A.
A plan of the proposed street shall be prepared by a qualified professional
engineer licensed by the State of New York. The plan shall clearly
define the limits of the proposed right-of-way by metes and bounds
and shall include the location; widths; profiles and grades of the
proposed roadway; storm drainage, including culverts and other drainage
structures; and the location of all easements and utilities. The plans
shall also indicate the owner of the property and the name of developer
if other than the owner. One copy of each of the plans shall be submitted
to the Town Superintendent of Highways and Town Engineer at the time
of application to make such road a Town road, to the County Superintendent
of Highways and New York State Department of Transportation when the
proposed street drains toward, intersects or may otherwise affect
a county or state highway. It will then be submitted to the Town Planning
Board for review and approval under the applicable subdivision regulations
of the Town. Such roadway must not be subject to any right or easement
in others which will in any way interfere with its use as a road at
all times. Such roadway must be granted to the Town by a full covenant
and warranty deed containing the correct metes and bounds description
as shown on the approved map, which deed must be in such form as may
be required to entitle the same to be recorded in the office of the
County Clerk of Orange County, and the filing fees must be paid by
the applicant.
B.
The proposed roadway must be constructed to conform to the minimum
requirements and standards set forth in the Town of Mount Hope Street
and Road Specifications. The minimum width to be cleared shall include
all trees, rock formations, buildings, walls and any such things that
would endanger those using such roadway. The removal of such obstruction
shall be borne by the person or firm proposing such road.
C.
Alteration of approved plans. Plans submitted shall not be altered
or amended after having been approved by the Town unless an amended
plan is resubmitted and approved. However, the developer, at his own
expense, shall provide additional storm drainage facilities or utilities
as may be ordered by the Town, if during the course of construction,
in the opinion of the Town Superintendent of Highways, the Town Engineer,
and/or County Superintendent of Highways and New York State Department
of Transportation such additional structures or facilities are necessary
to prevent any need for future installations of utilities or culverts
within the pavement area, to assure the durability of pavement, future
maintenance of right-of-way or welfare and safety of the public, except
that the Town Planning Board may vary the requirements of such an
order where there are practical difficulties in the way of carrying
out to the letter of such order; unless such variance conflicts with
the provision of a Town or County Official Drainage Map, in which
event, the Official Map shall prevail. If construction on said road
has not been started within one year from the date of final approval
by the Town Planning Board, plans shall be resubmitted and approved
as above.
A.
Width location and construction. Streets shall be of sufficient width,
suitably located and adequately constructed to accommodate the prospective
traffic and afford access for emergency vehicles and road maintenance
equipment. The arrangement of streets shall be such as to cause no
undue hardship to adjoining properties and shall be coordinated so
as to compose a suitable system.
B.
Arrangement. The arrangement of streets in the subdivision shall
be designed to provide for the continuation of principal streets of
adjoining subdivisions and for suitable continuation of principal
streets into adjoining properties which are not yet subdivided, such
as by use of stub streets, in order to make possible necessary movement
of traffic and the construction or extension, presently or when later
required, of needed utilities and public services such as sewers,
water and drainage facilities. Where, in the opinion of the Planning
Board, topographic or other conditions make such continuance undesirable
or impracticable, the above conditions may be modified.
C.
Special treatment along major arterial streets. When a subdivision
abuts or contains an existing or proposed major arterial street, the
Planning Board may require marginal access streets, reverse frontage
with screen planting contained in a nonaccess reservation along the
rear property line, deep lots with rear service alley or such other
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
D.
Provision for future resubdivisions. Where a tract is subdivided
into lots substantially larger than the minimum size required in the
zoning district in which a subdivision is located, such parcels shall
be arranged so as to allow the suitable location of future streets
for the logical further resubdivision in accordance with the requirements
contained in this chapter.
E.
Dead-end street (cul-de-sac). The creation of dead-end or loop residential
streets will be encouraged wherever the Planning Board finds that
such type of development will not interfere with normal traffic circulation
in the area. In the case of dead-end streets, where needed or suitable,
the Board may require the reservation of a thirty-foot-wide easement
to allow for pedestrian traffic and utilities to the next street.
Subdivisions containing 20 lots or more shall have at least two street
connections with existing public streets or streets shown on the Official
Map, if such exists, or streets on an approved subdivision plat for
which a bond has been filed.
A.
The length, width and shape of blocks or acreage within bounding
roads shall be determined with due regard to:
B.
Blocks generally shall not be less than 400 feet nor exceed 12 times
the required minimum lot widths. In general, no block width shall
be less than twice the normal lot depth. In blocks exceeding 800 feet
in length, the Planning Board may require the reservation of a thirty-foot-wide
easement through the block to provide for the crossing of underground
utilities, pedestrian traffic, where needed or desirable, and may
further specify, at its discretion, that a four-foot-wide paved footpath
be included. Each normal block shall be planned to provide two rows
of lots, but irregular-shaped blocks, oversize blocks or superblocks
indented by culs-de-sac, parking courts or loop streets and containing
interior block parks or playgrounds will be acceptable when properly
designed, as determined by the Planning Board. Such blocks shall include
adequate off-street parking, facilities for pedestrian access from
streets to all lots, proper easements for utility and lines and satisfactory
provision for maintenance of park and open space where included.
A.
General requirements.
(1)
Intersections with collector or major arterial roads. Intersections
of minor streets with arterial or collector streets shall be held
to a minimum to avoid hazard and delay. Such intersections shall be
at least 800 feet apart, if possible. Cross-street (four-cornered)
intersections shall be avoided insofar as possible, except as shown
on the Master Plan or at other important traffic intersections. A
distance of at least 150 feet shall be maintained between center lines
of offset intersection streets. Grades shall be limited to no more
than 2% within 50 feet of an intersection.
(2)
Angle of intersection. In general, all streets shall 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, and in no case shall two streets
intersect at an angle smaller than 60°. To this end, an oblique
street should be curved approaching an intersection. Where three or
more streets intersect, a traffic circle or other special treatment
may be required by the Board.
(3)
Relation to 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 of the 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.
(4)
Other required streets. Where a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Planning Board may required a street approximately parallel to and
on each side of such right-of-way, at a distance suitable for the
commercial or industrial purposes in appropriate districts. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
B.
Street classification and right-of-way width. Street classification
and right-of-way width shall be in conformance with Town of Mount
Hope Street and Road Specifications.
C.
Improvements. Streets shall be graded and improved with pavements,
curbs and gutters, sidewalks, storm drainage facilities, water mains,
sewers, streetlights and signs, street trees and fire hydrants, except
where waivers may be requested, and the Planning Board may waive,
subject to appropriate conditions, such improvements as it considers
may be omitted without jeopardy to the public health, safety and general
welfare. Curbs, gutters, sidewalks, street pavements, fire hydrants,
streetlights, shade trees, monuments, water mains, storm sewers, sanitary
sewers and any other improvements that may be required shall be designed
and constructed to conform to the specifications as established by
resolution or ordinance of the Town Board. Pedestrian easements shall
be improved as required by the Town Engineer. All rights-of-way shall
be provided with paved, seeded or sodded areas, properly prepared,
graded and sloped in conformance with good practice. Such grading
and improvements shall be approved as to design and specifications
by the Town Engineer.
(1)
Streetlighting facilities. Where required by the Planning Board,
streetlighting standards in conformance with a design approved by
the Town Engineer shall be installed by the subdivider in a manner
and location approved by the Town Engineer, the appropriate power
company and the Highway Superintendent. In the case of a subdivision
involving a county or state highway, approval shall be obtained from
the County Superintendent of Highways. Where a new light district
is to be created or an existing district expanded, the applicant shall
petition the Town Board to create said district or expansion before
final approval.
(2)
Street signs. Street signs of a type approved by the Highway Superintendent
shall be provided by the developer and placed at all intersections
in locations within the right-of-way approved by the Superintendent.
(3)
Street trees. It is required that shade trees be preserved and/or
furnished and planted, at the expense of the owner of the subdivision,
along both sides of the road within the subdivision, such trees to
be guaranteed to survive two growing seasons. These shade trees shall
be located at no more than forty-foot intervals. All tree varieties,
placement, condition and quality are subject to the approval of the
Planning Board prior to and after planting. Trees shall be hardy,
suitable to local soil and climate. All trees must meet the standards
of the American standard for nursery stock. Poplars, box elders, catalpas,
horse chestnuts, willow and elms shall not be planted. New trees shall
measure at least 1 1/2 inches in diameter as measured at a point
four feet above finished grade level.
D.
Utilities in streets. All utilities shall be underground.
(1)
Wherever possible, underground utilities are to be placed in the
street right-of-way between the paved roadway and street line to simplify
location and repair of lines when they require attention or in perpetually
unobstructed easements of a width adequate for servicing. The subdivider
shall install underground service connections to the property line
of each lot within the subdivision for such required utilities before
the street is paved.
(2)
Utility easements. Where topography or other conditions are such
as to make impractical the inclusion of utilities or drainage facilities
within street rights-of-way, perpetual unobstructed easements of at
least 30 feet in width for such utilities or drainage facilities shall
be provided, centered on rear or side lot lines or across property
outside the road lines and with satisfactory access to the road. Wherever
possible, easements shall be continuous from block to block and shall
present as few irregularities as possible. Such easements shall be
cleared and graded where required. Easements shall be indicated on
the plat. In large-scale developments, easements along rear property
lines or elsewhere for utility installations may be required by the
Planning Board. Such easements shall be of the width and location
determined by the Board after consultation with the public utilities
companies or Town departments concerned.
(3)
Assurance by utilities. As to utilities required by the Planning
Board, the Planning Board may accept assurance from each public utility
company whose facilities are proposed to be installed. Such assurance
shall be given in a letter addressed to the Board and stating that
such public utility company will make the installations necessary
for the furnishing of its services within the time herein specified
and satisfactory to the Board.
E.
Steep grades and curves; visibility at intersections. A combination
of steep grades and curves shall be avoided. In order to provide visibility
for traffic safety, that portion of any corner lot (whether at an
intersection of a new street with an existing street) which is shown
shaded on Figure A[1] shall be cleared of all growth (except isolated trees)
and obstructions above the level three feet higher than the center
line of the street. If directed, ground shall be excavated to achieve
visibility.
[1]
Editor's Note: Said figure is on file in the Town offices.
F.
Dead-end street; cul-de-sac. Permanent dead-end or cul-de-sac streets
shall not in general exceed six times the required minimum lot width
and shall be equipped with a turnaround roadway with a minimum diameter
of right-of-way and a minimum outside diameter of traveled way in
accordance with the Town Street and Road Specifications. The Board
may approve a longer permanent dead-end street where topographic conditions
and landownership patterns so require. Temporary dead-end streets
shall not in general exceed 12 times the required minimum lot width
and shall be equipped with a turnaround which conforms to the standards
for permanent dead-end streets; a temporary turnaround shall be provided
with a notation on the plat that land outside the normal street right-of-way
shall revert to abutting property owners whenever the street is continued.
G.
Watercourses. Where a watercourse separated a proposed street from
abutting property, provision shall be made for access to all lots
by means of culverts or other structures of a design approved by the
Town Engineer.
H.
Curve radii. In general, street lines within a block deflecting from
each other at any one point by more than 10° shall be connected
with a curve, the radius of which for the center line of street shall
not be less than 400 feet on major streets, 250 feet on collector
streets and 100 feet on local streets. The outer street in each case
shall be parallel to such inner street line. A tangent of at least
150 feet long shall be introduced between reverse curves on arterial
and collector streets.
I.
Undersized existing streets. Where a subdivision borders or includes existing roads that do not conform to street right-of-way widths, the subdivider shall be required to show areas for widening or realigning such roads on the plat, marked "Reserved for Road Realignment (or Widening) Purposes," along either one or both sides of such streets. If the subdivision is along one side only, a minimum of 1/2 of the required width shall be dedicated. Land reserved for such purposes may not be counted in satisfying yard or area requirements of Chapter 250, Zoning; said reservations may be required to be dedicated to the Town.
J.
Walkways and sidewalks. Subdivision designs shall indicate consideration
for suitable protection of different types of land uses and the segregation
of vehicular and pedestrian traffic where desirable. The pedestrian
walk network, whether independent or combined with the vehicular road
network, shall conveniently link dwellings to all possible generators
of pedestrian traffic both within and without the subdivision, including
but not necessarily limited to parking area, recreation areas, schools,
store, bus stops and other walks. Such walks shall be so designed
and constructed as to encourage their use by their proximity to generators
of traffic, convenient arrangement, evenness and durability of surface,
pleasant appearance and exposure to scenic areas and views. Where
sidewalks cross driveways, they shall be reinforced and of the same
material and elevation as that on both sides of such driveways.
A.
The approval by the Planning Board of a subdivision plat shall not
be deemed to constitute or be evidence of any acceptance for dedication
by the Town of any street, utility, easement, part or other open space
shown on such subdivision plat.
B.
Every street shown on a plat that is filed or recorded in the office
of the County Clerk as provided in this chapter shall be deemed to
be a private street until such time as it has been formally offered
for cession to the public and formally accepted as a public street
by resolution of the Town Board or, alternatively, until it has been
condemned by the Town for use as a public street.
C.
After such plat is approved and filed, subject, however, to review
by court as hereinafter provided, the streets shown on such plat shall
be and become a part of the plan for the Town. The owner of the land
or his agent who filed the plat shall add as part of the plat a notation
to the effect that an offer of dedication of such street, highways
and other public improvements are made to the public.
D.
Street improvement prerequisite to building permit. No permit for
the erection of any building shall be issued unless a street or highway
giving access to such proposed structure has been duly placed on the
Official Map or Plan or, if there be no Official Map or Plan, unless
such street or highway is one of the following:
E.
Dedication and acceptance of public improvements. The conditions
to be satisfied before the Town Board considers the acceptance of
a new highway are as follows:
(1)
A set of as-built plans of the highway showing right-of-way lines,
drainage and utility easements and a road center-line profile must
be submitted to the Town Clerk. These plans must bear the stamps of
both a licensed land surveyor and, if they are a portion of a subdivision
or site plan, they must also bear the stamp of approval of the Planning
Board.
(2)
Metes and bounds descriptions of all rights-of-way and easements
prepared by a licensed land surveyor must be submitted to the Town
Clerk.
(3)
The plans and specifications must be reviewed by the Town Engineer,
who shall indicate his approval by letter to the Town Board.
(4)
The submitted deeds must be checked by the Town Attorney as to form
and sufficiency. A title search must be made of the land offered to
assure the validity of the title and the cost of the work.
F.
The work completed on the highways at the date of submittal must
be approved by the Town Engineer and Town Highway Superintendent,
and the Town Board shall be notified of their approval.
G.
Approved permanent concrete or other acceptable monuments shall be
set according to these street specifications or as directed by the
Town Engineer, and their location shall be shown on the road plan.
A.
The developer shall design and construct all driveways within the
limits of the right-of-way with sufficient sight distance and with
a grade of no more than one inch per foot from the curb to the right-of-way
line. The minimum width of the driveway pavement at the curb or street
pavement line shall be 15 feet, tapering to a minimum of 10 feet at
the right-of-way line.
B.
All driveways shall be graded to the satisfaction of the Town Superintendent
of Highways and Town Engineer prior to the surfacing of such driveways.
Maximum allowable slope shall be 10%. Upon application of the subdivider,
and for good cause shown, the Planning Board may, upon recommendation
from the Planning Board Engineer, vary the maximum allowable slope,
but in no event shall the Planning Board permit a maximum allowable
slope in excess of 14%.
A.
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Town Board. In general, streets shall
have names and not numbers or letters.
B.
Names to be substantially different. Proposed street names shall
be substantially different so as not to be confused in sound or spelling
with present names, except that streets that join or which are in
alignment with streets of an abutting or neighboring property shall
bear the same name. Generally, no street should change direction by
more than 90° without a change in street name.
