Town of Lyons, NY
Wayne County
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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:
(1) 
Height above sea level.
(2) 
Land subject to seasonal or periodic flooding.
(3) 
Topographic conditions.
(4) 
Rock formations, outcrops, etc.
(5) 
Soil characteristics.
(6) 
Drainage patterns.
(7) 
Watershed areas.
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.
(1) 
The length, width and shape of blocks shall be determined with due regard to the following:
(a) 
Provision of adequate sites for buildings of the type proposed.
(b) 
Zoning requirements.
(c) 
Topography.
(d) 
Requirements for safe and convenient vehicular and pedestrian circulation.
(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:
(a) 
To permit unimpeded flow of natural watercourses.
(b) 
To ensure adequate drainage of all low points along the line of streets.
(c) 
To intercept stormwater run-off along streets at intervals reasonably related to the extent and grade of the area drained.
(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:
(a) 
Cut stone 5" x 5" x 3' - 0" long with a drill hole in the center.
(b) 
Concrete 5" x 5" x 3' - 0" long with a 1/2-inch round brass pin in the center.
(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.