[Amended 12-17-2007 by L.L. No. 5-2007]
The design standards listed below shall be incorporated in all proposed plans. The design of any street, street intersection, cul-de-sac street, lot, easement, block, storm sewerage installation, or drainage facility in any proposed plan shall comply with the requirements of Article XXXV, Stormwater Management, of Chapter 407, Zoning, where applicable.
Land shall be suited to the purposes for which
it is to be subdivided, and be of such character that it can be used
safely without danger to health or peril from flood, fire or other
menace.
A.
The location of all major streets in the proposed
subdivision shall conform in general alignment to the Master Plan
and to the Official Map, if any. Street right-of-way widths shall
be as shown in the Master Plan, and where not shown thereon shall
be not less than as follows:
|
Street Type
|
Right-of-Way Width
(feet)
| |
|---|---|---|
|
Major
|
100* minimum
| |
|
Collector
|
85 minimum
| |
|
Minor or local
|
70 minimum
| |
|
Marginal access
|
40 minimum
|
|
NOTE:
| ||
|
*
|
Not including right-of-way for marginal access
street, if any.
| |
B.
The proposed street layout shall provide for the continuation
or projection of existing streets in the surrounding areas, unless
the Planning Board deems such extension undesirable for specific reasons
of topography or design.
C.
Streets shall be logically related to the topography
to produce usable lots and reasonable grades.
D.
Minor streets shall be laid out to discourage through
traffic, but provision for street connections into and from adjacent
areas will generally be required.
E.
Adequate street rights-of-way shall be provided as
necessary where lots in the proposal are large enough to permit resubdivision,
or if a portion of the tract is not subdivided.
F.
Where a subdivision abuts or contains an existing
or proposed major traffic street, the Board may require marginal access
streets, rear service alleys, reverse frontage lots or such other
treatment as will provide protection for abutting properties, reduction
in the number of intersections with the major street, and separation
of local and through traffic.
G.
New half or partial streets will not be permitted,
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards contained herein and where,
in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
H.
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be dedicated
and plotted within such tract.
I.
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as culs-de-sac. A temporary turnaround shall be provided at the stub
end of future streets.
J.
Street grades, wherever feasible, shall not exceed
the following, with due allowance for reasonable vertical curves and
with not less than 200 feet between changes of grade:
|
Street Type
|
Maximum % Grade
| |
|---|---|---|
|
Major
|
4
| |
|
Collector
|
6
| |
|
Minor or local
|
6
| |
|
Marginal access
|
6
|
|
In order to facilitate drainage, no street grade
shall be less than 0.4% when possible, but in no event less than 0.3%.
|
K.
No street names shall be used which will duplicate
or be confused with the names of existing streets. Street names shall
be subject to the approval of the Town Board.
A.
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 75°.
B.
Multiple intersections involving a junction of more
than two streets shall be avoided. Where this proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
C.
A clear sight triangle of 30 feet measured along street
lot lines from their point of junction shall be provided at all intersections,
and no building or other obstructions of any nature shall be permitted
within such sight triangles.
D.
To the fullest extent possible, intersections with
major traffic streets shall be located not less than 800 feet apart,
measured from center line to center line.
E.
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
F.
Minimum curb radii at street intersections shall be
15 feet for intersections involving only minor streets, 25 feet for
intersections involving other type streets, or such greater radius
as is suited to the specific intersection.
G.
Where a subdivision abuts or contains an existing
street or inadequate right-of-way width, additional right-of-way width
in conformance with the Master Plan will be required.
H.
Where the grade of any street at the approach to an
intersection exceeds 3%, a leveling area shall be provided having
not greater than 3% grades for a distance of 25 feet measured from
the nearest right-of-way line of the intersecting street.
A.
Cul-de-sac streets, permanently designed as such,
shall not exceed 500 feet in length, and shall furnish access to not
more than 20 dwelling units.
B.
Cul-de-sac streets shall be provided at the closed
end with a paved turnaround having a minimum diameter to the outer
pavement edge or curbline of 100 feet and a street property line diameter
of at least 130 feet.
C.
Unless future extension is clearly impractical or
undesirable, a turnaround right-of-way of the same width as the street
shall be carried to the property line in such a way as to permit future
extension of the street into the adjoining tract.
B.
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of Chapter 407, Zoning, are not adequate, the Board may require tests in accordance with the rules and regulations of the State Department of Health, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a large lot size to be necessary, the Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
C.
Where commercial subdivisions are proposed to be served
by either or both on-lot sanitary sewage disposal and water supply
facilities, the lot area and dimensions required to prevent health
hazards shall be subject to individual review and determination by
the Planning Board, New York State Department and/or the County Board
of Health.
D.
All lots shall front upon a public street.
E.
The ratio of the depth of any lot to its width shall not be greater than 2 1/2:1, except as may be specified in Chapter 407, Zoning.
F.
Side lot lines shall be substantially at right angles
or radial to street lines.
G.
If remnants of land exist after subdividing, they
shall be incorporated in existing or proposed lots, or dedicated to
public use if acceptable to the municipality.
H.
Double frontage lots are prohibited, except where
employed to prevent vehicular access to major traffic streets.
I.
Depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and loading as required by the provisions of Chapter 407, Zoning. Buffer zones having a minimum width of 20 feet, adequately landscaped, are to be provided between differently zoned projects.
A.
Easements with a minimum width of 12 feet plus the
width of any required pipe or other improvement shall be provided
as necessary for utilities.
B.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
C.
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse, and of such width
as is required by the General Drainage Classification Program for
Grand Island Drainageways and as will be adequate to preserve natural
drainage.
B.
Blocks generally shall not be less than 400 feet nor
more than 1,200 feet in length. In general, no block width shall be
less than twice the normal lot depth. In blocks exceeding 800 feet
in length, the Planning Board may require the reservation of a twenty-foot-wide
easement through the block to provide for the crossing of underground
utilities and pedestrian traffic where needed or desirable, and may
further specify, at its discretion, that a four-foot-wide footpath
be included.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
bordering a major traffic street are used.
D.
Pedestrian through walks may be required where necessary
to assist circulation or provide access to community facilities. Such
crosswalks shall have a width of not less than 10 feet and a paved
walk of not less than four feet.
A.
Lots shall be laid out and graded to provide positive drainage away from buildings and also to reduce stormwater runoff rates and volumes, soil erosion, and nonpoint source pollution in accordance with Article XXXV, Stormwater Management, of Chapter 407, Zoning.
[Amended 12-17-2007 by L.L. No. 5-2007]
B.
Storm sewers, culverts and related installations shall
be provided as per plans approved by the Engineer and shall comply
with any stormwater pollution prevention plan (SWPPP) required under
the Town Code. These systems and improvements shall be adequate to
provide for all proper drainage of roofs, yards, paving and streets:
[Amended 12-17-2007 by L.L. No. 5-2007]
(1)
To permit the unimpeded flow of natural watercourses;
(2)
To ensure adequate drainage of all low points along
the line of streets;
(3)
To intercept stormwater runoff along streets at intervals
reasonably related to the extent and grade of the area drained; and
(4)
To
minimize the volume and rate of stormwater runoff which would otherwise
degrade local water quality and increase erosion.
C.
In the design of storm sewerage installations, special
consideration shall be given to avoidance of problems which may arise
from concentration of stormwater runoff over adjacent properties.
A.
The subdivider may be required by the Planning Board
to carry away by pipe or open ditch any spring or surface water that
may exist either previous to or as a result of the subdivision. Such
drainage facilities shall be located in the street right-of-way where
feasible, or in perpetual unobstructed easements of appropriate width.
B.
A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Engineer shall approve the design and size of a facility based on anticipated runoff from a ten-year storm under conditions of total potential development permitted by Chapter 407, Zoning, in the watershed. The facility shall comply with the requirements of Article XXXV, Stormwater Management, of Chapter 407, Zoning.
[Amended 12-17-2007 by L.L. No. 5-2007]
C.
The subdivider's engineer shall also study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a ten-year storm, the Planning Board shall notify the governing body of such potential condition. In such case, the Planning Board shall not approve the subdivision until provision has been made for the improvement of said condition and unless the subdivision plat complies with Article XXXV, Stormwater Management, of Chapter 407, Zoning.
[Amended 12-17-2007 by L.L. No. 5-2007]
D.
Land subject to flooding or land deemed by the Planning
Board to be uninhabitable shall not be platted for residential occupancy,
nor for such other uses as may increase danger to health, life or
property, or aggravate the flood hazard, but such land within the
plat shall be set aside for such uses as shall not be endangered by
periodic or occasional inundation, or improved in a manner satisfactory
to the Planning Board to remedy said hazardous conditions.
A.
In reviewing subdivision plats, the Board will consider
the adequacy of existing or proposed community facilities to serve
the additional dwellings proposed by the subdivision.
B.
Where a proposed park, playground, school or other
public use shown in the Master Plan is located in whole or in part
in a subdivision, the Town Board may require the reservation of 10%
of the gross area of a subdivision for recreation and/or schools areas.
Where said area is not dedicated, it shall be reserved for acquisition
by the Town of Grand Island.
C.
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed.
D.
The layout of the proposed subdivision shall be in
general conformity with the features or developments proposed in the
Master Plan of the Town of Grand Island.
E.
In the event that an area to be used for a park or
playground is required to be so shown, the subdivider shall submit,
prior to final approval, to the Board, three prints (one on cloth)
drawn in ink, showing, at a scale of not less than 30 feet to the
inch, such area and the following features thereof:
(1)
The boundaries of the said area, giving lengths and
bearings of all straight lines, and radii, lengths, central angles
and tangent distances of all curves.
(2)
Existing features such as brooks, ponds, clusters
of trees, rock outcrops and structures.
(3)
Existing and, if applicable, proposed changes in grade
and contours of the said area and of areas immediately adjacent.
Minimum improvements and construction standards
required of all subdivisions shall be as set forth in this article
and shall further be in accordance with the prevailing standards as
established by the Town Board upon advice of the Planning Board and
the Engineer. Alternate improvement standards may be permitted if
the Planning Board deems them equal or superior in performance characteristics
to the specified improvements. Additional or higher type improvements
may be required in specific cases where the Planning Board believes
it necessary to create conditions essential to the health, safety,
morals and general welfare of the citizens of the Town of Grand Island.
Monuments shall be placed so that the scored
or marked point shall coincide exactly with the intersection of the
lines to be marked, and shall be set so that the top of the monument
or marker is level with the surface of the surrounding ground.
A.
Monuments shall be set at the intersection of all
lines forming angles in the boundary of the subdivision. Monuments
may be of the following two types:
B.
Markers shall be set at the beginning and ending of
all curves along street property lines, at all points where lot lines
intersect curves, either front or rear, and at all angles in property
lines of lots; at all corner lots, markers shall consist of steel
bars at least 15 inches long and not less than 3/4 inch in diameter.
C.
A permanent bench mark shall be established referenced
to U.S. Coast and Geodetic Survey and tied to the elevations shown
on all plans, subject to approval of the Town Engineer.
A.
Required improvements and construction standards shall
be in accordance with the specifications of the Town of Grand Island.
B.
Streets (and alleys where provided) shall be graded,
surfaced and improved to the grades and dimensions shown on plats,
profiles and cross sections submitted by the subdivider and approved
by the Engineer.
Where the public water supply, in the opinion
of the Planning Board, is reasonably accessible, the subdivision shall
be provided with a complete water distribution system, including a
connection for each lot and appropriately spaced fire hydrants. Where
the public water supply is not within a reasonable distance, an alternate
supply, approved by the State Department of Health, shall be furnished.
A.
Where the public sanitary sewer system, in the opinion
of the Board, is reasonably accessible, sanitary sewers shall be installed
to adequately serve all lots with connections to the public system.
Where lots cannot be served by the extension of an existing public
sanitary sewer, the subdivider shall obtain approval of lot sizes
from the Planning Board. In addition, individual septic tanks and
disposal fields and/or neighborhood disposal systems shall be approved
by the Erie County Health Department.
B.
Where the Town of Grand Island has a plan for extending
the public sanitary sewer system into an area that is being subdivided
and it is reasonably expected that the area will be served by the
public system within a period of five years, capped sewers shall be
installed to adequately serve all lots in the proposed subdivision.
Storm sewers shall be installed when, in the
opinion of the Board, they are deemed necessary to provide adequate
drainage for the subdivision.
[Amended 1-17-1995 by L.L. No. 1-1995]
Sidewalks shall be installed in each and every
new major subdivision which is located (in whole or in part) in a
sewer district. Unless otherwise required by applicable law or regulation,
such sidewalks shall be four feet in width.
All electrical power and telephone utility lines
shall be installed in easements provided for along the rear property
lines. In certain circumstances, the Planning Board may deem it necessary
that these utility lines be installed underground. In such event,
easements for utilities placed underground may appear along rear property
lines or within the street right-of-way or in easements adjacent thereto.
A.
Street signs, streetlighting and fire alarm signal
devices shall be provided at appropriate locations on all streets.
The type, height and design shall be approved by the Board.
B.
Trees shall be provided in all residential subdivisions
of a type compatible with local conditions. Such trees shall be planted
in the front yard setback area and spaced at intervals of not more
than 50 feet. The size, type and species of such trees shall be approved
by the Board.
In all cases, the subdivider shall be responsible
for the installation of all required improvements under supervision
of the Town Engineer, and in the manner specified below.
[Amended 12-4-1978]
No final plat shall be approved by the Town
Board until provision has been made for the proper installation of
required improvements in any of the following ways:
A.
Construction of improvements. The subdivider shall
install the required improvements in accordance with the standards
and specifications contained in this article and in accordance with
the final plat submitted to the Town Board. The subdivider shall employ
a licensed professional engineer to design and provide general supervision
of the improvements to be installed. Such general supervision shall
include the supervision of the necessary leakage and pressure test
that will ensure compliance with New York State Health Department
standards for sanitary sewers and water mains. The subdivider shall
obtain a certificate from the Engineer stating that all improvements
have been so installed in accordance with Town specifications.
B.
Public improvement permit. The subdivider shall obtain
a public improvement permit from the Town Board for the construction
of all roadway pavements, curbs, sidewalks, storm sewers and other
drainage facilities, sanitary sewers, water mains and appurtenances,
streetlights and other required utilities and public improvements.
C.
Public improvement inspection fee schedule. If the
Town inspects, the Town shall charge the subdivider a fee for the
inspection of all required public improvements. The fee shall be that
amount set forth in the Schedule of Fees adopted by Town Board resolution
and filed in the office of the Town Clerk.
[Amended 12-4-1978; 5-2-1988 by L.L. No. 1-1988]
In submitting the final plat to the Town Board,
the subdivider shall submit a maintenance bond to guarantee maintenance
and repair of the streets in the subdivision, for one-year, after
construction thereof has been approved by the Engineer.
