A.
The requirements of this article shall apply to all commercial, industrial
and multifamily residential uses in all districts and specifically
to all lots and to all undeveloped and proposed subdivisions and lots
created by such subdivisions, except those agricultural uses located
in state-certified county-adopted agricultural districts.
B.
All such commercial, industrial and multifamily residential lots
or parcels hereafter created and all structures hereafter erected,
altered, modified or moved on the following properties shall conform
to the requirements of this article.
A.
Large developments shall include any development with or seeking
access to a state road whose trip generation from all lots exceeds
100 peak-hour vehicles.
B.
Large developments shall be required to prepare a traffic impact
study (TIS) meeting the requirements of the agency with jurisdiction
over the road to which the large development has or seeks access to.
C.
Developments generating fewer than 100 peak-hour trips may be required
to prepare a traffic impact study if the Planning Board determines
any of the following conditions could detrimentally impact the safe
and efficient movement of traffic, pedestrians and bicyclists along
public roads or imperil safe and efficient access to other parcels:
A.
Large developments may be required to mitigate the traffic impacts
of their development. Required mitigation may include, but is not
limited to:
A.
The Planning Board may establish provisions for and require future
alteration of the lot or parcel layout, the location and design of
driveways, drive aisles, parking, access drives, access lanes, service
drives and other access features based on the following:
B.
On completion of a service drive or access drive abutting a lot with
a driveway connection to a public road, the Planning Board may require
that a driveway or access lane be constructed to connect with such
service drive or access drive and the closure of the driveway connection
to the public road.
A.
Minimum standards for the design of access connections to state roads
shall be those set by the state and for connections to county roads
those set by the county.
B.
Minimum standards for the design of access connections to local roads
shall be those set by the Town or established by the Town Engineer
as condition of site plan approval and/or issuance of a zoning permit.
C.
Higher standards for connections to state, county or Town roads may
be established by the Planning Board based on the findings of the
traffic impact study or state environmental quality review process.
A.
Intersection sight distance requirements. Driveways and intersecting
roadways shall be located and designed in profile and grading to provide
the following minimum sight distances measured in each direction.
Table 3: Minimum Intersection Sight Distance
| ||
---|---|---|
Posted Speed
(miles per hour)
|
Required Sight Distance
(feet)
| |
25
|
250
| |
30
|
300
| |
35
|
350
| |
40
|
400
| |
45
|
450
| |
50
|
500
| |
55
|
550
|
B.
Intersection sight distance triangle. The intersection sight distance
(ISD) triangle shall be measured from a decision point 3.5 feet above
the ground and 15 feet from the curbline or edge of shoulder for an
intersecting driveway or intersecting roadway, in both directions
for the minimum sight distance determined utilizing the Minimum Sight
Distance Table above. See Figure 1.
C.
Sight distance preservation.
(1)
No parking, fence, wall, sign, structure or object, vegetation or
crops which would impede the view of a driver entering or exiting
a driveway or intersecting road shall be allowed within the clear-sight
triangle.
(2)
Parking, fence, wall, sign, structure or object, vegetation or crops
in the clear-sight triangle shall be maintained by the lot or parcel
owner/operator so as to preserve sight distance for drivers entering
the road.
(3)
In the event that the owner/operator fails in such maintenance the Town may trim, prune, clip, lower or otherwise clear and remove such sight obstructions and may remit an invoice for the costs of such activities to the owner/operator of said lot. Failure to pay shall be deemed a violation of this chapter pursuant to § 158-153.
A.
The interior circulation system shall be composed of a system of
service drives, access drives, access lane, drive aisles and parking
areas which permit the concurrent flow of entering and exiting traffic.
B.
Access drives and access lanes shall have a twenty-four-foot right-of-way
and a minimum pavement width of 12 feet.
[Amended 8-11-2016 by L.L. No. 4-2016]
C.
Access drives shall be no closer than 20 feet to any building except
at vehicle loading and pickup/dropoff areas.
[Amended 8-11-2016 by L.L. No. 4-2016]
D.
Service drives shall meet the design standards for roads determined
by the Town Engineer, should be a minimum width of 66 feet and shall
include a five-foot sidewalk with appropriate connections to the adjacent
pedestrian network to facilitate safe, convenient and uninterrupted
pedestrian travel between public roads and building entrances.
E.
The Planning Board shall give consideration to sight distances, turning
lanes, signage and other traffic control concerns in the design and
reservation of all drives, lanes, parking areas and access routes.
A.
All properties seeking site plan review which border a divided or
four-lane highway within the Town of LeRay shall be required as part
of the site plan review to provide access lane, access drive and/or
service drive connections to adjoining properties to facilitate efficient
internal circulation patterns and access to a signalized intersection
along the divided or four-lane highway. The exact location shall be
determined in consultation with the Planning Board during the site
plan review process.
B.
The effective area contained within the right-of-way of all service
drives, either public or private, shall reduce the total developable
area of the property and may not be considered part of the developable
area of the property so affected.
(1)
The exact area to be reserved for the purposes set forth herein shall
be subject to Planning Board review and approval.
(2)
The reduction in developable area shall only apply to the initial
development application and shall only subtract from future development
applications upon an extension or relocation of said service drive.
C.
Service drives envisioned by this section may remain privately owned
and maintained or, upon the consent of the Town Board, dedicated as
a Town road.
A.
General requirements.
(1)
The location and design of driveways and other site layout, parking
and access management conditions shall conform to all local requirements.
(2)
The site layout, location and design of driveways, parking, and other
access management conditions shall be based on full development of
a lot or parcel.
(3)
Driveways shall be limited to one per lot or parcel. More than one
driveway may be permitted under the following conditions:
(4)
Up to two driveways may be permitted within the CC District.
(5)
Driveways to properties with frontage on two or more roads shall
be provided to the road with the lowest functional classification
serving the proposed development.
B.
Driveway movements.
(1)
Driveway movements (cross, left turn in, left turn out, right turn
in, and right turn out) may be restricted so as to provide for the
safe and efficient movement of traffic between the road and the lot.
(2)
Driveways shall be designed and constructed to provide only the allowable
movements.
(3)
Driveways may be required to be located so as to provide shared driveways
and/or cross-access driveways with abutting lots or parcels.
(4)
Shared driveways and/or cross-access driveways shall be of sufficient
width to accommodate two-way travel for automobiles and emergency
service and loading vehicles. Wider driveways may be required to serve
traffic to major developments or large vehicles.
(5)
Shared driveways, cross-access driveways, interconnected parking,
and public and private roads constructed to provide access to properties
internal to a subdivision shall be recorded as an easement and shall
constitute a covenant running with the land. Operating and maintenance
agreements for these facilities should be recorded with the deed.
C.
Driveway spacing standards.[1]
(1)
Driveway spacing is to be measured along the road from the center
line of the driveway to the center line of the next driveway.
(2)
Driveway spacing standards shall apply to driveways located on the
same side of a road.
(3)
Residential driveways shall be located so as to meet or exceed the
driveway spacing standards shown in the table below.
(4)
Commercial and industrial driveways for small developments shall
be located so as to meet or exceed the driveway spacing standards
shown in the table below.
(5)
Driveway spacing for large developments generating more than 100
peak-hour trips shall be based on the findings of a traffic impact
study.
(6)
The minimum driveway spacing requirements set out in Tables 4 and
5 shall not apply to driveways on the same lot or parcel. The spacing
of such driveways shall be determined by the Planning Board on a case-by-case
basis, with the primary consideration being safety.
(7)
Peak-hour trips (PHT) will be determined through application of the
current version of the Institute of Transportation Engineers Trip
Generation methods and statistics. Multifamily traffic generation
shall be based on local factors due to the unique needs of military
commuters. With permission from the Town Planning Board, another methodology
or other statistics for determination of PHT may be used.
Table 4: Driveway Spacing Standards for the AR and R-1
Districts
| ||
---|---|---|
Single-Family and Two-Family Residential
|
Minimum Driveway Spacing Requirement
(feet)
| |
To divided or four-lane highway
|
100
| |
To state and county roads
|
100
| |
To other roads
|
50 feet or 30% of the actual frontage where the frontage exceeds
150 feet
| |
Multi-Family Residential
| ||
To divided or four-lane highway
|
200
| |
To state and county roads
|
300
| |
To other roads
|
200
|
Table 5: Driveway Spacing Standards for the MU, CC and
MED Districts
| ||
---|---|---|
Small Development, Less than 101 PHT*
(feet)
| ||
To divided roads or four-lane highways
|
250; 150 if shared driveway
| |
To state and county roads
|
200
| |
To other roads
|
100
|
*NOTE: PHT = peak-hour trips.
|
D.
Corner clearance.
(1)
Corner clearance is to be measured along the road from the center
line of the driveway to the closest edge of the intersecting road.
(3)
Driveways for corner properties where there is an existing, planned
or contemplated traffic signal shall be located outside the functional
area of the intersection, as determined by a registered traffic engineer.
E.
Driveway location.
(1)
Driveway location will be based on a site plan which has been approved
by the Town Planning Board in consultation with the New York State
Department of Transportation, the County Highway Superintendent or
the Town Engineer/Town Highway Superintendent as appropriate.
(2)
For the purpose of driveway locations, median openings shall be treated
as intersections, and driveways to properties opposing a median opening
shall be located so as to meet or exceed the minimum corner clearance
standards, except where a media opening is specifically constructed
or reconstructed to provide vehicular access to such properties.
(3)
Driveways shall be located so as to meet or exceed the driveway spacing
and minimum corner clearance standards.
(4)
The Town Planning Board may allow the location of driveways at less
than the minimum driveway spacing standards and corner clearance standards,
if:
(a)
A dual-driveway system, cross-access driveway system or shared
driveway with an abutting lot is proposed; or
(b)
The characteristics of the lot or parcel or the physical or
operational characteristics of the road are such that a change of
location will improve the safe and efficient movement of traffic between
the lot or parcel and the road; or
(c)
Conformance with the driveway spacing standards or corner clearance
standards imposes undue hardship on the lot or parcel owner.
A.
Traffic signals.
(1)
Traffic signals are public assets and should be established and located
so as to provide the greatest good to the public in respect to the
safe and efficient movement of vehicles, bicyclists and pedestrians
and their effect on the value and developability of property.
(2)
Traffic signal locations to serve development shall be based on the
following principles, in descending order of importance.
(a)
Traffic signals should be located to interconnect to existing
local roads or allow for the logical extension of the local road system.
(b)
Traffic signals for development on a single parcel shall be
located so as to provide access to abutting and through lots or parcels.
(c)
Traffic signals central to a development may be allowed if the
development allows internal access to out-parcels and cross-access
to abutting lots or parcels.
(3)
Traffic signal spacing to serve state and county roads, where the
efficient movement of vehicles is the objective, is on the order of
0.25 mile (1,320 feet). Lower spacing may be allowed if it:
B.
Unsignalized intersections.
(1)
Intersection spacing is determined by the intended traffic function
of the road and the intended development environment at full buildout.
Roads whose principal purpose is to move vehicles safely and rapidly
from one destination to another require higher minimum intersection
spacings. Areas where dense development is planned, and particularly
residential or mixed commercial and residential development, are best
served by smaller intersection spacing on Town and private roads and
moderate spacing on state and county roads. This lower spacing also
provides drivers with routing options and provides a safer and least
distance travel environment for pedestrians and bicyclists.
(2)
Recommended unsignalized intersection spacing:
(a)
State and county roads with a posted speed of 40 miles per hour
or higher: 1,320 feet;
(b)
State and county roads in areas zoned for commercial or industrial
development: 880 feet;
(c)
Town roads and on state and county roads serving mixed-use developments
and where the residential portion of such development is multifamily:
440 feet.
A.
All uses shall be provided with off-street parking for vehicles during
typical peak-use periods.
B.
Off-street parking may be located off site but must be within 500
feet of the intended use.
C.
All parking areas adjacent to and along internal drives shall provide
sufficient delineations in the form of striping, curbed islands or
curbed medians to direct traffic flow along parking lot drive aisles
and prevent traffic flow from cutting across parking lots.
D.
Parking lot drive aisles shall meet access drives and service drives
at right angles.
E.
Parking lot drive aisles shall be a minimum of 24 feet in width.
F.
Parking spaces shall be no less than nine feet wide and 20 feet long.
G.
All parking lot islands shall be a minimum of six feet in width.
Interior parking lot islands along double rows shall be 40 feet in
length. Perimeter islands and those along interior single rows shall
be 20 feet in length.
H.
To the greatest extent possible all parking areas shall be located
behind the facility served and out of view from public roads. No more
than 30% of required off-street parking spaces should be located between
the front building facade(s) and the primary abutting street(s). This
standard shall also be upheld for corner lots.
I.
Where parking areas must be located in front of a facility adjacent
to a public highway, appropriate landscaping or visual barriers shall
be provided pursuant to the requirements of said zoning district.
J.
To the greatest extent possible, the size of all parking areas, other
than those for dwelling units and dwelling units with a home occupation,
shall be based on gross leasable area. Where gross leasable area figures
are unavailable, gross floor area figures shall be used.
K.
Parking lots shall be paved consistent with roadways. The use of
permeable and porous pavements is encouraged.
L.
Existing uses need not provide additional off-street parking unless
one or more of the following conditions occur:
All roads or roadways that are constructed by private individuals
or enterprise and which are intended to serve the public as a public
thoroughfare shall meet Town highway and road standards as adopted
by resolution of the LeRay Town Board.
A.
The provision for shared access and parking among adjacent properties
shall be required to internalize traffic circulation and reduce turning
movements onto roadways.
B.
In order to meet the maximum parking space requirements, applicants
are encouraged to investigate common or shared parking opportunities
between adjacent principal businesses with differing peak hours.
C.
An applicant proposing to use a shared parking arrangement to satisfy
off-street parking requirements shall submit a shared parking analysis
demonstrating its feasibility. The analysis shall address, at a minimum:
D.
The applicant shall furnish sufficient evidence of a viable and legally
binding shared parking agreement on behalf of all involved facilities
to the Planning Board prior to approval of a shared parking program.
E.
All parking included under a shared parking agreement shall count
towards the numerical requirements for off-street parking.
F.
Applicants approved for the use of shared parking within combined
parking lots shall not be required to provide the twenty-foot parking
lot setback and buffer requirement along the shared property boundary
as otherwise required.