The standards and specifications for single-family
residential subdivisions are contained in these regulations. Additional
improvements or improvements meeting more stringent standards and
specifications may be required by the Planning Board for multifamily
dwellings and commercial and industrial subdivisions.
A.
The arrangements, character, extent, width 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 other existing
and planned streets, to topographical conditions, to public convenience
and safety and in their appropriate relation to the proposed uses
of land to be served and/or abutted by such streets.
C.
Where such is not shown in the Master Plan, the arrangement
of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or
adopted by the Planning Board to meet a particular situation where
topographical or other conditions make continuance or conformance
to existing streets impracticable or undesirable.
D.
Local streets shall be so laid out that their use
by through traffic shall be discouraged.
E.
Where a subdivision abuts or contains an arterial
street, the Planning Board may require marginal access streets, reverse
frontage lots with screen planting contained in a nonaccess reservation
along the rear property line or such other treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
F.
Where a subdivision abuts or contains a railroad right-of-way
or controlled 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.
G.
The Planning Board shall require that street names
be approved by the County Highway Department or the Town officials
designated by the Town Board to avoid duplications or use of similarly
sounding or spelled names.
H.
Public access shall be provided to streets, water
plants, sewage disposal plants or to other land dedicated or to be
dedicated to public use.
I.
Where a subdivision is traversed by a watercourse,
there shall be a stormwater easement not less than 50 feet in width
conforming substantially with the lines of such watercourse and such
further width or construction, or both, as shall be adequate to confine
a design storm as specified in the subdivision storm drainage design
standards.
A.
The lengths, widths and shapes of blocks and lots
shall be determined with due regard to:
(1)
Zoning requirements.
(2)
Provision of adequate building sites suitable to the
special needs of the type of use contemplated.
(3)
The need for convenient access, circulation, control
and safety of street traffic.
(4)
Limitations and opportunities of topography.
(5)
Block length, which shall generally not exceed 2,000
feet nor be less than 600 feet.
(6)
Intersections with arterial streets, which shall be
held to a minimum and preferably spaced at least 1,000 feet apart.
(7)
The need for pedestrian walks not less than 10 feet
in width, property line to property line, which shall be required
where deemed essential to provide circulation or access to schools,
playgrounds, shopping centers, transportation and other community
facilities.
B.
Land subject to flooding shall not be platted for
residential occupancy nor for such other uses as may increase danger
to life or property or aggravate the flood hazard.
C.
The subdividing of the land shall be such as to provide
that each lot abuts a public street which provides satisfactory access
via streets to an existing public street or highway.
D.
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from arterial streets or other disadvantageous use (see § 109-26E) or to overcome specific disadvantages of topography and orientation.
E.
Side lot lines shall be substantially at right angles
or radial to street right-of-way lines.
F.
In case a tract is subdivided into larger parcels
than normal building lots, such parcels shall be arranged so as to
allow the opening of future streets and logical further subdivision.
G.
Numbering.
[Amended 7-2-1997]
(1)
Developers are required to use a Guide to Practical
Methods of House Numbering for Suburban or Rural Communities, a house
numbering system compatible with the proposed Saratoga County 911
Service. Below is a paragraph pertaining to the numbering of lots
taken from the guide.
(2)
Numbering of lots shall be in accordance with United
States Post Office guidelines:
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"There is a numbering standard which exists
when a numbering project is undertaken. The standard calls for all
street numbering to begin in the east and work toward the west and
to begin in the south and work towards the north. You should use your
best judgment when determining whether a particular street or road
runs in an easterly or northerly direction. The closer you adhere
to this method of placing your street numbers and in what direction
they run, the closer you will be in compliance with what is considered
the national standard. Again, here you would want to be extra attentive
to streets and roads which enter your municipality from another. Check
to see if any numbering exists and, if it does, what it is.
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"The use of odd and even numbering placement
also has a standard to which you should adhere. Generally, when numbering
a street which runs south to north, the even numbers go on the east
side and odd numbers on the west. When setting out numbers on streets
which run in an east-to-west direction, the even numbers are on the
north side of the street and the odd numbers on the south side of
the street.
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"Dealing with culs-de-sac is not that difficult.
First, assess the exact impact the cul-de-sac has on the flow of traffic
on the street. If the cul-de-sac is a simple eyebrow design or a mere
indentation in the normal flow of traffic, you might want to try to
keep the numbering for that side of the street intact, e.g., continue
the odds or evens as though they were located on the standard street.
If the cul-de-sac has a separate name, you will probably want to begin
a new numbering range."
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H.
All new subdivisions shall be required to contain
a thirty-foot easement to facilitate access to drainage systems by
the Town's Highway Superintendent.
All improvements granted final approval shall
be constructed in each new subdivision in accordance with the standards
and requirements established by the Town Planning Board and in accordance
with the condition of the final approval. The owner may install such
improvements at his own cost and expense or may secure the formation
of a special district to install such improvements pursuant to pertinent
laws of the State of New York.
A.
Two methods of completing subdivision construction
are provided in accordance with Town Law § 277.
(1)
The owner may install improvements prior to final
approval and submit a performance bond at the time of final submission,
in an amount approved by the Town, to cover the cost of those improvements
which are not installed.
(2)
The owner may decide to install no improvement prior
to final approval and submit such performance bond to cover the cost
of improvements.
B.
The steps to be followed in the subdivision review
process will vary depending on which method the owner adopts.
A.
It shall be the responsibility of the owner to provide
waterlines, storm drains, sanitary sewers, bridges and street pavement
to the limits of the subdivision. These facilities shall be constructed
as required for inclusion in future Town of Wilton Water and Sewer
Authority systems. Each owner shall be responsible for the complete
construction even though larger than normal sizes may be required.
B.
All utilities (e.g., telephone and electric) when
deviating from a straight-line course between the source and a house
shall be so designated.
C.
The minimum distance separation between the bottom
of an individual sewerage disposal system and the seasonal high groundwater,
bedrock or impervious layer shall be increased from two feet to four
feet for new construction. For septic systems requiring the placement
of fill, the licensed professional shall provide an additional certification
for the fill installation. This shall be provided to the Town when
the final certified (stamped and signed) record drawing is submitted.
[Amended 10-3-1996; 4-5-2007; 6-7-2007; 8-1-2019]
The following specification is the standard
for the construction of new roads in the Town of Wilton, Saratoga
County, New York. It provides both minimum requirements for materials
and workmanship for roads built on sand or granular subgrades and
new roads constructed on silty or clayey subgrades (A-6 and A-7 soil).
[Note: Reference is made to American Association of State Highway
and Transportation Officials soil classifications A-1 through A-7
as defined in the Asphalt Institute Manual, Series No. 10 (MS-10),
March 1978 Edition.] Unless specifically stated otherwise, all road
work shall conform to the most recent version of New York State Department
of Transportation's Standard Specifications.
A.
Clearing and grubbing of right-of-way. Sod, topsoil,
organic matter, foreign material and cobbles larger than four inches
shall be removed from the entire right-of-way and shall be disposed
of in an acceptable manner. In cases where the subgrade consists of
A-6 or A-7 soil, the removal of the appropriate amount of this material
shall be accomplished in an acceptable manner prior to grading the
subgrade.
B.
Effect of weather conditions on construction. Application
of asphaltic concrete on new roads shall be permitted only during
the time period of April 1 to November 1. The temperature during this
time for construction shall be at least 50° F. Construction shall
not occur during wet weather or during other adverse weather conditions.
Deviation from these conditions shall be permitted only by special
permission from the Town Highway Superintendent.
C.
Subgrade. The "subgrade" is defined as the original
soil existing in the right-of-way over which the subbase is to be
placed. "Artificial subgrade" refers to the granular material used
to replace a specified depth of removed poor subgrade material.
(1)
Grading and compaction. Grading and compaction of
the subgrade shall commence after completion of the clearing and grubbing
operation and shall be done in compliance with the accompanying drawing
and the approved grade profile prior to the application of the subbase
material. Compaction of the subgrade shall be accomplished by means
of a vibratory eight-to-ten-ton roller as outlined in § 203-3.12
B.2 of the New York State Department of Transportation Standard Specifications.
The method of compaction used shall also comply with the above-referenced
standard.
(2)
Testing and inspection of the subgrade. Compaction
of the subgrade shall be achieved to the satisfaction of the Town
Highway Superintendent and Town Engineer. Placement of the subbase
shall not proceed until approval of the subgrade is received from
the Town of Wilton.
D.
Subbase. The subbase course shall consist of NYSDOT Section 667, Type B, and of a thickness equal or greater than that referenced in the Typical Road Section.[1]
[Amended 3-2-2006]
(1)
Substitution. The substitution of rubble material
in place of the gravel shall be permitted only if so designated on
the approved plan and if approved by the Town Highway Superintendent
after observing the material prior to its placement. The minimum acceptable
thickness of rubble shall be at least 50% of the gravel thickness.
(2)
Testing and inspection of the subbase. Prior to the
placement of the gravel, the contractor shall have a sample analyzed
that is truly representative of that material to be used for compliance
with the appropriate New York State Department of Transportation standard.
A New York State approved laboratory for sieve analysis shall be used.
The results of the sample tested shall be submitted for the Town's
approval. Town approval, in writing, shall be obtained before the
commencement of any work. In the event that the gravel bank changes,
the procedure outlined above shall be repeated. Additional testing
may be required at the discretion of the Town of Wilton.
(3)
Construction. The maximum thickness of lifts permitted
for the subbase shall be six inches. Compaction of the subbase shall
be accomplished by means of an eight-to-ten-ton roller or other compacting
device defined in § 203-3.12 of the New York State Department
of Transportation Standard Specifications and shall be graded in accordance
with the accompanying drawing.[2] Any imperfections, irregularities or other damage in the
subbase shall be repaired prior to the installation of the base course.
[2]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
[1]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
E.
Binder course.
(1)
The binder course shall consist of a thickness equal or greater than that referenced in the Typical Road Section,[3] after compaction, of Type 3 asphalt concrete (Item 403.13
of the New York State Department of Transportation Standard Specifications)
binder material.
[3]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
(2)
Application of the base course shall be in conformance
with § 401-3 of the New York State Department of Transportation
Standard Specifications and shall be graded as shown on the accompanying
drawing[4] and the approved grade profile.
[4]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
F.
Top course.
(1)
The top course shall consist of a thickness equal or greater than that referenced in the Typical Road Section,[5] after compaction, of Type 6F asphalt concrete (Item 403.1701
of the New York State Department of Transportation's Standard Specifications)
top material.
[5]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
(2)
Application of the top course shall be in conformance
with § 401-3 of the New York State Department of Transportation's
Standard Specifications and shall be graded as shown on the accompanying
drawing[6] and the approved grade profile.
[6]
Editor's Note: The drawing entitled "Typical Road Section" is included as an attachment to this chapter.
(3)
The construction of the top course shall be deferred until 80% or
more of the building lots fronting on the section of road in a particular
phase have received certificates of occupancy or by order of the Town
Highway Superintendent and Town Engineer.
[Amended 8-1-2019]
(4)
All pavement penetrations, except valves and manhole
covers, shall be set flush with the binder course elevation; valves
and manhole covers shall be set 1/4 inch below the binder course elevation.
Metal risers shall be installed just prior to top course paving to
keep the pavement penetrations flush with the top course elevation,
except valves and manhole covers shall be set 1/4 inch below the top
course elevation.
G.
Poor subgrade; minimum requirements.
(1)
A "poor subgrade" is defined as that which consists
of silty or clayey material and designated A-6 or A-7 under the American
Association of State Highway and Transportation Officials soil classification
system.
(2)
When a poor subgrade exists, an artificial subgrade,
as previously defined, shall be substituted for a portion of the subgrade
as shown on the drawing. The artificial subgrade shall consist of
granular material (sand) and shall be approved for use by the Town
Highway Superintendent prior to installation. The compacted depth
of the artificial subgrade shall be 12 inches.
(3)
Additional requirements shall be imposed if deemed necessary. Core
samples are to be taken as directed by Highway Superintendent.
[Amended 8-1-2019]
H.
Industrial and commercial roads. Roads intended primarily
for industrial or commercial uses or other surfaces subjected to excessive
wheel loadings may require special design. These situations shall
be evaluated on an individual basis.
I.
Drainage facilities.
(1)
Prior to the construction of drainage facilities,
the plans and specifications shall be approved by the Town Highway
Superintendent and the Town Engineer, in writing. The basis for the
design of drainage facilities shall be accomplished by means of an
acceptable method for calculating runoff, such as the Rational Method
or Soil Conservation Service Technical Release No. 55. Complete calculations
for determining runoff quantities shall accompany all submittals for
Town approval.
(2)
Catch basins shall be a minimum four feet inside diameter. Drop inlets may be used in lieu of catch basins for the purpose of collecting surface water discharge to a catch basin. Drop inlets shall be at least 2 1/2 feet square. The height shall be ample to provide minimum cover over pipe as required. See Catch Basin Detail for both catch basin and drop inlet design.[7]
[7]
Editor's Note: The Catch Basin Detail is included as an attachment to this chapter.
(3)
Unusual conditions.
(a)
Where unusual conditions exist, such as the
need for groundwater recharge to replenish water wells, flat topography,
excessively high or low groundwater table, etc., a special design
for stormwater systems shall be required.
(b)
In areas where topography limits stormwater
system design to on-site disposal, it is preferred that retention
areas be used, if conditions warrant it, in conjunction with an underdrain
system. Dry wells may be incorporated in the overall design on certain
cases.
(4)
Drainage easements shall be created a minimum of 25
feet from the top of drainage swales and basins in order to ensure
that the Town has adequate area for any future maintenance.
J.
Additional requirements.
(1)
In certain cases, guiderails may be required. This
requirement shall be discussed with the owner during the plan review
process, if required. All guiderails shall be box beam per NYSDOT
Specifications.
[Added 2-1-2007]
(2)
Road elevation shall ensure the construction of driveways
with a maximum slope of 5% from pavement edge to the road right-of-way
line.
(3)
The radii at all intersection shall be 35 feet for
subbase, base and top courses.
(4)
All new roads shall receive a graded layer of suitable
topsoil material from the edge of the pavement to the right-of-way
extremity. Mulching and seeding of this area shall occur as soon as
practical. The road shall be acceptable to the Town only upon the
appearance of a dense stand of grass in nonblacktopped areas.
(5)
All catch basins, drop inlets and piping shall be
free of sediment, silt and debris when accepted by the Town of Wilton.
(6)
Areas containing erosion or eroded soil or areas not
containing a dense stand of grass contained within the road shall
constitute grounds for denial of acceptance.
(7)
Prior to the issuance of any certificates of occupancy
or the acceptance of the road, stakes shall be placed on the front
corners of the property designating the line between the landowner's
property and the Town right-of-way.
(8)
All stumps, grubbings, logs, and limbs generated from
subdivision projects shall be hauled off-site and disposed of properly.
Chipping/tub grinding of this material on-site will be allowed in
lieu of off-site disposal, if approved by the Planning Board. These
grindings shall not be disposed of in any defined open space areas.
[Added 2-1-2007]
[Amended 7-2-2002; 3-6-2003]
A.
The Town Board may require the establishment of a letter of credit
(bond or other acceptable financial securities) which shall cover
the cost of all improvements in the public right-of-way, with the
exception of water distribution and sewage collection systems and
all other items considered to be Wilton Water and Sewer Authority
improvements. A detailed written estimate of all costs shall be provided
to the Town. Costs shall reflect current values for the work and materials
involved and shall be representative of actual cost to the Town of
Wilton to execute the work should the contractor or owner not complete
the project. Cost estimates shall be reviewed by the Town Highway
Superintendent and the Town Engineer.
[Amended 8-1-2019]
B.
The letter of credit shall include assurance of reimbursement
of maintenance costs to the Town if needed prior to the expiration
date of the letter of credit and an inflation factor if deemed appropriate.
C.
The written approval of the Town Engineer and Highway
Superintendent of the plans and specifications for the new road and
drainage system shall precede letter of credit acceptance.
D.
The final amount of the letter of credit shall require
the approval of the Town Board.
E.
The form of the letter of credit shall be acceptable
to the Town.
[Amended 7-2-2002; 3-6-2003]
A.
Various items of construction may be inspected and
approved upon their completion and the amount of the letter of credit
may be reduced, provided that it does not become less 20% of the original
value of the letter of credit.
B.
The creation of a letter of credit (or continuance of the initial
letter of credit) in an amount equal to 20% of the cost of the road
construction shall be in effect until one year after the granting
of final acceptance, and subsequently reduced to 10% for the second
year and until completed. The 20% to 10%, two-year letter of credit
shall be a single document accepted by the Town prior to the acceptance
of the road.
[Amended 8-1-2019]
C.
When the top course is being deferred, a separate
letter of credit for the full value of cleaning the binder course,
tack coating and paving of the top course may be required by the Town.
After the top course is installed and accepted, the twenty-percent
to ten-percent, two-year letter of credit may also be required for
this top course work.
A.
The engineer's inspection shall include the following:
(1)
The width and thickness of the pavement.
(2)
The width, thickness and compaction of the subbase.
(3)
The compaction of the subgrade.
(4)
General compliance with approved plans relative to
road grades, cross-slope of travel lanes and slopes of graded areas.
(5)
The method and effectiveness of seeding and mulching
of all areas required.
B.
Roads constructed by the Town Highway Department shall
be exempt from this requirement.
A.
Upon completion of construction, a final inspection
shall be held by the Town. Minor changes from the development map
and plan/profiles as required by conditions of the work site may be
allowed in the actual construction.
B.
Contingencies set upon approvals of any kind shall
be met before the approval can be considered final and valid.
C.
The Town Board shall consider accepting new roads
only after 100% of the associated road and utility work is completed
in the opinion of the Highway Superintendent and Director of Planning
and Engineering. Conditional road acceptances shall not be permitted,
except in exceptional circumstances as determined by the Town Board.
[Amended 5-4-2000; 2-1-2001; 3-6-2003]
D.
Before final acceptance of the road by the Town Board,
the Town Clerk shall receive, by the 15th of the month prior to the
Town Board meeting at which the road is to be accepted:
[Amended 3-5-1998; 2-1-2001]
(1)
Proof of Wilton Water and Sewer Authority acceptance
of water and/or sewer facilities.
(2)
The deed to the Town excluding the water and/or sewer
facilities that have been previously conveyed to the Wilton Water
and Sewer Authority and an easement granting to the Wilton Water and
Sewer Authority access to their facilities. Deed filing costs shall
be paid by the developer.
(3)
Title insurance for the proposed new Town road naming
the Town as an endorsee of the policy, which said title insurance
demonstrates clear and marketable title.
(4)
A tax search indicating that there are no delinquent
taxes owed on the property.
(5)
Letters from the Highway Superintendent and the Director
of Planning and Engineering indicating that the proposed road has
had a final inspection and is ready for acceptance by the Town.
(6)
The twenty-percent to ten-percent, two-year letter
of credit incorporating 100% of the value of the top course.
[Amended 7-2-2002; 3-6-2003]
(7)
As-built drawings on Mylar if, in the Town's opinion,
substantial field changes in the road and/or drainage system have
occurred. A certification by a P.E. or A.L.A. that the stormwater
management facilities meets the approved plan (or as-builts, if prepared)
is required in all cases.
[Amended 2-1-2007]
(8)
Install all road signage, monuments and bench marks.
[Added 8-1-2019]
A.
Certificates of occupancy shall not be issued until
the roadway asphalt binder course is in place. All roads to be dedicated
to the Town shall be accepted by the Town Board prior to the issuance
of certificate of occupancy.
[Amended 12-6-2001]
B.
Provisions for temporary T-turnarounds shall be established,
if deemed necessary.
C.
A phasing program can be agreed upon by all parties,
if requested, and shall be done during the Planning Board review.
The Town Board may require that the construction
of all new roads in the Town of Wilton shall be certified by a New
York State licensed professional engineer. This certification shall
consist of a statement by the owner's engineer, seal affixed, certifying
he has inspected the installation of the improvements within the subdivision
and certifies that they have been installed in accordance with the
plans which received final approval by the Planning Board.
Owners of parcels deeded to the Town after the
taxable status date (March 1) shall have to pay taxes for the entire
following year.
