Town of Phelps, NY Design Standards and Required Improvements

The design standards listed below and in Table 1, which follows and is a part of this section,[1] shall be incorporated in all proposed plans.

Land requirements. Land shall be suited to the purposes for which it is to be subdivided. In general, the Board shall take the following factors into consideration prior to the approval of any subdivision plan:

(1)

Subdivisions laid out on land subject to periodic flooding shall not be approved unless adequate safeguards against such hazards are provided by the plan.

(2)

Areas characterized by steep slopes, rock formations or other features shall not be subdivided into residential lots.

Street system layout.

(1)

Street dimensions and design standards shall be in accordance with Table 1.[2]

[2]

Editor's Note: Table 1 is included as an attachment to this chapter.

(2)

The location of all major streets in the proposed subdivision shall conform in general alignment to the Master Plan, adopted by the Town Planning Board.

(3)

The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding areas unless the Board deems such extension undesirable for specific reasons of topography or design.

(4)

Streets shall be logically related to the topography to produce usable lots and reasonable grades.

(5)

Minor streets shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.

(6)

Proposed streets shall be extended to provide access to adjoining property where necessary.

(7)

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.

(8)

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.

(9)

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.

(10)

Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.

(11)

Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac.

Street intersections.

(1)

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 60°.

(2)

Multiple intersections involving 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.

(3)

Clear sight triangles of 30 feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall be permitted within such sight triangles.

(4)

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.

(5)

Streets entering opposite sides or another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.

(6)

Minimum curb radius at street intersections shall be 15 feet for intersections involving other type streets, or such greater radius as is suited to the specific intersection.

(7)

Where a subdivision abuts or contains an existing street or inadequate right-of-way width, additional right-of-way width, in conformance with Table 1[3] will be required.

[3]

Editor's Note: Table 1 is included as an attachment to this chapter.

(8)

Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.

Cul-de-sac streets.

(1)

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.

(2)

Cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curb line of 70 feet.

(3)

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.

Lots and lot sizes.

(1)

Lot size and dimensions shall be not less than those specified in Chapter 145, Zoning, of the Code of the Town of Phelps.

(2)

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 145, Zoning, are not adequate, the Board may require tests, in accordance with the rules and regulations of the State Department of Environmental Conservation, 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 larger 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.

(3)

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 of Environmental Conservation and/or the County Board of Health.

(4)

All lots shall front upon a public street.

(5)

The ratio of the depth of any lot to its width shall not be greater than two and one-half to one (21/2:1), except as may be specified in Chapter 145, Zoning, of the Code of the Town of Phelps.

(6)

Side lot lines shall be substantially at right angles or radial to street lines.

(7)

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 Town.

(8)

Double frontage lots are prohibited except where employed to prevent vehicular access to major traffic streets.

(9)

The depth and width of parcels laid out or reserved for nonresidential use shall be sufficient to provide satisfactory space for off-street parking and unloading as required by the provisions of the Chapter 145, Zoning, of the Code of the Town of Phelps.

Easements.

(1)

Easements with a minimum width of 10 feet plus the width of any required pipe or other improvement shall be provided as necessary for utilities.

(2)

To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.

(3)

Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially to the line of such watercourse and of such width as will be adequate to preserve natural drainage.

Blocks.

(1)

The length, width and shape of blocks shall be determined with due regard to the following:

(a)

Provision of adequate sites for buildings of the type proposed.

(b)

Zoning requirements.

(c)

Topography.

(d)

Requirements for safe and convenient vehicular and pedestrian circulation.

(2)

Blocks shall have a minimum length of 450 feet and a maximum length of 1,200 feet. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection and pedestrian through walks.

(3)

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.

(4)

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.

Storm drainage.

(1)

Lots shall be laid out and graded to provide positive drainage away from buildings.

(2)

Storm sewers, culverts and related installations shall be provided:

(a)

To permit unimpeded flow of natural watercourses.

(b)

To ensure adequate drainage of all low points along the line of streets.

(c)

To intercept storm water runoff along streets at intervals reasonably related to the extent and grade of the area drained.

(3)

In the design of storm sewerage installation, special consideration shall be given to avoidance of problems which may arise from concentration of storm water runoff over adjacent properties.

Community facilities and Master Plan requirements.

(1)

In reviewing subdivision plans, the Board will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.

(2)

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 Board may require the dedication or reservation of such area as may be deemed reasonable. Where said area is not dedicated, it shall be reserved for acquisition by the Town for a period of three years.

(3)

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.

(4)

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 Phelps.

[1]

Editor's Note: Table 1 is included as an attachment to this chapter.

Minimum improvements and construction standards required of all subdivisions shall be as set forth in this section, and as listed in Chapter 145, Zoning. Where not set forth, they shall be in accordance with the prevailing standards as established by the Town Board upon advice of the Planning Board and Board Engineer. Alternate improvement standards may be permitted if the 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 Board believes it necessary to create conditions essential to the health, safety, morals and general welfare of the citizens of the Town of Phelps.

Monuments and markers. Monuments shall be placed so that the scored or marked point shall coincide exactly with 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:

(1)

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:

(a)

Cut stone five inches by five inches by three feet zero inches with a drill hole in the center.

(b)

Concrete five inches by five inches by three feet zero inches long with a one-half-inch round brass pin in the center.

(2)

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; 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 three-fourths (3/4) inch in diameter.

Streets.

(1)

Required improvements shall be in accordance with Table 1 of § 123-9.[1]

[1]

Editor's Note: Table 1 is included as an attachment to this chapter.

(2)

Streets (and alleys where provided) shall be graded, surfaced and improved to the grades and dimensions shown on plans, profiles and cross sections submitted by the subdivider and approved by the Board Engineer.

Public water supply. Where public water supply, in the opinion of the Board, is reasonably accessible, the subdivision shall be provided with a complete water distributions system, including a connection for each lot and appropriately spaced fire hydrants. Where public water supply is not in reasonable distance, an alternate supply, approved by the State Department of Environmental Conservation, shall be furnished.

Public sanitary sewer system.

(1)

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 as provided in Chapter 145, Zoning. In addition, individual septic tanks and disposal fields and/or neighborhood disposal systems shall be approved by the State Department of Environmental Conservation.

(2)

Where the Town of Phelps 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. Storm sewers shall be installed when, in the opinion of the Board, they are deemed necessary to provide adequate drainage for the subdivision.