A.
The developer of a parcel of land shall make improvements to the
parcel in accordance with the approved plans or the minimum standards
required in this chapter as applicable to a specific project.
B.
Where certain standards of development are not set forth, they shall
be established by the Planning Board, following their review of the
particular situation.
C.
In many cases, alternate improvement standards may be permitted if
the Planning Board deems them equal in performance characteristics
for the proposed use intended, with the approval of the Town Board
as a deviation from an adopted regulations. Additional or higher design
standards of improvements may be required in specific cases where
the Planning Board believes it necessary to create conditions essential
to the health, safety, morale and general welfare of the citizens
of the Town.
A.
The Town has established basic guidelines for the classification of roads to be constructed within the Town. The guidelines are listed in this chapter under Article VIII.
B.
All streets or roads developed in the Town shall be constructed to
at least the minimum standards as set forth in the specifications
or as shown on plans approved by the Town for a given project.
C.
Due to the general soil conditions within the Town and normal construction sequences for development, it is deemed to be in the best interests of the Town that the procedures set forth below be followed. Restrictions in Subsection C(1) and (2) imply completion of all underground systems well in advance of the developer's schedule for paving.
[Amended 6-25-2020 by L.L. No. 3-2020]
(1)
Binder material shall not be placed prior to the completion and approval
of all underground utilities, including the private utility services
and a review of the road base by the Town.
(2)
The weather and seasonal limitations as specified under the Standard
Specifications of New York State Department of Transportation shall
apply for placing of bituminous mixtures.
(3)
No certificates of occupancy will be issued unless a proper road
surface as herein specified has been constructed.
(4)
Upon completion of the binder pavement and all other items related
to the completion of a project, the Town may elect to accept for dedication
the completed facilities if an acceptable two-year maintenance bond
is submitted to the Town and the developer presents a sum of money
to complete the top pavement course.
(a)
The amount of money to be transferred to the Town will be established
by the Highway Superintendent. This sum shall be sufficient to cover
the cost of labor and materials to cause the proper installation of
the top course.
(b)
It is the intent of this option by the Town to allow the developer
to offer the project for dedication before the final pavement is installed.
In the opinion and at the option of the Town, when the developer has
substantially completed the related construction in the developed
area, the Town will install the final pavement top. In this manner
the area will receive a new pavement top that has not been marred
or patched as a result of normal construction activity.
(c)
Before the expiration of the maintenance bond and before the
final top is applied, the Town and the developer will hold a final
site review to assess any damages or repairs that may be necessary
by the developer under the maintenance agreement.
D.
Driveways and culverts.
[Amended 6-25-2020 by L.L. No. 3-2020]
(1)
The installation of driveways and/or culverts require the approval
and a permit for culvert location, size and material from the State,
County or Town Highway Department having jurisdiction over a given
road. New driveway culvert installation shall be the responsibility
of the developer/landowner following the receipt of a permit.
(2)
The Town reserves the right to remove and/or install driveway or
roadway culverts along any existing road to properly transmit surface
drainage as determined by the Town Engineer and the Superintendent
of Highways.
Sidewalks may be installed on one or both sides of the street
as the Planning Board may require, depending upon local conditions
of public safety. The Planning Board will notify the developer after
the sketch plan has been reviewed by the Board, if sidewalks are required.
A.
All storm sewers and drainage facilities, such as gutters, catch
basins, bridges, culverts and swales, shall be designed for the development
and be subject to the approval of the Town. Such facilities shall
be capable of handling upland flows that may be generated from future
land development.
B.
The Town's adopted Master Drainage Plan should be consulted to review
the adequacy of existing and/or proposed drainageways or structures
and easement widths for a given development.
C.
The following points should be considered in the design of storm
drainage facilities.
(1)
Lots shall be laid out and graded to provide positive drainage away
from buildings.
(3)
Discharge of sump pumps or roof leaders directly to roadside gutters
or channels will not be permitted.
(4)
In the design of storm sewer systems, special consideration shall
be given to avoidance of problems which may arise from concentration
of stormwater runoff over adjacent properties.
(5)
The Town requires the completed construction and the design engineer's
certification of all surface drainage improvements and erosion control
measures on a development before any building permits are issued.
(6)
Stormwater discharge permits may be required per Environmental Protection
Agency (EPA) regulations.
A.
Where the public sanitary sewer system, in the opinion of the Planning
Board, is reasonably accessible, sanitary sewers and appurtenances
shall be designed to adequately serve all units with connections to
the public system. The design and installation of said sewers shall
be subject to the approval of the Planning Board and other appropriate
agencies.
B.
Where lots cannot be served by the extension of an existing public
sanitary sewer, the developer shall obtain the approval of individual
subsurface disposal systems by the appropriate agencies.
C.
Once the individual disposal systems are installed, they shall be
inspected by a licensed professional and certified in writing and
by the submission of an as-built drawing to the Town Building Department
as to the installation relative to the approved plans. The Town assumes
no liability for the performance of individual disposal systems.
D.
In areas not presently served by public sanitary sewers, the Board
may require, in addition to installation of temporary individual on-site
sewage disposal facilities, the installation and capping of sanitary
sewer mains and dwelling connections if studies of the Board indicate
that extension of public sanitary sewer trunks or laterals to service
the property subdivided appears probable or necessary to protect the
public health.
[Amended 6-25-2020 by L.L. No. 3-2020]
A.
Where public water supply, in the opinion of the Planning Board,
is reasonably accessible, the developer shall provide and dedicate
to the Town a complete water distribution system. The design and installation
of said system shall be subject to the approval of the Planning Board
and jurisdictional agencies.
B.
Where public water supply is not within reasonable distance, an alternate
supply, developed under the guidelines of the State Department of
Health, shall be required. The Town does not guarantee or assume any
liability for an individual water supply as shown on development plans.
C.
If a private on-site system is to be used as a water supply for a
development:
(1)
The individual source must have a minimum sustained flow of five
gallons per minute of potable water.
(2)
There must be a minimum flow pressure of 20 pounds at all fixtures
in the proposed unit.
(3)
A certificate of water quality and quantity from a New York State
approved testing laboratory must be submitted to the Building Department
before a building permit is issued.
(4)
The Town does not allow any interconnections between the municipal
supply and an individual water supply system.
A.
Adequate site landscaping may be required of the developer on any
lands developed in the Town. A landscape plan will designate plant
species and locations. The Planning Board will notify the developer
after the sketch plan has been reviewed by the Board, if a specific
landscape plan is required.
B.
Trees shall be planted outside the Town rights-of-way and easements.
(1)
Visual impacts shall be considered for planting on sight distances.
(2)
The trees are to be a minimum of 10 feet from the edge of any Town
maintained sidewalk or paved area.
(3)
There shall be no underground utilities within 15 feet of any proposed
tree.
(4)
The trees shall be of a variety that will be medium to small in stature,
do not generally have a wide-spreading root system and do not generally
have a large-spreading trunk base.
[Amended 6-25-2020 by L.L. No. 3-2020]
Permanent reference monuments shall be set as required by § 190-68 and § 190-94 of this chapter and Appendix L.[1] These markers shall be set by a licensed land surveyor
and certified to the Town as true and accurate before a certificate
of occupancy is issued.
[1]
Editor's Note: Appendix L is included as an attachment to
this chapter.
Permanent street signs, of the same specifications as those
of the Town Highway Department, shall be erected at each intersection
by the Highway Department and paid for by the developer.
The Planning Board may require adequate street, sidewalk or
site lighting to be installed. Such a system shall be coordinated
with the electrical utility system and designed to keep light from
illuminating areas outside of the developed site.
A.
In every development, provisions shall be made for service from the
private utility supply systems. All utilities serving a major subdivision
and a streetlighting system shall be underground, rather than on poles,
standards or towers. Underground conduit and cables shall be installed
per the regulations of the Public Service Commission and a minimum
of two feet below any drainage way.
B.
Utility services for any minor subdivision proposed shall be consistent
with the service methods that exist within 500 feet of the proposed
development area. Applicants shall discuss with the Planning Board
the service method to be used for every development submitted for
review.
