as the Planning Board shall require.
However, the Planning Board shall not be required to accept an offer
of cash escrow from an applicant in lieu of performance by the applicant
if performance is reasonably possible within the appropriate time
frames for completion thereof.
The tract boundary lines shall be monumented
with concrete, stone or iron monuments with monument caps. Individual
properties shall be monumented with iron pins or pipe.
[Amended 3-12-1986; 4-11-1990]
A. General provisions.
(1) The following minimum road specifications shall apply
to all roads proposed to be dedicated to the Town of Sand Lake or
to be utilized as private roads in approved subdivisions.
(2) Approval of a road in accordance with these specifications
in no way obligates the Town of Sand Lake to accept such road as a
public road.
(3) No new highway, road or street in the Town of Sand
Lake shall be constructed until the plat and improvement plans for
the highways, roads or streets, including necessary drainage systems,
have been completed and approved by the Planning Board Review Engineer
and the Superintendent of Highways.
(4) Offers of cession of roadways proposed to be dedicated
to the Town shall be submitted to the Planning Board prior to its
final approval of the plat and to the Town Board within 30 days after
the date of signing of the final plat. The Town Board may require,
as a condition of acceptance of the road before one year has elapsed
since its completion, such security as it deems necessary to cover
any reasonably anticipated costs of repair for such year as the Review
Engineer, in consultation with the Town Public Works Department, may
specify. For example, such security may take the form of a letter
of credit or escrow. The developer remains responsible for all road
maintenance and repair, including snow and ice control, until the
Town Board formally accepts dedication of the road.
[Amended 5-12-1993]
B. Right-of-way width.
(1) The right-of-way for all local highways, roads or
streets shall be a minimum of 60 feet in width at all points, unless
otherwise directed by the Planning Board.
(2) Burial of all utilities in the easements shall be
the same as in a public right-of-way. It shall be the developer's
responsibility to repair any excavation being done in the development
to the original state.
(3) Dead-end turnarounds (culs-de-sac) shall have a minimum radius of 80 feet with island. (See
Detail A.). There shall be no tee dead ends accepted on a permanent basis, but such dead ends may be accepted, subject to conditions prescribed by the Planning Board, as a temporary alternative for future development. (See
Detail B.).
[Amended 11-9-2005 by L.L. No. 4-2005]
C. Pavement width.
(1) The paved section of any local highway, road or street
shall be not less than 20 feet in width at any point, unless otherwise
directed by the Planning Board or Town Board.
(2) The developer may also be required in some instances
to blacktop shoulders and ditches or use other control measures on
steep grades to prevent erosion.
(3) All highways, roads and streets shall be centered
in the right-of-way such that the center line of the pavement is no
closer than 30 feet to either right-of-way line.
D. Intersections. Intersections shall be constructed in accordance with
Detail C.
E. Clearing of trees and brush. All trees and brush shall
be cleared and grubbed in the road section (top-of-cut slope to bottom-of-fill
slopes) between the limits of five feet outside (back) edge of ditches
or toes of fill slopes of the tops of cut slopes. On curves, an additional
amount shall be cleared wherever necessary to maintain a minimum sight
distance, acceptable to the Planning Board, at the paving edge along
the inside of the curve. The Planning Board may waive the clearing
of certain trees within the right-of-way.
F. Rough grading.
(1) All topsoil shall be stripped from the bed of the
proposed paved section, shoulder section and under the width of all
fills. All stumps, loose stones, debris and bushes shall be removed
from beneath the carriageway and shoulders.
(2) The subgrade shall be prepared by excavating and/or
filling, removing unstable materials and replacing with a foundation
course, as required by the Superintendent of Highways and Planning
Board Review Engineer, and thoroughly compacted. Where clay and swampy
conditions are present, an approved geotextile fabric must be placed
beneath the subbase to prevent contaminants from mixing with the subbase.
Where these conditions exist, extra material may be required in the
subgrade. Material to be used in fill sections shall consist of run-of-bank
gravel free from all organic material.
(3) Embankments shall not be steeper than four horizontal
to one vertical (4:1). Steeper embankments require approval of the
Planning Board.
(4) Excavation slopes in earth shall be no steeper than
4:1 and, in rock, 1/2:1, unless approved by the Planning Board. Every
effort should be made to blend in cuts and fills with the adjacent
properties (even to the extent of cutting and filling out of the right-of-way
prior to the sale of lots).
(5) Maximum grades shall not exceed 10%, except in difficult
areas where it may be greater for a distance of 500 feet, if approved
by the Planning Board. The minimum grade shall be not less than 1%.
G. Signs. Road signs must be in place prior to the issuance
of the first certificate of occupancy for the given subdivision or
subdivision section and shall be provided by the developer at no cost
to the Town of Sand Lake. All signs, such as stop, curve and road
names, must be approved by the Planning Board and meet the New York
State Department of Transportation Manual of Uniform Traffic Control
Devices, current edition, with addenda and specifications.
H. Pavement.
(1) See specifications and detail.
(2) The paving material shall conform to current New York
State Department of Transportation's Standard Specifications, with
addenda, in quality, application and construction.
(3) Two course pavement shall be used, consisting of a two-and-one-half-inch asphalt-concrete Type 3 binder course and a one-and-one-half-inch asphalt-concrete Type 6F top course (high friction). In such case, there shall be a foundation or subbase course having a thickness of not less than 12 inches, pursuant to the construction specifications hereinafter set forth. Reference is made to
Detail D for clarification and additional details and requirements.
I. Shoulders. Shoulders shall be of compacted gravel
or crushed stone, not less than four feet in width or as may be required
by the Planning Board or Town Board. Shoulders shall have a slope
of 3/4 inch per foot.
J. Drainage.
(1) A complete system of surface drainage shall be installed
to dispose of stormwater. When discharge of stormwater shall be into,
upon or through private property, permanent easements shall be granted
to the Town of Sand Lake and shall convey the perpetual right to discharge
stormwater runoff from the highway and from the surrounding area onto
and over the affected premises by means of pipes, culverts or ditches,
or a combination thereof, together with the right to enter such premises
for purposes of making such installations and doing such maintenance
work as the Town may deem necessary to adequately drain the highway
and the surrounding area. Where a drainage easement discharges onto
or terminates at property of a third party, consent for an easement,
properly executed, to channel or discharge stormwater from such third
party must be obtained by the owner of the road or street prior to
dedication.
(2) All culverts shall be designed to handle at least a storm of ten-year frequency. Culvert pipes shall be of approved reinforced concrete or corrugated galvanized metal or plastic and not less than 18 inches in diameter. The interior of all pipes shall be cleaned of all foreign matter before being placed. Pipe shall be installed in straight lines and at a uniform rate of grade between points to match grade and direction of drainage swales. Any changes in grade or direction shall require the placement of a catch basin (see
Detail E). Culverts under driveways shall be a minimum of 30 feet
long and no less than 12 inches in diameter.
(3) Where groundwater drainage in encountered, intercepting (curtain) drains may be required. Every effort should be made to use natural drainage and to minimize the use of underground storm drains. Swales are preferred over storm sewers (see
Detail F).
(4) All culverts shall begin and terminate with flared
end sections. Slope conditions will determine the necessity of erosion
protection. All culverts under the roadway shall maintain a minimum
of 18 inches of cover and shall be bedded with subgrade material with
a Class A bedding to a minimum of 12 inches.
K. Guideposts (delineators and guardrails).
(1) Delineators are reflective devices to be placed along
the highway and serve as driving aids. Delineators shall be installed
at the locations stated below and at other locations as directed by
the Planning Board:
(a)
At all open culvert ends within road rights-of-way.
(b)
Along all fills within road rights-of-way having
a depth over four feet. The maximum spacing for the delineators shall
be 10 feet.
(c)
Along all guide rail installations within road
rights-of-way. Delineators shall be installed at each end and spaced
not more than 10 feet apart.
(2) Delineators shall conform to and be installed in accordance
with the latest edition of the New York State Department of Transportation
Manual of Uniform Traffic Control Devices, current edition, with addenda,
and the current New York State Department of Transportation's Standard
Specifications.
(3) Guardrails.
(a)
Guardrails shall be required in all areas as
defined in the most current New York State Department of Transportation
Highway Design Manual or in other areas which are considered dangerous
in the opinion of the Town Superintendent of Highways and the Planning
Board Review Engineer.
(b)
Guardrails shall be installed in accordance
with the most current New York State Department of Transportation
Highway Design Manual, with all materials conforming to the current
New York State Department of Transportation's Standard Specifications.
L. Finish grading and seeding. All surfaces shall be
finish-graded from the edge of the shoulder to the toe or top of the
slope and shall be sown with grass seed, a mixture of 60% annual and
40% perennial, in sufficient quantity to produce vegetation that will
stabilize the slope, unless otherwise directed by the Planning Board
or Planning Board Review Engineer.
M. Monuments. Sufficient reinforced concrete or granite
markers, at least four inches square on top and four feet long must
be set at a minimum of two per 1,000 feet or two per road, as required
by the Planning Board.
N. Inspections.
(1) Agents of the Town shall have access to all parts
of the work while under construction at all times. No portion of the
work which will not be exposed upon final completion shall be covered
until reasonable opportunity for inspection after written notice has
been given. Approval shall be by the Superintendent of Highways and
the Planning Board Review Engineer.
(2) At the developer's expense, a New York State licensed
surveyor shall certify to the Town Board that the roads have been
constructed true to line and grade and as shown on the approved improvement
plans, and a New York State licensed engineer shall certify that the
roads and drainage system have been constructed substantially in accordance
with the improvement plans. Four prints of certified reproducible
record drawings detailing all variations from the approved improvement
plans showing as-built revisions shall be submitted to the Planning
Board or Town Board upon completion of the work and installation of
utilities, unless the supplying of the same is specifically waived,
in writing, by the Town Board.
O. Underground utilities. All underground utilities which
are to be in the right-of-way, including water, sewer, drain, gas,
electricity, telephone, cable television, including junction boxes,
risers, manholes, catch basins and pull boxes, shall be completely
installed when the road is within six inches of final grade. All excavations
shall be suitably filled and tamped with vibratory tampers. All utility
lines shall be buried a minimum of 30 inches to the top of pipes and
cables, unless otherwise specified, and 18 inches to the top of boxes,
except for culverts designed to carry stormwater. Manhole and catch
basin frames shall be six inches deep minimum and be designed to carry
H-20 loading. The cover shall be 25 3/4 inches in diameter (Campbell
1009 or equivalent).
P. Construction specification: gravel and crushed stone
foundation course for pavements (subbase course).
(1) Description. This item shall consist of a foundation
(subbase course) composed of gravel or crushed stone, as specified
hereinafter, laid on the properly prepared subgrade to a finished
thickness of not less than 12 inches and shall conform to the lines,
grades and typical cross section as shown on the approved drawings.
The method of construction shall proceed substantially as follows:
(a)
All culverts within the road area must be completed
and proper drainage provided before any base aggregate is placed upon
the subgrade.
(b)
A total thickness of the rolled compacted and
finished base course shall not be less than 12 inches and shall be
installed in no less than six-inch lifts.
(2) Materials. All materials shall be secured from approved
sources and shall be DOT Type 4 or its equivalent.
(3) Construction methods.
(a)
Preparation of the subgrade. All boulders, organic
material, soft clay, spongy material and any other objectionable material
shall be removed and replaced with approved material. The subgrade
shall then be properly shaped, rolled and uniformly compacted to the
approved cross section and grade.
(b)
Placing and rolling aggregates. All subbase
course material shall be deposited and spread according to State Department
of Transportation specification.
(c)
Testing the surface. The compaction test shall
be 95% standard Proctor Test at intervals of not less than 100 feet,
as directed by the Planning Board Review Engineer. After compaction,
the base course surface shall be tested with a straight edge 10 feet
in length, paralleling the center line of the roadway, and any depressions
exceeding 3/8 inch in depth shall be satisfactorily eliminated.
(d)
Seasonal limits. No subbase course material
shall be deposited or shaped when the subgrade is freezing or thawing
or during freezing or other unfavorable weather conditions.
(e)
Protection of subbase course. A two-inch layer
of subbase gravel or crushed stone shall be placed on top of the specified
twelve-inch course as a wearing course. Immediately prior to placing
final pavement, this two-inch layer is to be removed and, if in good
condition, used to form the shoulders.
Electrical and telephone service, gas mains
and other available utility installations shall be arranged for by
the developer within each subdivision. Utility installations shall
be placed underground, where feasible, to increase safety, enhance
aesthetic values, improve practicality on curvilinear streets and
to reduce maintenance costs and utility failures due to accidents
and storm damage.
Street name signs shall be by the municipality.
[Added 9-11-1998 by L.L. No. 4-1998]
Where the developer wishes to install streetlighting
in a subdivision, the location and type of lights to be installed
shall be shown on the plans. The plans shall also designate which
lights are to be installed for safety purposes and which are for aesthetic
purposes. All streetlighting shall be installed at the developer's
expense. Upon receiving preliminary approval of the subdivision from
the Planning Board, the developer shall submit a copy of the plans
showing such streetlighting to the Town Board for its review, along
with a written statement by the developer as to the method proposed
for financing the operation and maintenance of such lights; however,
such plans need not to be submitted to the Town Board if such costs
are to be borne directly by the prospective owners of the properties
in the subdivision. The Town Board, with the advice of the Commissioner
of Public Works, shall promptly review any plans submitted and transmit
its approval, approval with modifications, or disapproval of such
plans to the Planning Board. The Town Board will also determine at
such time the method of financing the operation and maintenance of
each of the proposed streetlights, whether by creation of a special
lighting district by including any light or lights as part of the
existing Town-wide lighting district, or otherwise. The Planning Board
may not grant final subdivision approval until the Town Board has
acted with respect to such matters and transmitted its decision to
the Planning Board.