A. 
All standards set forth herein shall apply to the extent that they are applicable as determined by the Planning Board and are required minimum standards. Only where exceptional conditions warrant, which conditions shall be fully documented, shall the Planning Board require such additional measures as are reasonable and appropriate under the circumstances to accomplish the purposes of this part.
B. 
Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood or other natural hazard and shall be in keeping with the objectives of the Town Plan.
A. 
The utmost consideration shall be given to existing natural features of both the subdivision and adjoining lands, and every effort shall be made to preserve and design around existing landforms, tree cover, waterways, vistas and other exceptional physical characteristics.
B. 
Any proposed subdivision will be reviewed according to its relationship to the Town's Composite Natural Resource Limitations Mapping and an assessment will be made of this relationship with a view toward identifying potential limitations or problems that would need to be overcome in the site plan for the subdivision.
A. 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) 
The type of development proposed;
(2) 
Requirements as to lot sizes and dimensions as set forth in Part 3, Zoning Regulations, and to the corresponding requirements of this part;
(3) 
Need for convenient access, circulation, control and safety of vehicular traffic, with particular attention to limitation of the number and location of points of ingress and egress; and
(4) 
Limitations and opportunities of topographic and other site characteristics.
B. 
Where the subdivision is laid out in conventional block form, block lengths shall generally not exceed 1,500 feet nor be less than 750 feet. Block width shall generally be two lots deep.
C. 
Nonresidential blocks intended for commercial or industrial use shall be of such length and width as is suitable for their prospective use. Such blocks shall include adequate provisions for off-street parking and service area.
A. 
Lot size, width, depth, shape and orientation, and the minimum required yard dimensions shall be appropriate to the location of the subdivision, topographical conditions, the type of development and use contemplated, and shall as a minimum be in accord with the requirements of Part 3, Zoning Regulations.
B. 
Corner lots shall have extra width to permit appropriate building setback from and orientation to both streets in accord with minimum required front yard setbacks as established under Part 3, Zoning Regulations.
C. 
In accord with the provisions of Town Law § 280-a and the Town's rights and interest thereunder, each lot shall have such access to a public roadway as is determined appropriate by the Planning Board based on the size, location and nature of the subdivision. In particular, in any subdivision of more than four lots, each lot shall have the minimum required lot width on an approved roadway or shoreline, other than in an approved cluster arrangement, as specified in the respective zoning district.
D. 
Double-frontage lots with access to two roads shall not be approved except where no other arrangement is possible, and then only where the minimum lot depth is 200 feet.
E. 
Side lot lines shall be substantially at right angles to straight road lines or radial to curved road lines.
F. 
Driveway access and grades shall conform in general to the terrain but shall not exceed a fifteen-percent grade over any fifty-foot length and shall not exceed 3% within 25 feet of the improved surface area of the roadway, as measured along the center line of the driveway.
A. 
Adequate easements centered on rear or side lot lines shall be provided for utilities where necessary. A minimum easement width of 15 feet shall be required. 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.
B. 
A pedestrian easement not less than 15 feet wide, in addition to any road, shall be provided where required by the Planning Board to provide safe circulation or access to schools, recreation areas, and other community facilities.
C. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose, as determined by the Planning Board.
D. 
Where a subdivision is so situated as to involve a noteworthy scenic view or vista, either for the subdivision, along a travel corridor or for established residences, a scenic easement of appropriate configuration may be required by the Planning Board.
E. 
When so required by the Planning Board, a screen-planted easement not less than 15 feet wide, across which there shall be no right of access, may be required along the line of lots between the subdivision and any adjoining use which would be incompatible with the subdivision or require separation from it.
A. 
General. All roadway and related construction, whether to be offered for dedication or not, shall be the responsibility of the subdivider unless otherwise indicated and shall be in accord with the following criteria:
(1) 
The arrangement, character, extent, width, grade and location of all roadways shall conform to the Town Plan as such exists at the time and shall be considered in their relation to existing and planned roads, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such roadways. Road grades shall conform as closely as possible to the natural topography, and all roads shall be arranged so as to allow for a maximum number of the proposed number of building sites to be situated at or above the finished grade level of the roadway.
(2) 
The arrangement of roadways in a subdivision shall provide for the continuation, if appropriate, of residential roadways in the surrounding areas and be such as to compose a convenient system both for the subdivision and connection to the existing highway system.
(3) 
Roadway layout shall consider the installation of utility distribution and service lines and shall be situated so as to best accommodate these installations in an acceptable manner.
(4) 
Road layout shall minimize stream crossings, avoid traversing slopes in excess of 25%, and avoid soils with a susceptibility to erosion or slippage.
(5) 
Local roadways shall be so laid out that their use by through traffic will be discouraged.
(6) 
Where a subdivision abuts, contains, or has access to an existing or proposed major traffic artery, the Planning Board may require a frontage road or reverse frontage with screen planting contained in a nonaccess reservation along the property line, or such other treatment as may be necessary for adequate protection of both the subdivided properties and the scenic qualities of the Town and to afford separation of through and local traffic.
(7) 
Reserve strips controlling access to roadways, whether public or private, or other improvements dedicated or to be dedicated to public use shall be prohibited unless control thereof is expressly placed in the Town under conditions approved by the Planning Board.
(8) 
The arrangement of roadways in any subdivision shall consider provision for continuation of collector or key local roads to adjoining property which has the potential to be similarly subdivided and to existing road systems.
(9) 
Clearing and grading for road and utility installations shall be limited to that which is necessary to construct safe roads, provide needed roadside and embankment drainage, construct stable cuts and fills, and provide for utility installation.
(10) 
The construction of roads and the installation of utilities shall be planned sequentially so that construction operations do not conflict and so that subsequent construction operations do not interfere with or destroy completed work.
(11) 
No roadway names shall be used which will duplicate or be confused with the names of existing roads or highways in the Town. Road names shall be subject to the approval of the Planning Board.
(12) 
Every roadway shown on a plat that is hereafter filed or recorded in the office of the County Clerk shall be deemed to be a private road until such time as it has been formally offered for cession to the Town and formally accepted as a public road by resolution of the Town Board or, alternatively, until it has been condemned by the Town for use as a public roadway.
B. 
Design considerations shall be as follows:
(1) 
Roadway jogs with center-line offsets of less than 150 feet shall not be permitted, and any subdivision road intersecting an existing arterial or collector road shall be no closer to another intersecting roadway than the stopping sight distance as determined by the configuration of the roadway at that point and the legal speed limit.
(2) 
All roadway intersections shall be rounded by curves with a minimum radius of 25 feet as measured from the edge of the improved travel surface. Within the triangular area formed by connecting two points 50 feet from the intersecting road rights-of-way, visibility shall not be restricted by the natural landform nor by the location of any structure or planting.
(3) 
The length of a tangent between reverse curves on arterial and collector roadways shall be a minimum of 150 feet; and on local roadways, a minimum of 100 feet.
(4) 
Roadways shall be laid out so as to intersect as nearly as possible at right angles. No roadway shall intersect any other roadway at less than 75°, and all roadways shall join each other so that for a distance of at least 100 feet the roadway is approximately at right angles to the roadway it joins.
(5) 
Roadway vertical gradients shall be not less than 0.4%, nor more than 12%, over any one-hundred-foot distance and shall not exceed 3% within 50 feet of any intersection.
(6) 
Dead-end roadways shall not be permitted, except as provided herein:
(a) 
A closed turnaround or cul-de-sac may be permitted where no through connection is possible or desirable, providing it is designed with a turnaround having an outside roadway diameter of at least 100 feet and a right-of-way diameter of at least 150 feet.
(b) 
No such dead-end roadway or segment thereof shall provide the sole means of access to more than 25 dwelling units.
(c) 
Reservation of an easement of appropriate width shall be provided for pedestrian or utility connection to adjoining property or the existing roadway system where desirable.
(7) 
Proper roadway drainage facilities shall be installed where required. Reinforced concrete pipe or corrugated metal pipe shall be used throughout for all culverts or subsurface drainage systems. Drainage shall be accommodated by one or a combination of the following:
(a) 
A roadside ditch a minimum of 18 inches below the finished center line;
(b) 
A concrete or asphalt gutter; or
(c) 
A concrete or asphalt curb with storm sewer.
(8) 
Road ditches shall be designed to have a minimum hydraulic capacity equal to the peak runoff rate from a five-year, twenty-four-hour rainfall. Drainage culverts shall be of adequate size and so located as to maintain preconstruction surface drainage patterns, provided such patterns were acceptable prior to construction.
(9) 
Catch basins, manholes, seepage drains, reinforced concrete pipe or other drain appurtenances, and all underdrains shall be installed or constructed in accordance with the direction and requirements of the Planning Board, shall vary in size as conditions may require, and shall be connected from basins or manholes to the proper lines and grades in such a manner as directed by the Board, and all such underdrains shall connect with piping or ditches leading to a live stream or natural drainageway as required by the Board.
(10) 
Stream crossings shall be roughly at right angles, and bridge structures or culverts shall be designed to carry the peak runoff rate from:
(a) 
A ten-year, twenty-four-hour rainfall if the contributing drainage area is one square mile or less;
(b) 
A twenty-five-year, twenty-four-hour rainfall if the contributing drainage area is between one and four square miles; or
(c) 
A one-hundred-year, twenty-four-hour rainfall if the contributing drainage area is more than four square miles.
(11) 
Fill slopes shall not be steeper than two horizontal on one vertical (2:1), and cut slopes shall not be steeper than four horizontal on one vertical (4:1).
(12) 
The classification of roadways shall be as determined by the Planning Board. Rights-of-way and pavement or improved surface area shall have the following widths:
Classification
Minimum Right-of-Way
(feet)
Minimum Pavement or Improved Surface Area
(feet)
Arterial
75 to 125
36 plus curbs or two eight-foot shoulders
Collector
60 to 75
26 plus curbs or two six-foot shoulders
Local
50
a.
18 plus curbs or two five-foot shoulders (for populated areas or 25 lots or more)
b.
16 plus two two-foot shoulders (for rural area or less than 25 lots)
(13) 
Where curbs exist on abutting properties, their extension by the subdivider may be required, at the discretion of the Planning Board, throughout all or a portion of the proposed subdivision. All curbs shall be approved by the Planning Board. Where curbs are not required, adequate ditches or gutters shall be constructed and protected by seeding or appropriate surfacing by the subdivider.
(14) 
The Planning Board may require such sidewalks as it deems necessary to provide for the safety of pedestrians. Concrete sidewalks at least four feet wide and four inches thick shall be installed where required, as specified by the Planning Board.
C. 
Construction considerations shall be as follows:
(1) 
All topsoil, humus, tree stumps and like organic material shall be removed from the roadbed, and the subbase shall be approved by the Enforcement Officer before any gravel is placed upon it.
(2) 
Each road shall be constructed of a base course of suitable run-of-bank gravel to a depth of 12 inches, size of stone not to exceed two inches in diameter, extending 10 to 14 feet in each direction from the center line of said road so that each roadway shall be comprised of a base course constructed of compacted gravel to a width of 20 to 28 feet depending on its classification above. No gravel shall be laid on any roadway unless the type of gravel shall have been approved by the Enforcement Officer; provided, however, that the Enforcement Officer may, in any case where the nature of the soil over which a roadway is to be laid out necessitates special construction, require that the subdivider build said roadway base of a material and to a dimension as is deemed necessary in excess of the minimum requirements above set forth.
(3) 
The improved travel area shall be properly graded to consist of two eight- to nine-foot lanes on twelve-inch gravel base, pitched at a minimum of 3/8 inch per foot. The finished graveled roadway shall be approved in writing by the Enforcement Officer.
(4) 
The shoulder shall be constructed with a one-inch-per-foot pitch and be a minimum of two to five feet in width depending on the classification of the subdivision above.
(5) 
In addition, the Planning Board may require for any subdivision of 25 or more lots a double oil and stone surface treatment or an asphaltic concrete pavement surface where it determines such is needed based on the following considerations:
(a) 
The street classification and the type and volume of anticipated traffic;
(b) 
Whether access is to year-round or seasonal use; and
(c) 
The schedule for completion of the roadway or sections thereof.
(6) 
All cleared areas associated with the construction of roads and installation of utilities, excluding those areas comprising road surfaces or shoulders, all exposed borrow areas, and all cut and fill slopes including ditch banks, shall be successfully vegetated to grasses or legumes that are suited to site conditions and as approved by the Planning Board. Ditch bottoms shall be constructed and maintained to minimize soil erosion during periods of design flow by means of revegetation, sodding, mulching, netting, stone paving, riprap, and other materials or combinations of these, depending on hydraulics and soil properties.
A. 
Water supply systems shall be provided as follows:
(1) 
Where, in the opinion of the Planning Board and the state agency having jurisdiction thereover, a subdivision can be reasonably served by the creation or extension of a public water supply system, the subdivider shall make application to create or extend such system and create a water district or to become part of or be serviced by an existing district. No subdivision shall be approved where it is intended to use individual water supply techniques where the facilities of an existing water system or district may be utilized. All connections to any existing public system shall be approved by the Town, and an offer of cession to dedicate such installation to the Town or any special district shall be as required by the Town.
(2) 
Where no public system exists or where extension and connection to a public water supply system is not feasible, but where, based on the size of the subdivision and the intensity of the development pattern, the Planning Board and responsible state agency determine a community supply system is necessary, such system shall be installed according to standards of the New York State Department of Health or Department of Environmental Conservation, as may be applicable.
(3) 
Where public or community water supply is not feasible, the subdivider shall provide specifications, including location for installation of individual systems for each lot, in accordance with state requirements and upon specific approval by the Planning Board in accord with the applicable requirements of Part 2, Building and Sanitary Regulations.
B. 
Sewage disposal systems shall be provided as follows:
(1) 
Where, in the opinion of the Planning Board and the state agency having jurisdiction thereover, a subdivision can be reasonably served by the creation or extension of a public sanitary sewer system, the subdivider shall make application to create or extend such system and to create a sewer district or to become part of or be served by an existing district. No subdivision shall be approved where it is intended to use individual sanitary disposal techniques where the facilities of an existing sewer system or district may be utilized. All connections to an existing public system shall be approved by the Town, and an offer of cession to dedicate such installation to the Town or any special district shall be as required by the Town.
(2) 
Where no public system exists or where extension and connection to a public sewage disposal system is not feasible, but where, based on the size of the subdivision and the intensity of the development pattern, the Planning Board and responsible state agency determine a community disposal system is necessary, such system shall be installed according to standards of the New York State Department of Health or Department of Environmental Conservation, as may be applicable.
(3) 
Where public or community sanitary sewers are not feasible, the subdivider shall provide specifications, including location, for installation of individual systems for each lot in accordance with state requirements and upon specific approval by the Planning Board in accord with the applicable requirements of Part 2, Building and Sanitary Regulations.
C. 
Fire hydrants. Installation, type and location of all fire hydrants shall be as approved by the Planning Board and shall be in conformity with the standards of the New York Fire Insurance Rating Organization, the Division of Fire Safety of the State of New York, and any special requirements of the Town, water district, or fire district.
D. 
Other utilities. Electric, telephone and other available utilities shall be arranged for by the subdivider, and their description shall be as required in Appendix B of this chapter.[1]
[1]
Editor's Note: Appendix B, Required Submissions, is attached to this chapter.
E. 
Location. Utilities shall be located in accord with any applicable Public Service Commission guidelines and as approved by the Planning Board. The Board shall require, whenever physically possible and when the size, location and present service permits, that utilities be placed underground and in the road right-of-way between the travel surface and right-of-way line or in a consistent location within individual property lines to simplify location and repair of lines when they require attention. The subdivider shall install underground service connections to the property line of each lot within the subdivision for such required utilities before the road is surfaced.
A. 
Any subdivision involving lands designated as flood hazard areas by the Federal Insurance Administration of the United States Department of Housing and Urban Development and any other land subject to repeated flooding or deemed by the Planning Board to be subject to flood hazard shall be reviewed by the Planning Board in accord with the applicable provisions of Part 2, Building and Sanitary Regulations.
B. 
Storm and surface drainage shall be designed for the tract in relation to the drainage area above the tract and drainage outlets into adjacent tracts. Drainage systems must be sufficient to handle discharge from the entire drainage area, whether inside or outside the subdivision, based on the following:
(1) 
A ten-year, twenty-four-hour rainfall if the contributing drainage area is one square mile or less;
(2) 
A twenty-five-year, twenty-four-hour rainfall if the contributing area is between one and four square miles; or
(3) 
A one-hundred-year, twenty-four-hour rainfall if the contributing drainage area is more than four square miles.
C. 
No subdivision shall be approved where anticipated runoff incident to the subdivision development will overload existing downstream facilities or capacity.
D. 
Drainage structures and facilities shall be installed as necessary to assure adequate drainage for the tract, and drainage easements shall be provided where necessary.
E. 
The subdivider shall allow no holes, depressions or other undrained areas to remain, except such wetlands as may be natural features or necessary retention basins which shall be protected or situated at the direction of the Planning Board.
F. 
The grading plan and the design of roadways in relation to storm drainage shall be such that the runoff from roofs, driveways and other impervious surfaces will be collected in the ditches and/or gutters along the roadway in short runs of generally less than 500 feet and will then be diverted from the roadway surface into storm sewers or a natural drainagecourse.
G. 
The use of open watercourses for drainage involves considerations related to safety, erosion control, stagnant water, protection of capacity, and appearance, which considerations will be recognized according to the following:
(1) 
Safety. Broad, shallow courses shall be created wherever necessary to increase capacity or eliminate steep banks. Ditches shall, wherever feasible, be in the shape of a wide-top "U" with rounded or squared invert.
(2) 
Erosion control. Adequate measures shall be taken to prevent erosion. The Planning Board shall require seeding, sodding, planting, riprap or such other measures as may be necessary to prevent scouring.
(3) 
Drainage. The subdivider shall guard against the creation or continuation of swampy areas or stagnant pools in close proximity to any development.
(4) 
Capacity. The subdivider shall provide adequate measures for the protection of open drainage channels by establishing satisfactorily located drainage easements of sufficient width.
(5) 
Appearance. As a natural watercourse can be an attractive visual asset to the subdivision as well as to the community, the subdivider shall, where possible, retain and improve the appearance of any natural watercourse used for surface or storm drainage as is practical.
H. 
Design of storm sewers shall be as follows:
(1) 
Storm sewers shall have a minimum diameter of 12 inches and a minimum grade of 0.5%.
(2) 
Manholes shall not be more than 300 feet apart where pipe sizes of 24 inches or less are used and not more than 500 feet apart where larger sizes are installed.
I. 
Design of ditches and gutters shall be as follows:
(1) 
Subdivisions shall be so designed that length of flow for water in a gutter or roadside ditch does not exceed 500 feet, except as permitted by the Planning Board. Runs exceeding the maximum shall be connected to storm sewers or diverted to a natural drainageway.
(2) 
All enclosed drainagecourses shall be designed with sufficient grade to create a water flow velocity of three feet per second.
(3) 
Water in gutters and ditches shall not be allowed to flow over intersecting roadways, but shall be placed in adequate culverts.
(4) 
Suitable headwalls, end walls, ditch seeding or sodding, and other procedures or devices to prevent erosion shall be used.
A. 
Areas on which vegetation has been destroyed or removed, excluding areas proposed for road surfaces or shoulders, driveways, building sites or parking lots, shall be successfully revegetated or otherwise stabilized with structural measures to minimize the potential for soil erosion as soon as practicable.
B. 
Revegetation measures and efforts shall be evaluated by visual inspection, which shall include identification and measurement of the actual condition of new healthy vegetation. Such evaluation shall be made not sooner than 180 calendar days from the date of planting and not later than 360 calendar days from the date of planting.
C. 
Corrective action shall be instituted and completed within the time specified by the Enforcement Officer upon determination of unsatisfactory compliance with this section. In making any determination required by this section, the Enforcement Officer shall consider significant rills, gullies, loss of mulch, loss of seed or failure of seed germination as evidence of unsatisfactory compliance.
D. 
Construction operations requiring revegetation of an aggregate area larger than 20,000 square feet shall be done in stages. Each stage shall consist of no more than 20,000 square feet of surface area. Each stage shall receive complete treatment for revegetation or mulching as if the stages were individual constructions.
E. 
Upon completion of final grading of any area, revegetation operations shall begin within five days and shall be completed within 10 days. In the event that more than five days shall elapse between any consecutive construction operations that materially disturb the soil, such areas shall be adequately mulched or otherwise stabilized with structural measures within five days of disturbance and shall be completed within 10 days to minimize the potential for soil erosion.
A. 
Streetlights and all exterior lighting shall be dark sky compliant in that they are downcast with fully recessed bulbs and include full cut off shields. Streetlights shall be arranged for by the subdivider where appropriate, as determined by the Planning Board, and be of the type and at such interval as specified by the Board.
B. 
Street trees are to be the responsibility of the subdivider. Retention and preservation of existing trees and location and type of new trees shall be approved by the Planning Board. All new tree plantings shall be USDA zone-hardy; be resilient to salt and sand applications when in close proximity to roads and parking areas; should diversify the community's tree canopy; and not consist of ash or maple species as they are highly susceptible to the long-term threat of invasive species such as the emerald ash borer and the Asian long-horned beetle. Street trees are to be the responsibility of the subdivider; they shall be watered regularly in the first year of planting during extended periods of dry weather, and shall be replaced in the event of dying within the first two years of planting.
C. 
The area between the drainageway and the property line shall be seeded and otherwise improved by the subdivider and maintained by the owner.
D. 
Street name signs shall be of the type and in the location determined by the Planning Board and shall be provided by agreement between the Planning Board and the applicant.
A. 
Where a proposed park, playground, school or other public use shown in the Town Plan, or desirable for use as same, is located in whole or in part in a subdivision, such area shall either be dedicated to the proper public agency or it shall be reserved for acquisition by such agency within a specified period by purchase or other means, and an agreement shall be entered into between the subdivider and the public agency regarding the time and method of acquisition and the cost thereof.
B. 
In the instance of a subdivision involving the creation of 25 lots or more, the Planning Board shall, and in the instance of a subdivision of 24 lots or less, the Planning Board may, require up to 10% of the land area of such subdivision be reserved and improved for open space recreation purposes.
C. 
If the Planning Board determines that suitable open space recreation area cannot be located in a given subdivision or it is otherwise not practical to do so, the Board may require as a condition to approval of any such plat other or further conditions as may be authorized by law, including payment to the Town of an acceptable sum based on the size of the subdivision, the number of lots to be subdivided, and the value of the land in relationship to the ten-percent standard which might otherwise have been required for open space recreation purposes; which sum shall constitute a trust fund to be used exclusively for open space recreational purposes designed to serve such subdivision, including the improvement of existing facilities.
A. 
The tract boundary lines and the lines of all streets or roads shall be monumented with concrete, stone or iron monuments with monument caps.
B. 
Individual properties shall be monumented with iron pins or pipe.
C. 
The Planning Board may require that all such monuments be in place and capable of verification prior to the Planning Board Chairman recording his signature on the minor subdivision or final major subdivision plat.