[Amended 5-4-1998 by L.L.
No. 1-1998]
Prior to the granting of final approval, the subdivider shall
have installed or shall have furnished adequate bond or irrevocable
letter of credit for the installation within a specified time of the
required improvements listed and described in this section. All of
the required improvements shall be made in full compliance with the
specifications for each of the various units of work, as required
by the municipality, or the state and county health authorities, according
to the nature of the improvements.
The tract boundary lines, and the lines of all streets or roads
shall be monumented with concrete, stone or iron monuments with monument
caps. Individual properties shall be monumented with iron pins or
pipe.
All streets and thoroughfares shall be graded to their full width, including side slopes, and improved in accordance with the minimum standards outlined or referred to in the remainder of this §224-15.
A.
Subgrade (by the developer).
(1)
All topsoil shall be removed from the area 17 feet on each side of
the center line, unless a fill of three feet or more is required.
Fills must be made with material approved by the Town Superintendent
of Highways and shall be placed in layers not over six inches thick,
and each layer shall be properly rolled. All muck, quicksand, spongy
material and any other objectionable material shall be removed.
(2)
The subgrade of all streets and roads shall be graded as follows:
the center portion, 17 feet on each side of the center line, shall
be 15 inches below the finished grade, as shown on the street profile.
After it has been properly shaped, it shall be thoroughly rolled and
compacted. Drainage ditches shall be provided on each side of the
road, the center line of which shall be 21 feet from the center of
the road. Ditches shall be at least 18 inches deep, one-foot wide
at the base, with slopes one-foot vertical to two feet horizontal.
The grade of the outside area and planting strip section shall in
no case be lower than the crown of the pavement nor more than eight
inches above the crown. No gravel or stone is to be placed on the
subgrade until the subgrade is approved by the Superintendent of Highways.
(3)
Driveway culverts shall be a minimum of 12 inches in diameter and
16 feet in length; the material and installation shall be approved
by the Superintendent of Highways.
(4)
Intersection culverts shall be installed, which culverts shall be
a minimum of 12 inches in diameter and 36 feet long; the material
and installation to be approved by the Superintendent of Highways.
Where there is no natural stream or watercourse for the drainage of
surface water from the proposed street or road, the developer shall
secure rights-of-way and construct ditches or install stormwater sewers
to a natural waterway or as the Town Board directs.
B.
Base course (by the developer).
(1)
The thickness and method of constructing the base course may vary,
depending upon the amount of traffic anticipated, the type of material
used and the condition of the subgrade. All materials and construction
procedure shall be subject to the approval of the Town Board and shall
comply with current construction and material specifications of the
New York State Department of Public Works.
(2)
A base course consisting of not less than 12 inches of compacted
stone or gravel approved by the Superintendent of Highways shall be
installed. After the base course has been approved, the developer
shall apply a cast of bituminous dust layer at a rate specified by
the Town Superintendent of Highways.
C.
Surface course. The surface course, if required, shall be as specified
by the Town Board.
D.
Curbs and gutters.
(1)
Where curbs exist on abutting properties, their extension by the
developer will ordinarily be required throughout the proposed subdivision.
(2)
Where curbs are not required, adequate gutters shall be graded and
protected by seeding or appropriate surfacing by the developer.
(3)
Concrete curbs shall be wall type, six inches by eight inches by
18 inches, and shall comply with current construction and material
specifications of the New York State Department of Public Works, Item
No. 97.
(4)
Asphaltic concrete curbs shall be approved by the Town Board.
E.
Sidewalks. The Town Board may require such sidewalks as it deems
necessary to provide for the safety of pedestrians. Concrete sidewalks
at least four feet wide and six inches thick shall comply with the
current construction and material specifications of the New York State
Department of Public Works, Item No. 105.
The developer shall connect each lot with the public water supply,
if available. Neighborhood water supply systems, where provided, must
conform to standards and inspection by the New York State Department
of Health.
If state and/or local investigations of subsoil conditions,
require a sewage disposal system other than individual septic tanks,
the developer shall install a neighborhood or community sewage disposal
system in accordance with state specifications, or extend the public
sanitary sewer and provide lateral connections to each dwelling. Where
public or neighborhood sanitary sewers are not required, the developer
shall provide and install an individual septic tank for each lot in
accordance with state and local requirements, upon specific approval
by the Town Board.
Electrical service, gas mains and other available utilities
shall be provided by the developer within each subdivision prior to
the approval of the final plat.
A.
Street trees shall be planted by the developer. Location and type
of trees shall be approved by the Planning Board.
B.
Planting strips. The area between the gutter and the property line
shall be seeded by the developer and maintained by owner.
C.
Street name signs shall be erected by the municipality.
A.
The final plat shall be drawn at a scale of 100 feet to one inch
or larger (preferred scale of 40 feet to one inch). The final plat
shall show the following:
(1)
Topographic data on the tract, related to bench mark approved by
the Town Highway Superintendent.
(2)
Tract boundary lines with bearings and distances, tract area, right-of-way
lines of streets, easements and other rights-of-way and property lines
of residential lots and other sites; with accurate dimensions, bearings
or deflection angles, radii and central angles of all curves.
(3)
Name and right-of-way width of each street or other right-of-way.
(4)
Utilities on and adjacent to the tract; location, size and invert
elevation of sanitary and storm sewers; location and size of water
mains; location of gas lines, fire hydrants, electric and telephone
poles and streetlights.
(5)
Location, dimensions and purpose of any easements.
(6)
Number to identify each lot and block.
(7)
Purpose for which sites, other than residential lots, are dedicated
or reserved.
(8)
Minimum setback line on all lots and other sites.
(9)
Location and description of monuments.
(10)
Names of owners of record of adjoining unplatted land.
(11)
Reference to recorded subdivision plats of adjoining platted
land by record name, date and number.
(12)
Certification by surveyor or engineer as to accuracy of survey
and plat.
(13)
Certification of title showing that applicant is the landowner.
(14)
Statement by owner as to dedicating streets, rights-of-way and
any sites for public uses.
(15)
Site data, including number of residential lots, typical lot
size, linear feet of streets, acres in parks, etc.
(16)
Title, scale, North arrow and date.
B.
Cross sections and profiles of streets showing approved grades shall
be provided.
C.
A certificate by the municipality certifying that the developer has
complied with one of the following alternatives:
(1)
All improvements have been installed in accord with the requirements
of this chapter and with the action of the Planning Board giving conditional
approval of the preliminary plat; or
(2)
A bond or irrevocable letter of credit or certified check has been
posted, which is available to the municipality, and in sufficient
amount to assure such completion of all required improvements.
[Amended 5-4-1998 by L.L.
No. 1-1998]
D.
Protective covenants in form for recording.
E.
Other data. Such other certificates, affidavits or endorsements as
may be required by the Planning Board in the enforcement of this chapter.
