The design standards listed below, and in Table 1,[1] shall be incorporated in all proposed plans:
A.
Land requirements. Land shall be suited to the purposes for which
it is to be subdivided. In general, the Board shall take the following
factors into consideration prior to the approval of any subdivision
plan:
B.
Street system layout.
(1)
Street dimensions and design standards shall be in accordance with
Table 1.[2]
[2]
Editor's Note: Table 1 is included as an attachment to this chapter.
(2)
The location of all major streets in the proposed subdivision shall
conform in general alignment to the Master Plan adopted by the Town
Planning Board.
(3)
The proposed street layout shall provide for the continuation or
projection of existing streets in the surrounding areas unless the
Board deems such extension undesirable for specific reasons of topography
or design.
(4)
Streets shall be logically related to the topography to produce usable
lots and reasonable grades.
(5)
Minor streets shall be laid out to discourage through traffic, but
provision for street connections into and from adjacent areas will
generally be required.
(6)
Proposed streets shall be extended to provide access to adjoining
property where necessary.
(7)
Adequate street rights-of-way shall be provided as necessary where
lots in the proposal are large enough to permit resubdivision, or
if a portion of the tract is not subdivided.
(8)
Where a subdivision abuts or contains an existing or proposed major
traffic street, the Board may require marginal-access streets, rear
service alleys, reverse-frontage lots or such other treatment as will
provide protection for abutting properties, reduction in the number
of intersections with the major street, and separation of local and
through traffic.
(9)
New half or partial streets will not be permitted, except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards contained herein and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be secured.
(10)
Wherever a tract to be subdivided borders an existing half or
partial street, the other part of the street shall be plotted within
such tract.
(11)
Dead-end streets shall be prohibited, except as stubs to permit
future street extension into adjoining tracts, or when designed as
culs-de-sac.
C.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
60°.
(2)
Multiple intersections involving junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
(3)
Clear sight triangles of 30 feet measured along street lot lines
from their point of junction shall be provided at all intersections,
and no visual obstruction shall be permitted within such sight triangles.
(4)
To the fullest extent possible, intersections with major traffic
streets shall be located not less than 800 feet apart, measured from
center line to center line.
(5)
Streets entering opposite sides or another street shall be laid out
either directly opposite one another or with a minimum offset of 125
feet between their center lines.
(6)
Minimum curb radii at street intersections shall be 25 feet for intersections
involving only minor streets, 30 feet for intersections involving
other types of streets, or such greater radii as are suited to the
specific intersection.
(7)
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width in conformance with
Table 1 will be required.[3]
[3]
Editor's Note: Table 1 is included as an attachment to this chapter.
(8)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than
4% grades for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
D.
Cul-de-sac streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not exceed
500 feet in length and shall furnish access to not more than 20 dwelling
units.
(2)
Cul-de-sac streets shall be provided at the closed end with a paved
turnaround having a minimum radius to the outer pavement edge or curbline
of 50 feet.
(3)
Unless future extension is clearly impractical or undesirable, a
turnaround right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract.
E.
Lots and lot sizes.
(1)
Lot size and dimensions shall be not less than those specified in Chapter 300, Zoning, of the Town Code.
(2)
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities, and evidence indicates that the requirements of Chapter 300, Zoning, are not adequate, the Board may require tests, in accordance with the rules and regulations of the State Department of Health, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size to be necessary, the Board may employ the services of a registered and qualified independent professional engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
(3)
Where commercial subdivisions are proposed to be served by either
or both on-lot sanitary sewage disposal and water supply facilities,
the lot area and dimensions required to prevent health hazards shall
be subject to individual review and determination by the Planning
Board, New York State Department of Health and/or the County Board
of Health.
(4)
All lots shall front upon a public street.
(5)
The ratio of the depth of any lot to its width shall not be greater than 2 1/2 to 1, except as may be specified in Chapter 300, Zoning, of the Town Code.
(6)
Side lot lines shall be substantially at right angles or radial to
street lines.
(7)
If remnants of land exist after subdividing, they shall be incorporated
in existing or proposed lots, or dedicated to public use if acceptable
to the Town.
(8)
Double-frontage lots are prohibited, except where employed to prevent
vehicular access to major traffic streets.
(9)
Depth and width of parcels laid out or reserved for nonresidential
use shall be sufficient to provide satisfactory space for off-street
parking and unloading.
F.
Easements.
(1)
Easements with a minimum width of 25 feet plus the width of any required
pipe or other improvement shall be provided as necessary for utilities.
(2)
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
(3)
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse and of such width as will be adequate
to preserve natural drainage.
G.
Blocks.
(2)
Blocks shall have a minimum length of 450 feet and a maximum length
of 1,200 feet. In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection and pedestrian through walks.
(3)
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse-frontage lots bordering a major
traffic street are used.
(4)
Pedestrian through walks may be required where necessary to assist
circulation or provide access to community facilities. Such walks
shall have a width of not less than 10 feet and a paved walk of not
less than four feet.
H.
Storm drainage.
(1)
Lots shall be laid out and graded to provide positive drainage away
from buildings.
(2)
Storm sewers, culverts and related installations shall be provided:
(3)
In the design of storm sewerage installation, special consideration
shall be given to avoidance of problems which may arise from concentration
of stormwater runoff over adjacent properties, including but not limited
to easements.
I.
Community facilities and Master Plan requirements.
(1)
In reviewing subdivision plans, the Board will consider the adequacy
of existing or proposed community facilities to serve the additional
dwellings proposed by the subdivision.
(2)
Where a proposed park, playground, school or other public use shown
in the Master Plan is located in whole or in part in a subdivision,
the Board may require the dedication or reservation of such area as
may be deemed reasonable. Where said area is not dedicated, it shall
be reserved for acquisition by the Town for a period of three years.
(3)
Areas provided or reserved for such community facilities should be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
(4)
The layout of the proposed subdivision shall be in general conformity
with the features or developments proposed in the Master Plan of the
Town of Lyons.
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
Minimum improvements and construction standards required of
all subdivisions shall be as set forth in this section. Where not
set forth, they shall be in accordance with the prevailing standards
as established by the Town Board upon advice of the Planning Board
and the Board engineer. Alternate improvement standards may be permitted
if the Board deems them equal or superior in performance characteristics
to the specified improvements. Additional or higher type improvements
may be required in specific cases where the Board believes it necessary
to create conditions essential to the health, safety, morals and general
welfare of the citizens of the Town of Lyons.
A.
Monuments and markers. Monuments shall be placed so that the scored
or marked point shall coincide exactly with the intersection of the
lines to be marked, and shall be set so that the top of the monument
or marker is level with the surface of the surrounding ground.
(1)
Monuments shall be set at the intersection of all lines forming angles
in the boundary of the subdivision. Monuments may be of the following
two types:
(2)
Markers shall be set at the beginning and ending of all curves along
street property lines; at all points where lot lines intersect curves,
either front or rear; at all angles in property lines of lots; at
all corner lots, markers shall consist of steel bars at least 15 inches
long and not less than 3/4 inch in diameter.
B.
Streets.
(1)
Required improvements shall be in accordance with Table 1.[1]
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
(2)
Streets (and alleys where provided) shall be graded, surfaced, and
improved to the grades and dimensions shown on plans, profiles, and
cross-sections submitted by the subdivider and approved by the Board
engineer. A sheet describing street specifications will be prepared
by the Town of Lyons.
C.
Public water supply. Where public water supply, in the opinion of
the Board, is reasonably accessible, the subdivisions shall be provided
with a complete water distributions system, including a connection
for each lot and appropriately spaced fire hydrants. Where public
water supply is not within a reasonable distance, an alternate supply
approved by the State Department of Health shall be furnished.
D.
Public sanitary sewer system.
(1)
Where the public sanitary sewer system, in the opinion of the Board, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the public system. Where lots cannot be served by the extension of an existing public sanitary sewer, the subdivider shall obtain approval of lot sizes as provided in Chapter 300, Zoning, of the Town Code. In addition, individual septic tanks and disposal fields, and/or neighborhood disposal systems, shall be approved by the State Department of Health under Bulletin No. 1.
(2)
Where the Town of Lyons has a plan for extending the public sanitary
sewer system into an area that is being subdivided, and it is reasonably
expected that the area will be served by the public system within
a period of two years, capped sewers shall be installed to adequately
serve all lots in the proposed subdivision.
E.
Storm sewers. Storm sewers shall be installed and the design shall
be included using Kutter's formula upon submission of the plans when,
in the opinion of the Board, they are deemed necessary to provide
adequate drainage for the subdivision.
A.
Improvements to be provided by subdivider. In all cases, the subdivider
shall be responsible for the installation of all required improvements
under supervision of the Board engineer, and in the manner specified
below.
B.
Method of providing improvements. No final plan shall be approved
by the Board until provision has been made for the proper installation
of required improvements in either of the following ways:
(1)
Performance bond. The subdivider may post with the Board a certified
check or bond made out to the Town of Lyons for an amount sufficient
to cover the full cost of installing the requiring improvements as
estimated by the Board Engineer. In the case of a bond filed, it shall
be with surety satisfactory to the Board and the time for the completion
of the improvements and installations shall be specified, such time
to be satisfactory to the Board.
(2)
Construction of improvements. In lieu of posting a bond, the subdivider
may elect to install the required improvements in accordance with
the standards and specifications contained in this article and with
the final plan submitted to the Board. The subdivider shall obtain
a certificate from the Board engineer stating that all improvements
have been so installed.
C.
Maintenance bond. In submitting the final plan to the Board, the
subdivider shall submit a maintenance bond to guarantee maintenance
and repair of the streets in the subdivision for one year after the
construction thereof has been approved by the engineer.
