All streets located within the Town that are offered to the
Town for dedication and acceptance shall comply with the design standards
and construction specifications and other requirements for streets
most recently approved by resolution of the Town Board, and in accordance
with this chapter.
All construction materials and workmanship shall be as shown
on the approved plans, and in accordance with the current New York
State Department of Transportation (NYSDOT) Standard Specifications
for Construction and Materials and Addendums, unless those requirements
have been amended by resolution of the Town Board, in which event
the requirements most recently approved by resolution of the Town
Board shall control. References to the Department or Engineer in the
NYSDOT specifications shall be understood to mean the Town and the
Town Engineer, respectively. All materials shall be obtained from
NYSDOT approved sources or sources approved, in writing, by the Town
Engineer.
Upon completion of the work, as evidenced by the written statement from the Town Engineer to the Town to that effect, the subdivider shall submit to the Town Engineer one reproducible set and three paper sets of record drawings showing the as-constructed road. Information to be included shall contain at a minimum road center-line elevations, drainage pipe inverts, catch basin inverts and grade elevations, underdrain locations and all field modifications made to the approved plans during construction. If the road is part of a new subdivision, these drawings shall be in addition to those required by Article
III of this chapter.
No road offered for dedication will be accepted as a Town road
unless the road conforms to all of the following requirements:
A. The following conditions shall apply for acceptance of roads.
(1) All applications for dedication of a road shall be made to the Town
in writing and presented to the Town Clerk.
(2) If a subdivision is involved, all of the requirements of this chapter
shall be complied with.
(3) The subdivider shall have had the land to be dedicated surveyed and mapped by a surveyor in accordance with the requirements of Subsection
A(4)(e), and after the survey approved by the Town Board, it shall be filed in the in the Town Clerk's Office.
(4) The subdivider shall, at its sole cost and expense, tender to the
Town Attorney, at least 10 days prior to the then upcoming Town Board
meeting:
(a)
The originals of all deeds and easements, properly signed and
acknowledged in recordable form;
(b)
Any necessary subordination or other agreements so as to convey
an unencumbered interest in the proposed roads and easement areas
to the Town, properly signed and acknowledged in recordable form;
(c)
A completed real property transfer gains tax affidavit (Form
TP-584 or acceptable substitute) signed by the subdivider;
(d)
A completed real property transfer report, signed by the subdivider;
(e)
Three originals of an "as-built survey" showing: (i) the edge
of pavement of any roads; (ii) the boundaries of the lands described
in the deed and/or easement; (iii) the location of the facilities
(e.g., drainage, sidewalks, etc.) to be conveyed to the Town; (iv)
all easements effecting the lands so described (by location on the
survey and by book and page of recording); and (v) such other information
as the Town Board may require. The survey shall be an ALTA survey
(all options, unless previously waived by resolution of the Town Board),
and, if a subdivision is involved, three original prints of the final
plat to be filed, all certified (an ALTA certification is required)
to by the surveyor to the Town;
(f)
A policy of title insurance, in an amount equal to the value
of the lands and improvements located thereon and satisfactory to
the Town Board, naming the Town of Marcellus as insured and insuring
all of the property interests conveyed;
(g)
An original abstract of title, current to the date of recording
of the deed(s) and/or easement(s), covering the lands the subdivider
intends to convey to the Town a fee title or easement interest. The
owner shall pay all recording fees; and
(h)
The written approval of the engineer, as to adequacy and compliance
for the infrastructure improvements located within the areas described
in the deed or easement.
(5) The subdivider shall provide a maintenance bond for the value of
the completed road construction in the amount fixed by resolution
of the Town Board. The bond shall be conditioned for the faithful
performance by the subdivider of any repairs needed to correct or
replace any and all damage to the road(s) from the time of acceptance
by the Town Board to the time of completion of the last building lot
on the road(s), but in no case shorter than one year.
(6) Prior to the Town's acceptance, the written approval shall be obtained
and shall be filed with the Town Clerk, by the subdivider from the
Onondaga County Department of Transportation regarding drainage and
access where proposed Town roads intersect county roads.
(7) Prior to acceptance by the Town, approval shall be obtained and shall
be filed with the Town Clerk, by the subdivider from the New York
State Department of Transportation regarding drainage and access where
proposed Town roads intersect state roads.
(8) Permanent signs, including street names, stop and yield signs, and
any other signs required by the New York State Manual of Uniform Traffic
Control Devices (MUTCD), or by the Town, shall be provided by the
subdivider and installed in accordance with the MUTCD, the approved
final plat and site plan, if any. Street name signs showing approved
street names shall be acceptable to the Town Highway Superintendent
and placed at all intersections.
B. For those roads that are partially completed and for which a performance
bond is furnished to assure completion as required by this chapter,
a maintenance bond shall also be furnished for the value of the completed
portion of road in the amount and for the period as fixed by resolution
of the Town Board. A road will not be considered for dedication or
acceptance until at least the binder course of pavement is installed,
and approved, in writing, by the Town Engineer.
C. For those roads that are part of a phased project, separate deeds for the road(s) and separate easements and all the other documents described in Subsection
A(4) and
(5) shall be presented for each phase, with the final phase deed describing all previously presented deeds for the road(s).
The following road classifications shall be utilized for all
new development in the Town of Marcellus. The arrangement, character,
extent, width, grade and location of all roads shall conform to the
Town's Comprehensive Plan and the Town specifications and other requirements
for roads, most recently approved by the resolution of the Town Board,
and shall be considered in relation to existing and planned roads,
topographic conditions, public convenience and safety and to proposed
land uses to be served by such roads. The Planning Board shall determine,
in its sole discretion, the road classification for each proposed
road.
A. Arterial roads or major roads. Designed for the efficient movement
of through traffic at speeds which are as high as can be safely and
reasonably allowed. Access to abutting properties is generally restricted
with provisions at major traffic generators such as commercial or
high-density housing provided.
B. Collector roads. Designed to provide access to abutting properties,
and also to enable moderate quantities of traffic to move expeditiously
between local streets and the arterial road network.
C. Minor or local streets and cul-de-sac. Designed to provide access
to immediately adjacent properties. Through movements are generally
discouraged by operational controls, such as controlled intersections,
geometric restrictions, signs, etc.
D. Major collector or minor arterials are designed for efficient movement
of traffic within a large development or between major points in both
urban and rural areas. Access to abutting properties is generally
restricted with provisions at major traffic generators such as commercial
or high-density housing provided.
All construction activities shall be conducted in a manner to
ensure satisfactory drainage at all times. Existing culverts and drainage
systems shall be maintained in satisfactory operating condition throughout
the course of work or until new drainage facilities are operational.
If it becomes necessary to interrupt existing surface drainage prior
to completion of the new facilities, temporary drainage shall be provided,
subject to the prior written approval of the Town Engineer.
Where new construction is being performed in areas of existing
homes and/or businesses, continuous access to and from driveways shall
be provided, and the traveled way shall be adequately signed and barricaded
to protect the traveling public.
The minimum building setback shall be controlled by the provisions of Chapter
235, Zoning.