A.
Streets.
(1)
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Comprehensive Plan and shall be considered in relation to existing
and planned streets, to topographic conditions, to public convenience
and safety and in their appropriate relation to the proposed use of
the land to be served by such streets.
(2)
Where such is not shown in the Official Map or Comprehensive
Plan, the arrangement of streets in a subdivision shall either:
(a)
Provide for the continuation or projection of
existing principal streets in surrounding areas; or
(b)
Conform to a plan for the neighborhood approved
or adopted by the Planning Board to meet a particular situation where
topographic or other conditions make continuance of or conformance
with existing streets impracticable.
(3)
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
(4)
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require that ingress
and egress to all lots abutting such arterial street be provided by
a marginal access street.
(5)
Where a subdivision borders on or contains a railroad
right-of-way or limited access highway right-of-way, the Planning
Board may require a street approximately parallel to and on each side
of such right-of-way at a distance suitable for the appropriate use
of the intervening land, as for park purposes in residential districts
or for commercial or industrial purposes in appropriate districts.
Such distances shall also be determined with due regard for the requirements
of approach grades and future grade separations.
(6)
Reserve strips controlling access to streets shall
be prohibited except where their control is definitely placed in the
Town under conditions approved by the Planning Board.
(7)
A street intersection shall not be less than 125 feet
removed from the nearest street intersection.
(8)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
(9)
When continuing street lines (projected right-of-way
tangents) deflect from each other at any one point by more than 10º,
they shall be connected by a curve with a radius at the inner street
right-of-way of not less than 350 feet, and, where continuing street
lines of arterial streets deflect from each other by more than 5º,
they shall be connected by a curve with a radius of not less than
800 feet.
(10)
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 75º. Any change in street alignment
to meet this requirement shall occur at least 100 feet from the intersection.
(11)
Intersections of minor streets with arterial
or collector streets should be held to a minimum to avoid hazard and
delay.
(12)
Property lines at street intersections shall
be rounded with a radius of 10 feet, or of a greater radius, where
the Planning Board may deem it necessary. The Planning Board may permit
comparable cutoffs or chords in place of rounded corners.
(14)
Half-width streets shall be prohibited except
where it is necessary to provide the remaining half of a previously
approved half-width street.
(15)
Culs-de-sac shall not be longer than 1,200 feet
and shall be provided with a turnaround having an outside right-of-way
diameter of 125 feet.
(16)
Temporary turnarounds shall have a diameter
of 100 feet and should be shown on the map with arrangements for that
portion of the right-of-way of the street to revert to the abutting
property owners upon continuation of the street.
(17)
No street names shall be used which will duplicate
or be confused with names of existing streets. Street names shall
be subject to the approval of the Planning Board and should follow
standard procedures of house numbering.
(18)
Street grades shall conform to the following:
|
Street Type
|
Grade
|
|---|---|
|
Arterial
|
As determined by state or county road authorities
|
|
Collector
|
5%, and in no case shall it be waived to exceed
7%
|
|
Minor
|
10%, and in no case shall it be waived to exceed
12%
|
|
Marginal access
|
Same as arterial
|
(19)
Where street grades exceed 5%, gutters should
be paved in accordance with the requirements of the Engineer.
(20)
No street grade shall be less than 0.5%.
B.
Service drives.
(1)
Service drives may be provided in residential, commercial
and industrial districts as private accessways.
(2)
The width of a service drive shall be not less than
20 feet.
(3)
Service drive intersections and sharp changes in alignment
shall be avoided, but, where necessary, corners shall be cut off sufficiently
to permit safe vehicular movements.
(4)
Dead-end service drives shall be avoided when possible
but if unavoidable shall be provided with adequate turnaround facilities
at the dead end as determined by the Planning Board.
C.
Easements.
(1)
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where they are anticipated.
The Planning Board may require easements of such widths as it deems
necessary.
(2)
Drainage.
(a)
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the drainage area after
development and shall comply with the requirements of the designated
Engineer of the Town or the Town Planning Board.
(b)
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially to the
lines of such watercourse and of such width and construction as will
be adequate for the purpose. Parallel streets or pathways may be required
in connection herewith.
(c)
Rights-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
D.
E.
Lots.
(1)
The lot size, width, depth, shape and orientation
and the minimum building setback lines shall be appropriate for the
location of the subdivision and for the type of development and use
proposed.
(2)
Corner lots for residential use shall have extra width
to permit appropriate building setback from and orientation to both
streets.
(3)
The subdividing of land shall be such as to provide,
by means of public street, each lot with satisfactory access to an
existing public street or private street granted a variance pursuant
to Town Law § 280-a.
(4)
Lots providing public street access at both front
and rear lot lines shall not be permitted, except as authorized by
the Planning Board. To provide separation of residential development
from traffic arteries or to overcome specific disadvantages of topography
and orientation, the Planning Board may require a planting screen
easement having a maximum of 10 feet along the lines of lots abutting
such traffic artery or other disadvantageous use.
(5)
Side lot lines shall be substantially at right angles
or radial to street lines.
(6)
Lots adjacent to pedestrian crosswalks shall have
additional side yard requirements as deemed necessary by the Planning
Board.
(7)
Minimum lot sizes shall be as follows:
(a)
Fifteen thousand square feet in subdivisions
not served by a central sewage disposal system. Such lots shall have
not less than 100 feet of frontage measured along the boundary of
the facing public street.
(b)
Twelve thousand five hundred square feet in
subdivisions served by either a central water supply or a central
sewage disposal system. Such lots shall have not less than 100 feet
of frontage measured along the boundary of the facing public street.
(c)
Ten thousand square feet in subdivisions served
by both a central water supply and central sewage disposal systems.
Such lots shall have not less than 80 feet of frontage along the boundary
of the facing public street.
F.
Public sites and open spaces.
(1)
Where a proposed park, playground, school or other
public use shown in a Comprehensive Plan is located in whole or in
part in a subdivision, the Planning Board may require the dedication
or reservation of such area within the subdivision in those cases
in which the Planning Board deems such requirements to be reasonable.
(2)
Where deemed essential by the Planning Board, upon
consideration of the particular type of development proposed in the
subdivision, and especially in large-scale neighborhood unit developments
not anticipated in the Comprehensive Plan, the Planning Board may
require the dedication or reservation of such other areas or sites
of a character, extent and location suitable to the needs created
by such development for schools, parks and other neighborhood purposes.
(3)
Where dedication is required, in no case shall the
Planning Board require that more than 10% of the gross area of the
subdivision be so dedicated. Irrespective of the size of the subdivision,
the minimum area acceptable in fulfillment of this provision shall
be three acres.
(4)
In cases where the Board finds that due to size, topography or location of a subdivision, the requirement for land dedication would be unreasonable or undesirable, or in the event that the Board requires less than 10% of the gross area of the subdivision to be so dedicated, the Board shall waive the requirement for the dedication of 10% of the gross area or such portion thereof as it deems suitable. In the event that such dedication is waived, it shall require that a fee for each proposed lot in the subdivision be paid into a special fund for the future acquisition and/or improvement of recreational facilities in the Town in accordance with Chapter 66, Planning Board and Zoning Board of Appeals, Article I, Fees, of the Code of the Town of Thompson.
(5)
Unusable areas or areas bordering streams, lakes or
other watercourses can be given special consideration by the Planning
Board in excess of the minimum. The Town may accept these areas as
a gift or purchase them, should they be desirable for public open
spaces.
(6)
Where such sites and open spaces are not shown on
the Comprehensive Plan and where deemed essential by the Planning
Board upon consideration of the particular type of development proposed
in the subdivision, and especially in large-scale developments, the
Planning Board may require the dedication or reservation of areas
in excess of the minimum. Under such conditions a money payment at
fair market value may be made to the owner to compensate his loss
in excess of the minimum dedication.
(7)
Notwithstanding anything set forth in this article,
the public site and open space provisions and fees are not applicable
to minor subdivisions.
G.
Street trees.
(1)
No trees shall be planted within the street right-of-way.
(2)
There shall be at least one tree per lot and two trees
per lot on corner lots.
(3)
Trees planted should be five to 10 feet from the sidewalk
(or its ultimate location) in the direction of the house, the exact
distance to depend on the average height of the grown tree.
(4)
New trees shall be no less than 2 1/2 inches
in circumference as measured at a point three feet above the ground.
