The following design standards shall be interpreted to be read in conjunction with Chapters
107,
133,
146A and
165.
A. Compliance with minimum standards. In the layout, development, and improvement of a subdivision, the developer shall comply with all standards, specifications, codes, local laws and ordinances of the Town. In addition, the developer shall meet, at a minimum, the standards of design and principles of land subdivision, as described in this article. If the Planning Board finds that, because of unusual features or special conditions of the area to be subdivided or its immediate environs, the minimum standards referred to herein are insufficient to effectuate the purposes and intent outlined in Article
I, the Planning Board may impose such higher standards as will satisfy the purposes of Article
I.
B. Flood land. 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 involve danger to the health, life,
or property, or aggravate the flood hazard, but such land within the
area of the plan shall be set aside for such uses as shall not be
endangered by periodic or occasional inundation.
C. Conformity to Official Map and Comprehensive Plan. Subdivisions shall
conform to the Official Map of the Town and be in harmony with the
then-current Comprehensive Plan.
D. Natural features. Natural features of the land to be developed shall
be shown on plats as directed by the Planning Board. Natural features
shall be protected and maintained during development, as feasible.
Natural features include, but are not limited to, large trees, groves,
rock outcroppings, streams, and wetlands.
E. Multiple driveway cuts. Multiple driveway cuts onto an existing road
may not be approved if the parcel of land has enough developable space
to support an internal road.
F. Site runoff. In all proposed developments, the peak runoff flow rate of the discharge from a proposed site after development shall not exceed the peak runoff flow rate that prevailed prior to development. In general, this requirement will necessitate the design and construction of detention/retention facilities of various types. The design frequency shall be in accordance with the then-current NYSDEC SPDES stormwater regulations, Chapter
140 and requirements, and such other requirements as the Planning Board may determine.
All streets located within the Town that are offered to the
Town for dedication and acceptance shall comply with the design standards
and construction specifications and other requirements for streets
most recently approved by resolution of the Town Board, and in accordance
with these regulations.
All construction materials and workmanship shall be as shown
on the approved plans, and in accordance with the current New York
State Department of Transportation (NYSDOT) Standard Specifications
for Construction and Materials and Addendums, unless those requirements
have been amended by resolution of the Town Board, in which event
the requirements most recently approved by resolution of the Town
Board shall control. References to the "Department" or "Engineer"
in the NYSDOT specifications shall be understood to mean the Town
and the Town Engineer, respectively. All materials shall be obtained
from NYSDOT-approved sources or sources approved, in writing, by the
Town Engineer.
Upon completion of the work, as evidenced by the written statement from the Town Engineer to the Town to that effect, the subdivider shall submit to the Town Engineer one reproducible set and three paper sets of record drawings showing the as-constructed road. Information to be included shall contain, at a minimum, road center-line elevations, drainage pipe inverts, catch basin inverts and grade elevations, underdrain locations and all field modifications made to the approved plans during construction. If the road is part of a new subdivision, these drawings shall be in addition to those required by Article
III, Procedures for Obtaining Subdivision Approval, of these regulations.
No road offered for dedication will be accepted as a Town road
unless the road conforms to all of the following requirements.
A. The following conditions shall apply for acceptance of roads:
(1) All applications for dedication of a road shall be made to the Town
in writing and presented to the Town Clerk.
(2) If a subdivision is involved, all of the requirements of these regulations
shall be complied with.
(3) The subdivider shall have had the land to be dedicated surveyed and mapped by a surveyor in accordance with the requirements of Subsection
A(4)(e) and, after the survey approved by the Town Board, it shall be filed in the in the Town Clerk's office.
(4) The subdivider shall, at its sole cost and expense, tender to the
Town Attorney, at least 10 days prior to the then upcoming Town Board
meeting:
(a)
The originals of all deeds and easements, properly signed and
acknowledged in recordable form;
(b)
Any necessary subordination or other agreements so as to convey
an unencumbered interest in the proposed roads and easement areas
to the Town, properly signed and acknowledged in recordable form;
(c)
A completed real property transfer gains tax affidavit (Form
TP-584 or acceptable substitute) signed by the subdivider;
(d)
A completed real property transfer report, signed by the subdivider;
(e)
Three originals of an "as-built" survey showing (i) the edge
of pavement of any roads, (ii) the boundaries of the lands described
in the deed and/or easement, (iii) the location of the facilities
(e.g., drainage, sidewalks, etc.) to be conveyed to the Town, (iv)
all easements affecting the lands so described (by location on the
survey and by book and page of recording), and (v) such other information
as the Town Board may require. The survey shall be an ALTA survey
(all options, unless previously waived by resolution of the Town Board),
and, if a subdivision is involved, three original prints of the final
plat to be filed, all certified to (an ALTA certification is required)
by the surveyor to the Town;
(f)
A policy of title insurance, in an amount equal to the value
of the lands and improvements located thereon and satisfactory to
the Town Board, naming the Town of Cazenovia as insured and insuring
all of the property interests conveyed;
(g)
An original abstract of title, current to the date of recording
of the deed(s) and/or easement(s), covering the lands for which the
subdivider intends to convey to the Town a fee title or easement interest.
The owner shall pay all recording fees; and
(h)
The written approval of the engineer as to adequacy and compliance
of the infrastructure improvements located within the areas described
in the deed or easement.
(5) The subdivider shall provide a maintenance bond or security for the
value of the completed road construction in the amount fixed by resolution
of the Town Board. The bond or security shall be conditioned for the
faithful performance by the subdivider of any repairs needed to correct
or replace any and all damage to the road(s) from the time of acceptance
by the Town Board to the time of completion of the last building lot
on the road(s), but in no case shorter than one year.
(6) Prior to the Town's acceptance, the written approval shall be
obtained by the subdivider, and shall be filed with the Town Clerk,
from the Madison County Department of Transportation regarding drainage
and access where proposed Town roads intersect county roads.
(7) Prior to acceptance by the Town, approval shall be obtained by the
subdivider, and shall be filed with the Town Clerk, from the New York
State Department of Transportation regarding drainage and access where
proposed Town roads intersect state roads.
(8) Permanent signs, including street names, stop and yield signs, and
any other signs required by the New York State Manual of Uniform Traffic
Control Devices (MUTCD), or by the Town, shall be provided by the
subdivider and installed in accordance with the MUTCD, the approved
final plat and site plan, if any. Street name signs showing approved
street names shall be acceptable to the Town Highway Superintendent
and placed at all intersections.
B. For those roads that are partially completed and for which a performance
bond is furnished to assure completion as required by these regulations,
a maintenance bond shall also be furnished for the value of the completed
portion of road in the amount and for the period as fixed by resolution
of the Town Board. A road will not be considered for dedication or
acceptance until at least the binder course of pavement is installed,
and approved in writing, by the Town Engineer.
C. For those roads that are part of a phased project, separate deeds for the road(s) and separate easements and all the other documents described in Subsection
A(4) and
(5) shall be presented for each phase, with the final phase deed describing all previously presented deeds for the road(s).
The following road classifications shall be utilized for all
new development in the Town of Cazenovia. The arrangement, character,
extent, width, grade and location of all roads shall conform to the
Town's Comprehensive Plan and the Town specifications and other
requirements for roads, most recently approved by the resolution of
the Town Board, and shall be considered in relation to existing and
planned roads, topographic conditions, public convenience and safety
and to proposed land uses to be served by such roads. The Planning
Board shall determine, in its sole discretion, the road classification
for each proposed road.
A. Arterial roads or major roads: designed for the efficient movement
of through traffic at speeds which are as high as can be safely and
reasonably allowed. Access to abutting properties is generally restricted,
with provisions at major traffic generators such as commercial or
high-density housing provided.
B. Collector roads: designed to provide access to abutting properties,
and also to enable moderate quantities of traffic to move expeditiously
between local streets and the arterial road network.
C. Minor or local streets and culs-de-sac: designed to provide access
to immediately adjacent properties. Through movements are generally
discouraged by operational controls, such as controlled intersections,
geometric restrictions, signs, etc.
D. Major collectors or minor arterials: designed for efficient movement
of traffic within a large development or between major points in both
urban and rural areas. Access to abutting properties is generally
restricted, with provisions at major traffic generators such as commercial
or high-density housing provided.
All construction activities shall be conducted in a manner so
as to ensure satisfactory drainage at all times. Existing culverts
and drainage systems shall be maintained in satisfactory operating
condition throughout the course of work or until new drainage facilities
are operational. If it becomes necessary to interrupt existing surface
drainage prior to completion of the new facilities, temporary drainage
shall be provided, subject to the prior written approval of the Town
Engineer.
Where new construction is being performed in areas of existing
homes and/or businesses, continuous access to and from driveways shall
be provided, and the traveled way shall be adequately signed and barricaded
to protect the traveling public.
The minimum building setback shall be controlled by the provisions
of the Zoning Law.