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:
(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:
(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.
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.
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.
