A.
The purpose of this article is to provide design principles and minimum
standards for the design of subdivisions and the improvements which
a subdivider is required to install. These principles and standards
are established to promote and ensure sound, efficient and safe long-range
development throughout the Town. Unless waived by the Planning Board
for good cause shown, all subdividers shall observe the following
requirements and principles of design in each subdivision, in addition
to the Residential and/or Commercial Development Design Guidelines.
B.
The provisions of this article are intended to supplement the requirements of other chapters, including Chapter 168, Highway Specifications, and Chapter 233, Stormwater Management and Erosion and Sediment Control, both of the Code of the Town of Dryden. Where a conflict exists between the requirements of this chapter and these other chapters, the requirements of such other chapters shall control.
A.
Layout.
(1)
Arrangement. The arrangement of streets in the subdivision shall
provide for the continuation of streets of adjoining subdivisions,
and for the future extension of streets to adjoining properties which
are not yet subdivided, in order to facilitate fire protection, movement
of vehicular traffic and pedestrians, and the construction or extension
of public utilities and other facilities such as sewer, water and
drainage facilities. The arrangement shall take into consideration
topography, public convenience, safety and the proposed uses of the
land to be served by such streets.
(2)
Provision for future re-subdivision. Where a parcel is subdivided
into lots substantially larger than the minimum lot size required
in the zoning district in which the subdivision is located, the Planning
Board may require that streets and lots be laid out so as to permit
future re-subdivision of such lots, after compliance with the requirements
of this chapter.
(3)
Block size. Block size is determined based on safe and convenient
vehicular and pedestrian circulation. Blocks generally may be not
less than 500 feet long or more than 1,250 feet long. In blocks exceeding
800 feet in length, the Planning Board may require the reservation
of a twenty-foot wide easement through the block to provide for utility
installation and pedestrian traffic, and may further require a five-foot
wide foot pedestrian path be suitably improved.
(4)
Intersections with other streets. Street intersections, in general,
shall be at least 500 feet apart.
(5)
Street jogs. Street jogs with center line offsets of less than
125 feet shall be avoided.
(6)
Relations to topography. The street plan of a proposed subdivision
shall bear a logical relationship to the topography of the property,
and all streets shall be arranged so as to obtain as many of the building
lots as possible at or above the grade of the streets. Grades of streets
shall conform as closely as possible to the original topography. All
natural features such as trees, streams, hilltops, and views shall
be preserved whenever possible. The Planning Board may require that
designs assure such features will be preserved.
B.
Design.
(1)
Improvements. Streets shall be installed in accordance with the requirements of Chapter 168, Highway Specifications, of the Code of the Town of Dryden. Pedestrian easements shall be provided as required by the Planning Board.
(2)
Streetlighting. All proposed streetlighting shall be approved
by the Planning Board, and shall be designed and installed so as to
minimize light pollution as much as practicable.
(3)
Utilities in streets. The Planning Board shall require that
utilities be placed outside the street line to simplify installation,
locating the same after installation and access to such utilities
when they require maintenance, repair or replacement. The subdivider
shall install underground service connections to the property line
of each lot before any street or other improvements are accepted by
the Town.
(4)
Utility easements. Permanent easements at least 20 feet in width
shall be provided for all utilities to be owned or to be maintained
by the Town. Wherever possible, easements shall be continuous from
block to block and shall present as few irregularities as possible.
Such easements shall be cleared and graded where required. Easements
across lots or centered on rear or side lot lines may be provided
where necessary.
C.
Street names.
(1)
Proposed name. All proposed street names shown on a plat shall
be subject to approval by the Town Board.
(2)
Names to be substantially different. Street names shall be substantially
different so as not to be confused in sound or spelling with present
street names except that streets that join or are in alignment with
streets of an abutting or neighboring property shall bear the same
name. Generally, no street should change direction by more than 90°
without a change in street name.
A.
Lots to be buildable. The lot arrangement shall be such that because of topography or other natural features construction of a structure made be done in compliance with the lot area and bulk requirements of Chapter 270, Zoning.
B.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper structure setbacks.
C.
Driveway access. Each lot shall have access to a public street. Driveway
grades between the street and the front setback line shall not exceed
10%.
A.
Reference to Town plans. Where features such as a proposed park,
playground or other open space resources are shown in the Town Comprehensive
Plan, Open Space Plan, Recreation Master Plan or other Town plan,
the Planning Board shall require that such area or areas be shown
on the plat in accordance with the procedural requirements of Town
Law § 277, Subdivision 4. No such area or areas shall be
dedicated or protected by easements or restrictive covenants by the
subdivider without the approval of the Town Board.
B.
Reserve strips prohibited. Reserve strips of land used to control
access from a subdivision to any abutting parcel, or to any land within
the subdivision itself are prohibited.
C.
Preservation of natural features. The Planning Board shall, wherever
possible, encourage the preservation of all natural features which
will enhance residential developments.
