The developer, before the approval of the subdivision
plat, shall complete all improvements to the satisfaction of the Town
Engineer or post a performance bond sufficient to insure the satisfactory
completion of the following required improvements, except where waivers
may be requested, and the Town Board may waive, subject to appropriate
conditions, such improvements as it considers are not requisite in
the interest of public health, safety and general welfare.
[Amended 5-11-1993 by L.L. No. 1-1993]
A.
All street construction is subject to the specifications
for streets and highways adopted by the Town Board from time to time,
which specifications shall be on file with the Town Clerk and available
to developers. The streets shall be designed to promote local residential
streets and to discourage through traffic.
B.
All right-of-way street widths and street pavements
shall be measured at right angles or radial to the center line of
the street and shall not be less than those specifications adopted
by the Town Board from time to time and shall be filed with the Town
Clerk.
C.
The side lines of lots shall be at right angles to
straight streets and radial to curved streets whenever possible.
Storm drains, culverts, catch basins and other
drainage structures shall be installed in accordance with the standards
and specifications on file in the Town Clerk's office and in accord
with the final map approved by the Town Board. All pipe shall comply
with the requirements of the current Erie County Highway Department
and the New York State Department of Transportation specifications
governing construction of these facilities. The location, length,
depth, size, grade and type of pipe shall be designated in the plans.
If unusual conditions are discovered at the time of construction which
are not provided for on the plans, the Town Engineer shall determine
the type and extent of construction required to overcome such conditions.
Curbing shall be constructed on both sides of
all streets shown on all proposed subdivision plats and in accord
with the construction standards on file in the Town Clerk's office.
Sidewalks shall be required on both sides of
the street and constructed in accord with the standards on file in
the Town Clerk's office.
Driveway aprons shall be required between the
curbing and the sidewalk and shall be of six-inch concrete meeting
the same specifications established for curbing.
Street name signs shall be of metal and shall
be installed at the intersection of all streets in conformity with
Town specifications or Department of Transportation specifications,
whichever are more restrictive, at the locations approved by the Town
Board.
Street trees shall be planted in every subdivision
at intervals from 40 feet to 60 feet along both sides of the street.
Existing trees may be taken into consideration when determining the
above. Trees shall be at least three feet from any sidewalk and located
on the building side of the walk rather than the street side. Where
dwelling structures are oriented with their rears on the street, street
trees shall be at least six feet from the curbline. Trees should also
be at least 10 feet from any line which is directly under utility
wires. The minimum trunk diameter shall be at least two inches, and
an average height of six feet above finished grade level is required.
Such trees shall be of a species and at locations approved by the
Town Board. No tree shall be planted within 25 feet from an existing
or proposed streetlight or street intersection.
Shade trees, other than within the right-of-way,
may be required when, taking into consideration the existing trees
on the lots, the Town Board shall deem it necessary. Such trees shall
be in conformance with the standards of size and kind and locational
limitations prescribed for trees along the street line.
Streetlighting facilities shall be provided
along all streets in the subdivision and along all streets upon which
the subdivision abuts. Such lighting facilities shall be in accordance
with the Town standards and shall be installed as approved and directed
by the Town Engineer.
Sanitary sewers and treatment disposal facilities
shall be required. Where a public sanitary sewer is reasonably accessible,
the subdivider shall connect or provide for connection with such sanitary
sewer and shall provide within the subdivision the sanitary sewer
system required to make the sewer accessible to each lot in the subdivision.
Sewer systems shall be approved by the Town and state and/or county
health official(s) and be in accordance with other requirements of
law. The construction is subject to the supervision of the Town Engineer.
[Amended 12-29-2005 by L.L. No. 2-2005]
A.
Where public water main is within 500 feet, the subdivider
shall connect with such water main and provide a water connection
for each lot in accordance with Town standards, procedures and supervision.
Fire hydrants shall be required and shall be installed in the locations
approved by the Town Engineer and in accord with the New York State
Board of Fire Underwriters.
B.
Water Districts are subject to connection size restrictions
for future taps to be developed for properties not in existence at
the time of the district formation. Future connections of the water
facilities of a Water District will be prohibited where the maximum
branch line tap or pipeline size is greater than three inches in diameter
and/or require a maximum design water flow of greater than 200 gallons
per minute. This restriction is not intended to limit the Town Board's
ability to authorize connections to serve individual publicly owned
facilities, or for connections intended for the sole purpose of providing
fire protection to individual structures.
Permanent monuments shall be set at block corners
and at intervals of approximately 500 feet or such other distance
as the Town Board may determine appropriate, and their locations shall
be shown on the subdivision plat. Iron pipes shall not be considered
permanent monuments for the purpose of this chapter. Standards for
monuments are on file in the Town Clerk's office.
Permitted modifications shall be as follows:
A.
Concrete curbing may be omitted and, in lieu thereof,
rolled gutters or other means for controlling stormwaters may be constructed
as may be approved by the Town Engineer and Town Board.
B.
Sidewalks may be omitted on one or both sides of the
street to the extent deemed appropriate by the Town Board.
C.
Where curbing and/or sidewalks are not provided, adequate
provision for the protection of the edge of the road pavement and
graded shoulders at all driveway openings and other accessways shall
be provided in a manner approved by the Town Engineers.
D.
Where sidewalks and curbing are not provided, grass
curb strips shall not be required. However, grading and seeding of
the area between the pavement edge, shoulder or approved drainage
structure and the front property line of the lot shall be provided.
E.
Individual sewage disposal systems (septic tanks)
may be provided in lieu of facilities connected to a public sanitary
sewage disposal system. Where such a public system is not reasonably
available, such on-site disposal systems shall not be subject to the
provisions of this chapter regarding subdivision control but shall
subject to all other applicable laws and regulations of the Town,
county and state. Sewerage lagoons shall be prohibited.
F.
Individual on-site water supply systems may be provided
in lieu of providing a water supply connected to a public utility
system. Where such a public system is not reasonably available, such
on-site water supply systems shall not be subject to the provisions
of this chapter regarding subdivision approval but shall be subject
to all other applicable laws and regulations of the Town, county and
state.
G.
Fire hydrants may be omitted where adequate water
mains which are a part of a public utility water system are not either
existing or proposed to be available to the subdivision.
