3-1-1.
Intent. These design standards are intended as
a guide to sound land planning and are for typical development conditions.
Should there be unusual topographic or physical development conditions,
these standards may waived in accordance with § 4-7.
3-1-2.
Conformity to Comprehensive Plan. Subdivisions
shall be designed to be in agreement with objectives of the Comprehensive
Plan and in general compliance with the plan for the area.
3-1-3.
Conformity with Thoroughfare and Utilities Specifications. The arrangement, character, extent, size, grade and location of
all streets and public utilities shall be consistent with the Thoroughfare
and Public Utilities Plans and shall be considered in their relation
to existing and planned streets and utilities. Proposed subdivisions
shall be designed in such a way as to avoid casting an undue burden
on the street system, drainage system, or other public facilities
planned for the area. Subdivisions shall be designed in conformance
with the Town of Amherst Standard Details and Specifications and are
available at the Town of Amherst Engineering Department.
3-1-4.
Conformity to the Zoning Ordinance. Subdivisions
shall conform to the Zoning Ordinance regulations and Zoning Map for
the area involved.
3-1-5.
Suitability of Land and Relation to Natural Features. Land deemed by the Planning Board to be unsuitable for human habitation
because of health, safety, public welfare, or sanitary problems shall
not be platted for residential use, nor for such other uses as may
involve danger to health, life, or property. Such land within a plat
shall be set aside for uses appropriate to existing conditions. In
subdividing any land, due regard shall be shown for all natural features,
such as tree growth, water courses, historic locations, or similar
conditions.
3-2-1.
Hierarchy.
A.
A street is a public way for purposes of vehicular travel and includes
the entire area within the right-of-way. The street also serves pedestrian
traffic and often accommodates public utility facilities within the
right-of-way or on easements adjacent thereto. The improvement or
development of streets is based on a functional street classification
system which is part of the Comprehensive Plan.
B.
A typical hierarchy of streets is shown below.
|
3-2-2.
General Design Guidelines. The following are general
design guidelines for all public streets.
A.
Street and pedestrian circulation patterns shall be compatible with
objectives established by the Future Thoroughfare System in the Comprehensive
Plan.
B.
Planned layouts shall minimize overall length of local streets.
C.
Driveway entrances shall be prohibited on arterial streets and shall
be avoided wherever possible on collector streets.
D.
Streets shall provide safe and convenient access to housing.
E.
All dwellings shall be accessible by emergency and service vehicles.
F.
Roadway networks shall improve efficiency and connectivity while
preserving neighborhood character.
G.
Traffic calming and access management measures shall be used in conjunction
with a connected roadway network where needed.
H.
Provide for looping of utilities, where appropriate and desirable.
I.
Necessary lighting along streets and walkways shall be provided.
J.
Use of signs shall be minimized and signposts shall be unobtrusive.
K.
Informational signs shall not compete with traffic control signs
for driver attention.
L.
Use of break-away street furniture shall be considered wherever possible
and shall be grouped for aesthetic as well as safety values.
M.
Sight distances shall be consistent with probable traffic speed,
terrain, alignments, and climatic extremes.
N.
Pedestrian, bicycle, and vehicular traffic shall be separated to
the extent feasible.
O.
Parks, play areas, and interior block open spaces, shall be visible
from the street.
P.
Horizontal and vertical street alignments shall relate to the natural
contours of the site insofar as is practical and shall be consistent
with other design objectives.
Q.
Horizontal and vertical alignment of streets shall be selected to
minimize grading quantities.
R.
Wherever possible, street layouts shall be planned to avoid excessive
runoff concentration.
S.
Streets crossing drainageways inevitably will function as dams, and
shall be designed to minimize adverse backwater effects, scour, and
erosion.
3-2-3.
General Construction Principles.
A.
Pavement designs should be appropriate for the specific traffic load,
subgrade soil, surface drainage, ground water, and climatic conditions
existing at the pavement's location.
B.
The thickness of a pavement should be a function of both the assured
load supporting value of the earth subgrade beneath the pavement and
the wheel load distribution characteristics of the pavement materials.
C.
Pavement edge treatments other than curb and gutter may be used where
conditions permit adequate drainage and the roadway base will not
be adversely affected, subject to approval by the Highway Superintendent.
3-2-4.
Specific Design Standards.
A.
Geometric and Pavement Standards.
(1)
Local Streets.
(a)
The following standards shall apply to all local streets.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
115'
|
|
Maximum grade
|
8%
|
|
Minimum curve radius
|
72'
|
|
Design speed
|
20 — 30 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
28'
|
|
Minimum right-of-way width
|
52'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
Two lanes 14' wide
|
|
Median width
|
None required; additional width required for development requesting
medians.
|
|
Parking lane width
|
Two lanes, 7' wide
|
|
Sidewalk width
|
4'
|
|
Bike lane width
|
None required; share street
|
|
Planting strip/snow storage area
|
11'; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
|
(2)
Local Collectors.
(a)
The following standards shall apply to all local collectors.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
235'
|
|
Maximum grade
|
7%
|
|
Minimum curve radius
|
200'
|
|
Design Speed
|
20 — 30 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
28'
|
|
Minimum right-of-way width
|
60'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
Two lanes 14' wide
|
|
Median width
|
None required; except where necessary to control access and/or
to provide pedestrian refuge. Additional roadway and ROW width will
be required.
|
|
Parking lane width
|
7 — 8' if required
|
|
Sidewalk width
|
4'
|
|
Bike lane width
|
None required; share street
|
|
Planting strip/snow storage area
|
15'; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
|
(3)
Collectors.
(a)
The following standards shall apply to collectors.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
275'
|
|
Maximum grade
|
7%
|
|
Minimum curve radius
|
285'
|
|
Design Speed
|
30 — 60 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
32'
|
|
Minimum right-of-way width
|
70'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
Two 12' wide lanes
|
|
Median width
|
None required, except where necessary to control access and/or
to provide pedestrian refuge. Additional roadway and ROW width will
be required.
|
|
Parking lane width
|
Min. one 8' wide parking lane required.
|
|
Sidewalk width
|
5'
|
|
Bike lane width
|
Optional; where provided, two one-way 5' wide lanes located
on the outside of the travel lanes.
|
|
Planting strip/snow storage area
|
19'; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
|
(4)
Minor Arterials.
(a)
The following standards shall apply to all minor arterials.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
275'
|
|
Maximum grade
|
7%
|
|
Minimum curve radius
|
443'
|
|
Design Speed
|
40 — 60 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
24'
|
|
Minimum right-of-way width
|
90'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
Two 12' wide lanes
|
|
Median/center turn lane width
|
13' where required
|
|
Parking lane width
|
8' where required
|
|
Sidewalk width
|
5'
|
|
Bike lane width
|
Optional; where provided, two one-way 5' wide lanes located
on the outside of the travel lanes.
|
|
Planting strip/snow storage area
|
Distance from centerline to curb or outside of plowed area in
feet x 0.6; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
|
(5)
Narrow Residential Streets.
(a)
The following standards shall apply to all narrow residential
streets. Narrow residential streets shall be used in conjunction with
a private alley.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
115'
|
|
Maximum grade
|
8%
|
|
Minimum curve radius
|
72'
|
|
Design Speed
|
20 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
24'
|
|
Minimum right-of-way width
|
45'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
One 17' lane
|
|
Median width
|
None required
|
|
Parking lane width
|
One 7' lane
|
|
Sidewalk width
|
4'
|
|
Bike lane width
|
None required
|
|
Planting strip/snow storage area
|
10.5'; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
|
(6)
Alleys.
(a)
The following standards shall apply to all alleys.
|
Overall Design Parameters
| |
|
Minimum stopping sight distance
|
50'
|
|
Maximum grade
|
8%
|
|
Minimum curve radius
|
72'
|
|
Design Speed
|
20 mph
|
|
Roadway Requirements
| |
|
Minimum pavement width
|
12' — 20'
|
|
Minimum right-of-way width
|
12' — 20'
|
|
Geometric Parameters
| |
|
Travel lane width and number
|
One 12-20' lane
|
|
Median width
|
None required
|
|
Parking lane width
|
None required
|
|
Sidewalk width
|
None required
|
|
Bike lane width
|
None required
|
|
Planting strip/snow storage area
|
Distance from centerline to curb or outside of plowed area in
feet x 0.6; additional width optional.
|
(b)
The following figure illustrates the location and relationships
between the parameters and requirements listed in the table.
 |
(7)
Standards Applying to all Streets.
(a)
In order to provide for proper drainage, the minimum grade shall
be 0.4 percent for streets with outer curbs. A grade of 0.35 percent
may be used where there is a high type pavement, accurately crowned
and supported on firm subgrade.
(b)
An easement, when required, shall be a minimum of 15 feet for
local streets and local collectors.
(c)
Private streets shall be designed in accordance with the applicable
standards in the tables above.
B.
Layout. The arrangement, character, extent, width and
location of all streets shall be considered in their relation to existing
and planned streets, to topographical conditions, to public convenience
and safety, and in appropriate relation to the proposed uses of the
land to be served by such streets. Where such streets are not shown
on the Comprehensive Plan, the arrangement of streets in a subdivision
shall either:
C.
Alignment.
(1)
Streets shall be laid out so as to intersect as nearly as possible
at right angles and no streets shall intersect any other street at
less than 80 degrees.
(2)
The edge of pavement at street intersections shall be rounded
with a radius of 20 feet, or of a greater radius where the Planning
Board, Highway Superintendent, or Traffic and Safety Board deem it
necessary.
(3)
In the case of dead-end streets, where needed, the Board may
require the reservation of a 50-foot wide easement or dedication,
to provide for continuation of pedestrian traffic and utilities to
the next street.
(4)
Local streets shall connect with surrounding streets where necessary
to permit the convenient movement of traffic, or to facilitate access
to neighborhoods by emergency service vehicles, or for other sufficient
reasons, but connections shall be designed to avoid the use of such
streets by substantial through traffic.
(5)
Whenever connections to anticipated or proposed surrounding
streets are required, the right-of-way shall be extended and the street
developed to the property line of the subdivided property (or to the
edge of the remaining undeveloped portion of a single tract) at the
point where the connection to the anticipated or proposed street is
expected. No lot shall take access from the terminal end of such streets.
The Planning Board may also require temporary turn-arounds to be constructed
at the end of such streets pending their extension when such turn-arounds
appear necessary to facilitate the flow of traffic or accommodate
emergency or service vehicles.
(6)
Street jogs with centerline offsets of less than 150 feet shall
not be permitted.
(7)
A tangent at least 100 feet long shall be introduced between
reverse curves on major arterial and collector streets.
(8)
An intersection of more than two streets shall be avoided unless
specific conditions of design indicate otherwise.
(9)
In general, street lines within a block, deflecting from each
other at any one point by more than 10 degrees, shall be connected
with a curve, the radius of which for the centerline of street shall
not be less than 400 feet on major streets and collector streets and
200 feet on local streets.
(10)
Minor or secondary street openings into collector or major arterial
roads shall, in general, be at least 500 feet apart.
(11)
Where a tract is subdivided into lots substantially larger than
the minimum size required in the zoning district in which a subdivision
is located, the Board may require that streets and lots be laid out
so as to permit future re-subdivision in accordance with the requirements
contained in these Regulations.
(12)
Alignment in residential areas shall fit closely the existing
topography so as to minimize the need for cuts or fills. There is
advantage in residential areas in purposely making the alignment of
such nature as to discourage high speed through traffic. Caution shall
be taken in the design of the alignment that the safety of the facility
is not reduced.
(13)
Where curves are superelevated lower values apply, but the radius
shall never be less than 115 feet for local streets and 275 feet for
collector streets.
D.
Intersections.
(2)
Intersection Design.
(b)
Intersecting streets shall meet at approximately a 90 degree
angle.
(c)
The minimum off-set for "T" intersections shall be 125 feet
centerline to centerline.
(d)
Intersections and stacking areas shall be designed with a flat
grade; the maximum grade on the approach leg shall be less than five
percent.
(e)
At street intersections in residential areas and elsewhere where
there are heavy pedestrian movements, the minimum radius of curb return
where curbs are used or the outside edge of pavement where curbs are
not used, shall be a minimum radius of 30 feet.
E.
Street Connectivity Requirements. An interconnected
street system is necessary in order to promote orderly and safe development
by ensuring that streets function in an interdependent manner, provide
adequate access for emergency and service vehicles, enhance access
by ensuring connected transportation routes, and provide continuous
and comprehensible traffic routes.
(1)
Connectivity Defined.
(a)
Connectivity is defined by the ratio of links to nodes in any
subdivision.
(b)
Connectivity ratio is the number of street links divided by
the number of nodes or end links, including cul-de-sac heads.
(c)
A link is any portion of a public or private street meeting
Town specifications and is legally accessible defined by a node at
each end or at one end. Stubs to adjacent property shall be considered
links. Alleys shall not be considered links.
(d)
A node is the terminus of a street or the intersection of two
or more streets.
(e)
Any location where a street name changes shall be considered
a node.
(f)
Any curve or bend of a street that exceeds 75 degrees shall
receive credit as a node. Any curve or bend of a street that does
not exceed 75 degrees shall not be considered a node.
(2)
Required Ratio.
(a)
The street network for a subdivision of 30 or more lots with
internal roads or access to any public road shall achieve a connectivity
ratio of not less than 1.40, measured within the subdivision.
(b)
Street links and nodes along a local collector, collector or
arterial street providing access to a proposed subdivision shall not
be considered in computing the connectivity ratio.
(c)
A higher connectivity ratio in a surrounding area shall not
provide justification to reduce the required connectivity of a proposed
subdivision.
(d)
The Planning Board may permit a lower connectivity ratio based
upon site constraints.
(3)
Sample Calculation. The following sample calculation
and figures show how the street connectivity ratio for a subdivision
shall be calculated.
|
EXAMPLE 1: Does not meet ratio
|
EXAMPLE 2: Modified to meet ratio
| |
|---|---|---|
 |
 | |
|
Number = Link
|
♦ = Node
| |
F.
Cul-de-sac Streets.
(1)
A curbed permanent turnaround shall be provided at the end of
any permanent dead-end street. This turnaround may be T- or circular-shaped.
The commonly used circular form shall have the following dimensions.
|
Standard
|
Without Island
|
With Island
|
|---|---|---|
|
Minimum Cul-de-Sac Radii (including R-O-W)
|
62 ft
|
66 ft
|
|
Minimum Cul-de-Sac Radii (to inside of curb)
|
52 ft
|
56 ft
|
|
Minimum pavement width
|
28 ft
|
36 ft
|
|
Right-of-way width, minimum
|
50 ft
|
50 ft
|
|
Utility Easement Width
|
15 ft
|
15 ft*
|
|
Maximum island radii
|
—
|
20 ft
|
|
* May be modified by the Planning Board or Director.
| ||
(2)
An unpaved island may be provided at the center of the turnaround
in accordance with the standards in the table above and provided that:
(a)
The island shall be surrounded by an island curb;
(b)
The surface of the island shall be landscaped;
(c)
Landscaping or other elements located in the island shall not
interfere with the sight distance standards in § 3-2-4D(2).
(d)
The island shall have a minimum diameter of 20 feet measured
to the back of the curb.
(e)
The petitioner shall provide for perpetual maintenance of the
unpaved island through a homeowners association or other acceptable
organization.
 |
(3)
The T-shaped turnaround shall have the dimensions required in
the figures below.
|
|
(4)
No lot shall take access to a temporary or permanent turnaround
unless permission is granted at the discretion of the Highway Superintendent.
(5)
All turnarounds shall contain adequate space for snow storage
and for the maneuvering of emergency vehicles.
G.
Curbs. Minimum curb specifications and the measurement
at pavement width are shown in the figure below. There are three types
of curbing which shall be permitted. However, it is the policy of
the Town of Amherst that "A" Type curbing shall be used wherever possible.
The final selection of curbing shall be dependent on the site conditions,
design character of the proposed subdivision and the anticipated traffic.
|
Type "A" Curbing
 |
|
Type "B" Curbing
Poured in Place
 |
|
Type "C" Curbing
Poured in Place
 |
H.
Sidewalks and Pedestrian Circulation. A plan for safe
and convenient pedestrian circulation within the subdivision and between
the subdivision and surrounding areas shall be provided. Such plan
may provide for walks along the streets, along rear property lines
or in some other location acceptable to the Planning Board. The pedestrian
circulation plan as approved by the Planning Board shall be based
on expected use and function consistent with the following standards.
A list of roads and their functional classifications is available
from the Town of Amherst Planning Department.
(1)
Pedestrians shall have convenient access to schools, shopping,
and existing or possible public transportation load points.
(2)
Pedestrian and bicycle-way alignments shall have a reasonable
relationship to foreseeable movement, parking, and community facilities,
and shall be safe, secure, and attractive.
(3)
Potential pedestrian, bicycle, and vehicular conflicts shall
be minimized.
(4)
Pedestrian and bicycle travel routes shall be selected to have
minimum practical change in grade (elevation) throughout their lengths.
(5)
Sidewalks shall be installed on existing and proposed streets unless waived by the Planning Board as a part of an approved site plan or by the Town Board in which event they shall be constructed in accordance with Chapter 83, Building Construction Administration, of the Town Code and located in accordance with § 3-2-4A.
(6)
Sidewalks shall be installed on all collector streets and arterials
on all road frontages, as applicable, and shall be located in accordance
with § 3-2-4A.
(7)
Sidewalks shall be of a width as required in the specifications for sidewalk construction available from the Town of Amherst Engineering Department, Town of Amherst Standard Details and Specifications and Chapter 83, Building Construction Administration, of the Town Code.
(8)
All required ramps and curb cuts shall be constructed to be
in compliance with the requirements of the Americans with Disabilities
Act and be included and constructed with the P.I.P. for the roadway.
(9)
The Planning Board may require that sidewalks on existing or
proposed streets be included and constructed with the P.I.P. for the
roadway.
I.
Roadway Width for Bridges. The minimum clear width for
all new bridges on streets with curbed approaches shall be the same
as the curb-to-curb width of the approaches. For streets with shoulders
and no curbs, the bridge width shall be the same as the approach roadway
including shoulders. Sidewalks on the approaches shall be carried
across all new structures and shall be considered an additional width
to the bridge. There shall be at least one sidewalk on all sidewalk
bridges.
J.
Pavement.
(1)
The design of the pavement and subbase shall be consistent with
the specifications in the Town of Amherst Standard Details and Specifications,
available at the Town of Amherst Engineering Department.
(2)
Due to the variables inherent in any design there can be no
minimal standard. Each design shall be reviewed on its own merits.
(3)
Pavement cross slope shall be adequate to provide proper drainage.
The recommended standard is 0.020 feet per foot.
K.
Superelevation.
(1)
Superelevation is advantageous for street traffic operation,
but in built up areas the combination of wide pavement areas, proximity
of adjacent development, control of cross slope and profile for drainage,
the frequency of cross streets and other urban features combine to
make its use impractical or undesirable. Usually superelevation is
not provided on local streets in residential and commercial areas;
it should be considered on those in industrial areas. Superelevation
shall be provided on collector streets wherever operating speeds will
not be low.
(2)
Where superelevation is used, street curves shall be designed
for a maximum superelevation rate of 0.04 to 0.06 feet per foot.
L.
Paved Shoulders. Paved shoulders are permitted on arterial
or collector roads. Such shoulders shall be a minimum of six feet
in width and shall be designed as an integral part of the road, and
shall be constructed according to the Town's minimum specifications
as detailed in the Town of Amherst Standard Details and Specifications,
available at the Town of Amherst Engineering Department.
N.
Clearance to Above-Grade Obstructions. A minimum clearance
of two feet shall be provided between the face of curb or edge of
shoulder and above-grade obstructions, such as utility poles, lighting
poles, and fire hydrants. On all streets these obstructions shall
be located at or near the right-of-way line and outside of sidewalks.
O.
Roadway Lighting.
[Amended 10-17-2022 by L.L. No. 20-2022]
(1)
Roadway lighting is required at all intersections and continuous
lighting shall be provided on all proposed or existing roadways within
a subdivision. If applicable the Town's lighting district shall
be expanded to incorporate the proposed subdivision.
(2)
The Planning Board as part of subdivision approval may waive
the requirement for street lighting taking into consideration pedestrian
and vehicle safety. The Planning Board may request independent reports
or refer such a request to other agencies for recommendation.
P.
Traffic Control Devices.
(1)
It is important that there be consistent and uniform application
of traffic control devices. Details of the standard devices and warrants
for many conditions are found in the "Manual on Uniform Traffic Control
Devices" prepared by the Federal Highway Administration and supplemented
by the New York State D.O.T.
(2)
Geometric design of streets should include full consideration
of the types of traffic control to be used, especially at intersections
where multiphase or actuated traffic signals are likely to be needed.
Q.
Landscaping, Erosion Control, and Street Trees.
(1)
Landscaping and Erosion Control.
(a)
The Planning Board shall carefully consider all landscaping
elements within the right-of-way especially in culs-de-sac, islands,
and other areas where public ownership and maintenance will be required.
A detailed planting and landscaping plan shall be submitted for all
such areas and approved by the Planning Board, after receiving a recommendation
from the Town's Planning Director, as a part of the preliminary platting
process.
(b)
A Landscape Plan for the area within ten feet form the edge
of pavement along private streets shall be submitted with the preliminary
plat. The owner shall be responsible for all planting, maintenance,
and necessary replacement.
(2)
Street Trees.
(a)
Tree Removal Permit. No trees shall be removed from an area in anticipation of development unless a Tree Removal Permit has been obtained under the Tree Local Law, Town Code Chapter 179.
(b)
Trees Required.
(i)
The issuance of each building permit for buildings
adjacent to a public street shall be subject to planting one tree
per forty feet of street frontage.
(ii)
At the time of filing the building permit, the
Town Clerk shall collect the cost of planting the required trees which
cost shall be determined by the Town Board from time to time.
(c)
Specifications for Planting.
(i)
All trees shall be guaranteed for one year from
the date of planting and shall be handled and transported in a manner
conducive to good nursery practices at all times. All trees shall
be pruned and planted and refilled with soil acceptable to the Highway
Superintendent in a tree pit two times the ball diameter and one and
one-half times the ball depth, or twelve inches greater than the spread
of the bare root stock and six inches greater in depth. Each planting
shall be well watered at the time of planting. Stakes shall be hard
wood, eight-foot minimum height, and will be placed at time of planting
outside the tree placement cavity with a minimum of two stakes per
tree.
(ii)
The top four inches to six inches of each stake
shall be painted a color as specified by the Superintendent of Highways.
In addition, all trees will be wrapped with tree wrap-up to the first
branch. Fertilizer should be one-half pound per inch of caliper, worked
into the trees' pit soil.
(iii)
All trees shall be local or northern grown and
will be subject to inspection at time of planting. All trees shall
be supplied with well developed root systems. All trees are to have
straight trunks with well developed heads. The caliper of trees shall
be measured at a point six inches above ground level with a minimum
caliper of one and three-quarters inches.
(iv)
All trees shall be planted in accordance with
§ 179 of the Local Tree Law, Planting distance requirements.
R.
Yard Drainage — General.
(1)
Yards and areas shall be properly drained and connected to a
storm sewer or other approved outfall.
S.
Rural Residential Subdivision Streets. Each lot in a
rural residential subdivision shall be provided with access to a durable
and maintainable public or private street with adequate capacity,
while retaining rural aesthetics and cost effectiveness, and without
compromise to the Thoroughfare Plan.
(1)
Exceptions to Street Standards for Rural Residential Subdivisions. The subdivision may contain roadside ditches in lieu of curb and
gutter.
3-2-5.
Grading and Topography. The street plan of a proposed
subdivision shall bear a logical relationship to the topography of
the property, and all streets shall be arranged so as to obtain as
many building sites as possible at or above the grade of the streets.
Grades of streets shall conform as closely as possible to the original
topography and shall be in accordance with the Town Specifications
for Public Improvements.
3-2-6.
Marginal Access Streets.
A.
Where a subdivision abuts or contains an existing or proposed arterial
street as specified in the Comprehensive Plan, the Planning Board
may require the following:
(1)
Marginal access streets, and controlled access points;
(2)
Reverse frontage with screen planting contained in a non-access
reservation along the rear property line;
(3)
Deep lots with rear service access; or
(4)
Such other treatment as may be necessary for adequate protection
of residential properties and to afford separation of through and
local traffic.
B.
Where a subdivision borders on or contains a railroad right-of-way
or limited access thoroughfare right-of-way, the Planning Board may
require a street approximately parallel to and on each side of the
right-of-way at a distance suitable for the appropriate use of the
intervening land as for the following purposes:
C.
Such distances shall be determined with due regard for the requirements
of approach grades and future grade separations.
3-2-7.
Other Street Improvements. Design standards for
other required improvements such as fire hydrants, water main, and
the location of sanitary and storm sewers are also available within
the Town of Amherst Standard Details and Specifications on file at
the Town's Engineering Department. Street lighting, traffic control
signs, and street signs are found within Town Specifications for Public
Improvements. Public and Private Improvement Permits are issued on
the basis of compliance with these specifications.
3-2-8.
Reserve Strips. Reserve strips controlling access
to streets shall be prohibited except where their control is definitely
placed with the Town under conditions approved by the Planning Board,
Town Engineer, and Town Attorney.
3-2-9.
Street Designation. Street names for a proposed
subdivision shall be proposed by the owner which shall not duplicate
or be confused with the names of existing streets in Erie County irrespective
of modifying terms such as street, avenue, boulevard, etc. Streets
that are or will eventually be continuations of existing or platted
streets shall be of the same name. Street names shall be subject to
the policies established by the Town Board and the approval of the
Planning Director.
3-3-1.
Underground Utilities. Utilities, to the extent
practicable, are to be placed underground throughout a subdivision
area and in conformance with Town Specifications for Public and Private
Improvements.
3-3-2.
Utility Easements. Suitable easements shall be
provided for any utility service, including storm water drainage,
as determined by the Town Engineer. They shall be established at sanitary
sewers and applicable lot lines so as to provide continuity of alignment
from block to block.
3-3-3.
Storm Drainage Easements. Where a subdivision is
traversed by an existing or proposed watercourse, storm sewer, drainage
way, channel or stream, there shall be provided a permanent public
or private drainage easement conforming substantially with the limits
of such watercourse, which may include additional area adjoining such
watercourse as determined by the Town Engineer and/or Highway Superintendent.
3-3-4.
Pipes for Ditches. Street side ditch piping for
stormwater along an existing street shall be the responsibility of
the lot owner (or petitioner) and construction, removal, or replacement
shall be in accordance with Town Specifications. Maintenance of a
public facility shall be the responsibility of the Town.
3-3-5.
Sewers.
A.
Any building that has sanitary facilities, or is used by human occupants
for living or sleeping, must be connected to a sanitary sewer system
approved by the Erie County Health Department, if such sewer is available.
B.
All sanitary sewers and laterals must be installed before a street
is improved and construction shall be in accordance with Town Specifications
for Public Improvements.
C.
The Town reserves the rights to require the installation of improvements
necessary for non-rural subdivisions when the site is within a sewer
district but public wastewater utility services are not currently
available.
3-3-6.
Water Distribution and Fire Hydrants.
A.
Waterline types and installation shall be in accordance with Town
of Amherst Engineering Department specifications.
B.
Waterline size shall be a minimum of eight inches and on a grid system
or interconnected wherever possible, based on generally accepted engineering
practices for required fire flow.
C.
Fire hydrant type and installation shall be in accordance with Town
of Amherst Engineering Department specifications.
D.
Fire hydrants shall be located a maximum of 500 feet apart.
3-3-7.
Roadway Illumination.
[Added 10-17-2022 by L.L.
No. 20-2022]
A.
Roadway illumination, associated fixtures and installation shall
be in accordance with Town of Amherst Engineering Department specifications.
B.
All light fixtures, conduit and associated electrical equipment shall
be installed before a street is fully improved and construction shall
be in accordance with Town Specifications for Public Improvements.
C.
All conduit to the extent practicable shall be placed underground
throughout a subdivision and shall be in accordance with Town Specifications
for Public Improvements.
D.
Light poles generally are to be spaced at 150 foot staggered intervals
along a roadway, unless the roadway alignment(s) would require otherwise
as determined by the Town of Amherst Engineering Department.
3-4-1.
Shape. No specific rule concerning the shape of
blocks is made, but blocks shall fit readily into the overall plan
of the subdivision, and their design shall evidence consideration
of topographical conditions, lot planning, traffic flow and public
open space areas.
3-4-2.
Block Dimensions.
A.
The maximum lengths of blocks containing a majority of lots seventy-five
feet and over in width shall be 1,800 feet, and the maximum length
of blocks containing a majority of lots less than seventy-five feet
in width shall be 1,200 feet.
B.
Blocks over 900 feet long may, at the discretion of the Planning
Board, require pedestrian ways at their approximate centers. The provision
of additional access ways to schools, parks or other destinations
may be required by the Planning Board.
C.
Blocks shall have sufficient width to accommodate two tiers of lots
including any additional allowance for natural features in between
such as an existing watercourse. This standard shall not apply where
single tier lots are required to separate residential development
from arterial traffic, to separate lots from an incompatible use,
to accommodate a requirement for single loaded streets, to allow for
unusual topographical conditions or when adjacent to the outer perimeter
of the subdivision.
3-5-1.
Buildable. All lots shall meet the minimum area
and lot dimensions required by the Zoning Ordinance for the zoning
district in which the lot is located.
3-5-2.
Shape.
A.
Generally, side lines of lots shall be at right angles to straight
street lines and radial to curved street lines.
B.
The average depth of a lot shall not generally exceed three and one-half
times its average width.
C.
Flag lots shall be discouraged in non-rural subdivisions, except
where environmental, design or other constraints render subdividing
otherwise unreasonable.
3-5-3.
Access.
A.
All lots shall have adequate access to the public thoroughfare system,
and lots shall abut a public dedicated street or private drive or
have access to such street or drive via a public alley. See NYS Town
Law § 280-a(4) for streets not having frontage on
a public street.
B.
No lot shall take access from the turnaround areas described in § 3-2-4F.
C.
In an effort to minimize the number of curb cuts and maximize green
space, the Planning Board may require the sharing of curb cuts by
adjacent lots.
3-5-4.
Corner Lots. Corner lots shall be increased in
width over the width of typical interior lots, in accordance with
the Zoning Ordinance.
3-5-5.
Through Lots. Through lots shall not be permitted
except under the following circumstances:
A.
Where lots back upon an arterial, local collector or collector street.
In such instances, vehicular access between the lots and the arterial
or collector street is prohibited.
B.
Where topographic or other conditions render subdividing otherwise
unreasonable. Such through lots shall have an additional depth, as
determined by the Planning Board, in order to allow for a protective
screen planting on one frontage.
3-5-6.
Lots Abutting a Watercourse.
A.
Riparian Buffer.
(1)
Lots abutting upon or extending into a watercourse, drainage
way, channel or stream shall be required to provide additional depth
in the form of a riparian buffer to assure an acceptable building
site.
(2)
Riparian buffers shall be clearly indicated on all sketch plans,
preliminary plats and final plats. Where maps show a difference in
stream type for a particular reach of stream, the map that shows the
greater level of stream protection shall apply.
B.
Buffer Width. Riparian buffers shall apply on each side
of the watercourse and shall begin at the most landward limit of the
top of the bank perpendicular to the direction of stream flow. Riparian
buffers shall be a minimum of 50 feet in total width.
C.
Buffer Limitations.
(1)
Buildings and other features that require grading and construction
shall be set back a minimum of 10 feet from the edge of the buffer.
(2)
Crossings by streets, driveways, bridges, utilities, culverts,
recreational features or other facilities shall be allowed provided
that they are designed to minimize intrusion into the riparian buffer.
Such facilities may run generally within and parallel to the buffer
only where no other access to the property is practical and when their
design minimizes intrusion into the buffer.
(3)
Riparian buffers may be used for passive recreational activities,
provided that service facilities for such activities, including but
not limited to parking, picnicking and sanitary facilities, shall
be located outside of the stream buffer.
3-5-7.
Lots in a Floodway or Flood Plain District. All
structures and uses in the Special Flood Hazard Areas are subject
to the Flood Damage Prevention provisions of § 7-7
of the Zoning Ordinance.
3-6-1.
Permanent concrete monuments shall be made of concrete four
inches by six inches by 24 inches, or six-inch diameter by 24 inches,
or an approved equal, with 1/2-inch or larger iron pipe or iron rod
cast in the center.
3-6-2.
At least one permanent concrete monument shall be in each subdivision in accordance with Local Law No. 6, Chapter 119 and the Rules and Regulations 119-5.A, Town of Amherst Geodetic Survey Maintenance Network. The monument's location shall be approved by the Town Engineer.
3-6-3.
Pipe monuments 3/4-inch in diameter, or steel rods 1/2-inch
in diameter by 18 inches in length, shall be placed at the corners
of each lot, block, at each intersection, of street center lines at
angle points and at the ends and at suitable intervals along curbs.
A suitable nail may be used should any of these locations fall within
the street pavement.
3-6-4.
All U.S., State, County, Town or other official benchmarks,
monuments or triangulation stations in or adjacent to the property
shall be preserved in precise position and identified on the final
plat.
3-7-1.
Vehicular Movement. The location for vehicular
movements between commercial and industrial areas and adjacent streets
shall be indicated, and restrictions shall be recorded upon the plat
which shall restrict such vehicular movements to the location shown
on the plat.
3-7-2.
Easements. Easements may be required providing
for vehicular movements through parking areas and to and from service
areas, as well as easements which can be improved as buffer areas
wherever the area adjoins property zoned for residential use. The
installation of planting, walls, fences or other improvements that
assure a satisfactory buffer or protective screen within said easement
may be required by the Planning Board.
A.
General. Dedication of open space shall be in accordance with Chapter 155, Recreation and Open Space, of the Town Code.
B.
Cluster Subdivision.
(1)
Ownership of open space created as part of a cluster subdivision
shall be retained by or transferred to any of the following third-party
organizations, including any combination of such organizations:
(a)
The owner of the property to be developed;
(b)
A homeowners association;
(c)
An established land trust, created as a not-for-profit agency
in accordance with § 501(c)(3) of the Internal Revenue
Code;
(d)
A non-profit conservation organization created in accordance
with § 501(c)(3) of the Internal Revenue Code;
(e)
The Town of Amherst; or
(f)
Another public agency responsible for natural resource preservation.
(2)
A conservation easement limiting the use of the open space in perpetuity
shall be required. The easement shall provide for third party enforcement
of the limits placed on the open space area.
