All improvements specified in the subdivision plan or required by the Planning Board in accordance with this article shall be constructed at the expense of the subdivider without reimbursement by the town or any district therein.
A. 
Conform with town standards. The arrangement, width, location and extent of roads within the subdivision should conform and be in harmony with local highway standards adopted by the Town Board. The Town Highway Superintendent shall be consulted by the Planning Board for an advisory opinion before the approval of any new road.
B. 
Traveled road area.
(1) 
The roadway should be a minimum of 18 feet in width. The base should be constructed of a suitable gravel approved by the Town Highway Superintendent; the subbase shall be at least 12 inches of ROB (run-of-bank) gravel. The gravel base should be constructed with not more than a six-inch lift using at least a ten-ton roller.
(2) 
At a minimum, the pavement shall be a double surface consisting of two layers of No. 1 stone using a minimum of one gallon of emulsion per square yard of road surface.
(3) 
All roads will be constructed to connect to main roads. If a dead-end condition is necessary, provision will be made to accommodate the need for emergency equipment to turn around. The Town Highway Superintendent shall have the option to choose a cul-de-sac or a hammerhead type turnaround. Dead-end streets shall be designed with either a circular turnaround (cul-de-sac) having a minimum right-of-way radius of 100 feet and pavement radius of 60 feet or a T-type street-end (hammerhead) having a minimum arm length of 60 feet each.
(4) 
Roadway grades shall not exceed 12%. The roadway crown shall be constructed with a slope of at least 1/4 inch per foot. The shoulder slope from the paved area shall be constructed at 3/4 inch per foot. The road grade at intersections should not exceed 3% for a distance of 100 feet in any direction.
(5) 
All vertical and horizontal curves shall meet minimum AASHTO standards for rural roads. Sight distances for all road and driveway intersections shall meet the minimum AASHTO standards for rural roads. In general, all streets should join each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it joins.
(6) 
Prior to the commencement of roadway excavation or fill, stripping shall be conducted to remove all topsoil, trees, roots, organic matter, rubbish, muck, quicksand, rock or any other material objectionable in the judgment of the Town Highway Superintendent for the full width of the pavement and shoulders. All trees and stumps shall be removed from the right-of-way.
(7) 
Plans shall be submitted prior to construction. They shall indicate original ground elevations, finished grades, center-line profiles, typical cross sections and proposed drainage facilities. The drainage pattern should clearly indicate direction of flow of all surface water and size and type of drainage structures with their respective locations.
(8) 
If deemed necessary, the developer shall provide funds for the Town of Eaton to choose its own engineer to review the drawings, plans and specifications submitted.
(9) 
The developer shall be responsible for all road signs that are needed according to the Highway Superintendent's specifications. All signs shall meet MUTCD (Manual of Uniform Traffic Control Devices) standards.
C. 
Shoulders. The shoulders shall be a minimum of five feet in width. They are to be constructed at a minimum of 12 inches in depth. The material is to be a machine crushed gravel approved by the Town Highway Superintendent. Compaction should be performed with at least a ten-ton roller with not more than six-inch lifts.
D. 
Drainage. All drainage, ditching and banks are to be constructed in conformity with § 165-29 herein and to the satisfaction of the Town Highway Superintendent. Rip-rap or bank stabilization, storm sewers and catch basins shall be constructed if deemed necessary by the Town Highway Superintendent. All materials shall meet previous minimum specifications. Drainage design shall meet the minimum requirement for a twenty-year storm.
E. 
Culverts. The minimum culvert size shall be 15 inches in diameter. The pipe shall be corrugated steel meeting NYSDOT specifications with a minimum of 16-gauge. Culverts shall be installed where necessary as determined by the Town Highway Superintendent. They shall be a minimum of 20 feet in length at all driveways using a minimum twelve-inch corrugated steel. Culverts beneath the roadway shall be lengths determined by the Town Highway Superintendent.
F. 
Road names. All street names must be approved by the Planning Board. In general, streets shall have names and not numbers or letters. The subdivider shall confer with the County Fire Coordinator/Emergency Preparedness Director to assure that proposed street names are substantially different and are not confused in sound or spelling with present names in this or adjacent municipalities, except that streets that join or are in alignment with streets of an abutting or neighboring property shall bear the same name.
G. 
Dedication. The acceptable right-of-way (ROW) shall be a minimum of 50 feet. Wherever possible, the roadway should be centered within the ROW. The town shall be provided with a survey map and legal description prepared by a New York State licensed land surveyor. The highway boundaries shall be clearly marked by permanent survey markers. The town shall receive a title-insured warranty deed by properly executed conveyance. Roads will be accepted only if they are free and clear of all liens, encumbrances, easements and/or rights-of-way. A written statement of acceptance must be filed by the Town Highway Superintendent and the Town Attorney before any road shall be accepted by the Town Board. The Town Board is not obligated to accept an offer of dedication, even if all requirements are met.
Sidewalks are not required in every subdivision; when sidewalks are required, they shall be installed as follows:
A. 
Sidewalks shall be installed at the expense of the subdivider at such locations as the Planning Board may deem necessary.
B. 
Sidewalks must be constructed to comply with the detailed specifications of the Planning Board.
C. 
Sidewalks shall be concrete or other approved material, and have a minimum width of four feet in residential areas and five feet in commercial and industrial areas.
Public utility improvements may be required and shall be installed as follows:
A. 
Fire protection. Hydrants shall be of size, type and location specified by the Insurance Services Organization.
B. 
Streetlighting. Poles, brackets and lights shall be of size, type and location approved by the local power company. Energy-conserving lighting is recommended. Lights might be required at new proposed intersections of existing public roads and proposed new subdivision roads.
C. 
Electricity. Power lines, especially for larger subdivisions with lots not fronting on existing roads, shall be required to be placed underground, where practical, and shall be approved by the local power company.
D. 
Utility services. Utility services, where practical, shall be located from six to eight feet from the edge of the roadway or between the sidewalk and curbline.
A. 
Individual wells shall be installed at the expense of the subdivider to the approval of the Planning Board.
B. 
If, in the opinion of the Planning Board, it is feasible and desirable to require a public water supply system, such system shall be installed at the expense of the subdivider to the approval of the Planning Board.
C. 
All individual wells shall meet the requirements of the State/County Department of Health to the satisfaction of the Planning Board.
A. 
A perc test and deep hole test shall be required on each lot within the boundary of each required leach field at the expense of the subdivider to the approval of the Planning Board.
B. 
If, in the opinion of the Planning Board, it is feasible and desirable to require a sanitary sewer system or an alternative community sewerage system, such system shall be installed at the expense of the subdivider to the approval of the Planning Board.
C. 
All sanitary sewage disposal systems shall meet the requirements of the State/County Department of Health to the satisfaction of the Planning Board.
A. 
Removal of springwater and surface water. The subdivider may be required by the Planning Board to carry away by pipe or open ditch any springwater 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. On-site stormwater management measures, such as retention or detention ponds, are preferable to designs that immediately remove runoff from the site property.
B. 
Drainage structure to accommodate potential development upstream. 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 Town Highway Superintendent shall approve the design and size of facility based on anticipated runoff from a ten-year storm under conditions of total potential development permitted by Chapter 120, Land Use, in the watershed.
C. 
Responsibility for drainage downstream. 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 Town Highway Superintendent. 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 Town Board of such potential condition. In such case, the Planning Board shall not approve the subdivision until provisions have been made for the improvement of said condition.
D. 
Land disturbance management during construction. The subdivider shall install and maintain appropriate temporary soil erosion and sedimentation control measures to protect the soil and water resources and stormwater management facilities during road and drainage system construction and wherever significant land disturbance activities occur.
A. 
Location. All lots shall have suitable access to public roads.
B. 
Dimensions. The lot size, width, depth, shape and area shall comply with Chapter 120, Land Use. In addition, lot depth may be no greater than four times the lot width as measured at the edge of the road right-of-way.
C. 
Double frontage lots. Fronting on two roads other than corner lots shall be discouraged.
D. 
Pedestrian easements. In order to facilitate pedestrian access from roads to schools, parks, play areas or nearby roads, perpetual unobstructed easements at least 20 feet wide may be required by the Planning Board. In heavy traffic areas, sidewalks may be required.
E. 
Setback. The provisions of Chapter 120, Land Use, shall apply regarding setback lines.
F. 
Lot lines. Side lot lines shall be approximately at right angles to the road or radial to curved roads. On large size lots, except when indicated by topography, lot lines shall be straight.
G. 
Corner lots. Corner lots for residential use shall have extra width to permit appropriate building setbacks from and orientation to both roads (i.e., front setbacks are required from each road).
H. 
Unusual lots. Unusually shaped lots (i.e., lots not meeting requirements of Subsection B) may be approved by the Planning Board, if deemed appropriate and justifiable.
I. 
Flag lots. In order to allow the efficient use of otherwise landlocked areas, while maintaining rural character, keeping development costs down and limiting the creation of additional streets, the creation of flag lots may be approved subject to the following conditions:
(1) 
Minimum front, side and rear yard requirements in the district where located must be met exclusive of the driveway property strip or right-of-way connecting the flag lot with the public road.
(2) 
The driveway property strip or right-of-way must have a width no less than 25 feet.
(3) 
No more than one flag lot may be approved for each driveway, property strip or combination of the two.
(4) 
Driveway property strips or rights-of-way must be at least as far away from each other as the minimum lot width for the district where located, measured at the public road frontage.
(5) 
The maximum length of the driveway property strip or right-of-way, measured from the edge of the public road's right-of-way, may be no greater than 500 feet.
(6) 
To ensure the flag lot is not further subdivided in the future, the lot area should be less than twice the minimum lot area for the zoning district or the deed of ownership shall be modified formally to state that the lot is forever restricted from further subdivision.
Unique physical features, such as historic landmarks and sites, rock outcrops, hilltop lookouts, desirable natural contours and similar features, shall be preserved where possible. Streams, lakes, ponds and wetlands also shall be left unaltered and protected by easements. All surfaces must be graded and restored within six months of completion of subdivision so that no unnatural mounds or depressions are left. Original topsoil moved during construction shall be returned and stabilized by approved methods. Damage to existing trees should be avoided. Appropriate soil erosion and sedimentation control measures shall be used during land disturbance activities.
A. 
Basic requirements.
(1) 
To meet the recreational demands of the future residents of the proposed subdivision development, the Planning Board shall require that the plat shows sites of a character, extent and location suitable for the development of a park, playground or other recreation purpose. The Planning Board may require that the subdivider satisfactorily grade any such recreation areas shown on the plat.
(2) 
The Planning Board shall require that not less than five acres of recreation space be provided per 100 dwelling units shown on the plat. However, in no case shall the amount required be more than 10% of the total area of the subdivision.
B. 
Availability dedication. The park, open space and recreation land to be allocated for community purposes shall be made available for use by one of the following methods:
(1) 
Dedication to the town; or
(2) 
Reservation of land for the use of property owners by deed or covenant.
C. 
Waiver of plat designation of area for parks; open space and recreation.
(1) 
If the Planning Board determines that suitable parks or recreation land of adequate size cannot be properly located in the plat or is otherwise not practical due to the size, topography or location of the subdivision, the Board may waive the requirement that the plat show land for such purposes.
(2) 
If the Board does waive this requirement, it shall then require, as a condition to approval of the plat, a payment to the Town of Eaton of a compensatory sum. The sum will be determined by the Town Board and shall be held in a special Town Recreation Trust Fund to be used by the town exclusively for neighborhood park, playground, open space or other recreational purposes, including the acquisition and/or improvement of property.
(3) 
The sum shall be calculated by multiplying the number of acres deemed necessary times the average per-acre value of all the land in the subdivision (in its unimproved, predevelopment state).
The Planning Board may require the reservation of such other areas or sites of a character, extent and location suitable to the future needs of the town such as water plants, sewage treatment plant and other community purposes.