The regulations contained in this article for the design and construction of land development shall apply to all public works improvements within the Town of Macedon.
A. 
Land shall be suited for the purpose for which it is to be developed and the developer's engineer shall certify to such on the plans submitted for approval.
B. 
The Planning Board shall review proposed developments on their individual merit and their contribution to the Town.
C. 
The developer shall comply with standards of good planning and adhere to specifications, codes and ordinances of the Town, as well as rules of state or federal agencies having jurisdiction over any phase of a development.
Land subject to flooding and land deemed by the Planning Board to be uninhabitable shall not be plotted for residential occupancy, nor for such other uses as may involve danger to health, life or property or aggravate the flood hazard, but such land within the area of the plan shall be set aside for such uses as shall not be endangered by periodic or occasional inundation.
[Amended 6-8-2000 by L.L. No. 4-2000; 6-25-2020 by L.L. No. 3-2020]
The purpose of this section is to ensure consistent development of the Town's roadways as it relates to dwelling construction, as well as to provide residents with reasonable expectations of privacy, safety, quality of life and dwelling resale value.
A. 
Development plans shall conform to any Master Plans for the Town as shall have been prepared and adopted by the Planning Board or Town Board.
B. 
Streets in a new development shall be so designed to discourage through traffic; however, provisions for the extension and/or continuation of streets into and from adjoining areas shall be made, unless the Planning Board deems such an extension undesirable for specific planning reasons.
C. 
If a portion of a tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
D. 
Streets shall be logically related to the topography, and acceptable planning/engineering criteria employed to produce usable lots and reasonable grades.
E. 
Local roads shall be laid out to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.
F. 
Any dwelling located on a lot bounded by more than one roadway, whether public or private, shall be situated such that the front of the dwelling faces the major traffic highway.
(1) 
The Town Planning Board, as part of its site development approval process, shall verify that dwellings to be constructed on these lots are architecturally designed such that typical "house front" architecture faces the major traffic highway. If no dwelling plan is available at the time of site development approval, the Town Planning Board may, at its discretion, assign this architectural verification to the Town Zoning Enforcement Officer for later approval prior to the start of dwelling construction. Actual dwelling blueprints may be necessary to accomplish this verification.
(2) 
The only exception is as follows: On corner lots, the Town Planning Board may approve any dwelling location and facing requirements it feels appropriate for the orderly development of the neighborhood, keeping in mind the purpose of this section.
G. 
New half or partial streets will not be permitted, except where essential for 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.
H. 
Wherever a tract to be subdivided borders on an existing half or partial street, the other part of the street shall be plotted within such tract.
I. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as a cul-de-sac.
J. 
Reserve strips which control access to right-of-way or utility easements are prohibited.
K. 
Street names shall be submitted for approval to the County Highway Department, Postal Service and others designated by the Town Board to avoid duplications or use of similarly sounding or spelled names. Dwelling numbers shall follow the practice established by the Town. A street which is a continuation of an existing one shall retain the same name.
A. 
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 75°.
B. 
Multiple intersections involving a 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.
C. 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.
D. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width will be required.
A. 
Cul-de-sac streets, permanently designed as such, should not exceed 1,000 feet in length and should be designed to have generally offset turnarounds per Appendix J[1] to allow for effective snow removal and lot placement.
[1]
Editor's Note: Appendix J is included as an attachment to this chapter.
B. 
Hammer head sections may be proposed as per Appendix K[2] to be used at the end of a cul-de-sac in lieu of the circle due to design considerations. If they are temporary, they shall be constructed to Town road specifications, except for the top course which will not be required.
[2]
Editor's Note: Appendix K is included as an attachment to this chapter.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate building sites.
(2) 
Zoning requirements.[1]
[1]
Editor's Note: See Ch. 300, Zoning.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
(5) 
Utility service and the operation and maintenance of same.
B. 
All blocks in a subdivision shall have a minimum length of at least 500 feet with a maximum length of 1,200 feet. Such blocks containing individual lots shall be at least two lot depths in width, except where reverse frontage may be employed along major highways. Modifications of the above requirements are possible in commercial and industrial developments.
C. 
In large blocks with interior parks, in exceptionally long blocks, or where access to a school, shopping center or other community facility is necessary, a crosswalk with a minimum walk six feet in width shall be provided.
A. 
The minimum lot size and frontage shall be controlled by the provisions of Chapter 300, Zoning, of the Code of the Town of Macedon at the time the applicant receives final approval.
B. 
All lots shall abut on a dedicated street with a minimum fee title parcel width of 30 feet. Multiple lots using a common driveway under legal agreements may require less than 30 feet per lot.
C. 
Double frontage lots should be avoided except where employed to prevent vehicular access to major traffic streets or required by other design parameters. A planting screen easement of at least 10 feet across to which there shall be no right of access shall be provided along line of lots abutting major traffic artery or other disadvantageous use.
D. 
Corner lots shall be 1 1/2 times the width of the average lot of the subdivision and a depth consistent with that of other lots in the subdivision.
E. 
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 Planning Board may require tests and designs, in accordance with the rules and regulations of the State Department of Health and/or Department of Environmental Conservation, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. Such tests and designs shall be subject to the review of the Town's consultants and department heads.
F. 
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 and the New York State Department of Health and/or Department of Environmental Conservation.
G. 
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, as required by the provisions of Chapter 300, Zoning.
H. 
Lots less than 300 feet in width at the right-of-way shall not be subdivided so that the depth of the lot is greater than four times the lot width at said right-of-way line. For lots, the lot width shall be that at the proposed building line.
[Amended 10-13-1994 by L.L. No. 11-1994; 9-11-1997 by L.L. No. 3-1997]
The minimum building setbacks shall be controlled by the provisions set forth in Chapter 300, Zoning, of the Code of the Town of Macedon.
[Amended 6-25-2020 by L.L. No. 3-2020]
If sewer, water, gas, electrical, streetlighting or other public utility facilities are proposed, their location and installation shall comply with § 190-45 of this chapter and shall be coordinated so that they may be operated and maintained at minimum cost.
A. 
Easements shall be provided for all utilities of a width necessary for installation, repair and/or replacement of said utility. The depth, type, size and location of a utility in addition to soil conditions will be considered when establishing an easement width.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
No structure shall have its foundation built less than five feet from any easement line.
D. 
Where a development is traversed by a watercourse, the applicant shall provide to the Town at no cost 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 and maintain the same based on Master Drainage Plans or Studies adopted by the Town.
Alleys are prohibited in residential developments. In commercial or industrial districts, alleys shall be a minimum width of 22 feet. Where such alleys dead-end, they shall be provided with a turnaround having an outside roadway diameter to allow emergency vehicle access.
A. 
In reviewing subdivision plans, the Planning Board will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision. The layout of the proposed subdivision shall be in general conformity with the features or developments proposed on the Master Plan in effect at the time of the submission of the proposed plan.
[Amended 6-25-2020 by L.L. No. 3-2020]
B. 
The Planning Board may require the reservation and dedication of at least 10% of the area of land to be subdivided for park, playground, recreation, open land or other public purposes. In locating lands to be reserved and dedicated, the Board shall consider preservation of special environmental and geographic features, unsuitability of certain lands for building purposes, future expansion of public use areas, the most appropriate type of public land use for the area and the conditions necessary to preserve access, use and maintenance of such lands for their intended purpose.
C. 
Prior to such lands being dedicated to the Town, a Phase I Environmental Audit shall be completed by the applicant at his expense.
D. 
In the event that the Planning Board, upon consultation with the Town Board, determines that reservation of land of adequate size and suitable purpose cannot be practically located in a proposed subdivision or that said reservation would not appropriately serve the locale, the Board may condition its approval of a subdivision upon payment to the Town of a sum as set forth by the Town Board. The amount shall be available for use by the Town for neighborhood, playground or other recreation purposes, including the acquisition of property.[1]
[1]
Editor's Note: Original § 75-34 of the 1996 Code, Erosion sediment control, was repealed 9-13-2007 by L.L. No. 4-2007. See now Ch. 255 and § 300-44.