In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. These standards shall be minimum requirements and may be waived by the Planning Board only under circumstances set forth in Article VI of this chapter.
A.
Character of land. Land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood, or other menace.
C.
Specifications for required improvements. All required improvements shall be constructed or installed to conform to Town specifications, which may be obtained from the Town Engineer.
D.
Character of the development. In making any determination regarding streets, highways, parks, and required improvements, the Planning Board shall take into consideration the prospective character of the development, whether high-density or low-density residential, mixed-use, business, or industrial.
E.
Reserve strips. Reserve strips of land preventing access from any portion of a subdivided property to streets or adjoining property shall not be permitted, unless the Planning Board finds such strips to be necessary for the protection of public health or safety.
F.
Preservation of natural features. The Planning Board shall, wherever possible, require preservation of all natural features which add value to residential developments and to the community, such as large trees or groves, watercourses and waterfalls, beaches, historic spots, vistas, and similar irreplaceable assets.
A.
Width, location, and construction. Streets shall be surveyed and shall be compatible with the existing character of the hamlet or rural area in which they are located. They shall be adequately constructed to accommodate the anticipated traffic and provide access for firefighting, snow removal, and road maintenance equipment. The arrangement of streets shall not result in undue hardship to adjoining properties and shall follow the patterns shown in the hamlet and rural siting guidelines. Roads shall be constructed to such specifications as the Planning Board shall deem appropriate to fulfill the purposes of Chapter 245, Zoning, after review and recommendation by the Town Highway Superintendent.
B.
Arrangement. Where appropriate, the arrangement of streets shall provide for continuation into adjoining subdivisions and unsubdivided land, in order to make possible necessary fire protection, movement of traffic, and the construction or extension, presently or when later required, or needed utilities and public services such as sewer, water, and drainage facilities. Where, in the opinion of the Planning Board, topographic or other conditions make such continuance undesirable or impracticable, the above conditions may be modified.
C.
Minor streets. Minor streets shall be laid out so that their use by through traffic will be discouraged.
D.
Special treatment along major arterial streets. When a subdivision abuts or contains an existing or proposed major arterial street, the Planning Board may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
E.
Provision for future resubdivision. Where a tract lying within a hamlet area is subdivided into lots substantially larger than the minimum size required by Chapter 245, Zoning, the Planning Board may require that streets and lots be laid out so as to permit future resubdivision in accordance with the requirements contained in this chapter.
F.
Dead-end streets. In the RU Zoning District, dead-end or loop residential streets will be allowed where the Planning Board finds that such streets will help preserve blocks of open space of conservation value and will not interfere with traffic circulation. In the HM District, dead-end streets will be allowed only if necessitated by the presence of wetlands, watercourses, or steep slopes. The Planning Board may require a fifty-foot-wide easement to provide for the future continuation of the street to adjoining land developments. In the case of dead-end streets, where needed or desirable, the Planning Board may require the reservation of a twenty-foot-wide easement to provide for continuation of pedestrian traffic and utilities to the next street. Subdivisions containing 20 or more lots shall have at least two street connections with existing public streets or streets on an approved subdivision plat for which a bond has been filed.
G.
Block size. Within the hamlet districts, blocks generally should not be less than 400 feet nor more than 1,200 feet in length. In general, no block width should be less than twice the normal lot depth. 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 the crossing of underground utilities and pedestrian traffic where needed or desirable and may further specify, at its discretion, that a four-foot-wide paved footpath be included.
H.
Intersections with collector or major arterial roads. Minor or secondary street openings into such roads shall, in general, be at least 500 feet apart.
I.
Street jogs. Except in the hamlet districts, street jogs with center-line offsets of less than 125 feet shall be avoided.
J.
Angle of intersection. In general, all streets shall join each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it joins.
K.
Relation 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 to obtain as many of the building sites as possible at or above the grades of the streets (except for "high-low" streets, as described in the hamlet siting guidelines). Grades of streets shall conform as closely as possible to the original topography.
A.
Widths of rights-of-way. Streets shall have the following widths (when not indicated in the Comprehensive Plan, the classification of streets shall be made by the Planning Board):
Street Classification | Minimum Right-of-Way (feet) | Minimum Width Improved Surface (feet) |
|---|---|---|
Major streets | 66 | 44 |
Collector streets | 60 | 40 |
Minor streets | 50 | 20 |
Private roads | 40 | 18 |
B.
Improvements.
(1)
Streets shall be graded and improved and storm drainage facilities and street signs provided. Such grading and improvements shall be approved as to design and specifications by the Town Engineer. In the RU District, private roads and minor streets shall not be required to be paved unless topographic or traffic conditions warrant.
(2)
In subdivisions where the typical lot size is less than 40,000 square feet or the typical lot width at the street right-of-way is less than 125 feet, the following may be required: curbs, gutters, sidewalks, water mains, fire hydrants, sewers, and streetlights. Such improvements shall be approved as to design and specifications by the Town Engineer.
C.
Utilities in streets. Each lot in a subdivision must have utility line service. The Planning Board shall, wherever possible, require that underground utilities be placed in the street right-of-way between the travelled way and street line to simplify location and repair of the lines. The subdivider shall install underground service connections to the property line of each lot within the subdivision before the street is paved. The requirement of underground utility lines may be waived where the Board finds that the topography or geology are unsuitable, or where the subdivision protects open space resources by maintaining a low density of development.
D.
Utility easements. Where topography is such as to make impractical the inclusion of utilities within the street rights-of-way, perpetual unobstructed easements at least 20 feet in width shall be otherwise provided with satisfactory access to the street. 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.
E.
Grades. Grades of all streets shall conform in general to the terrain, and shall not be less than 1/2% nor more than 6% for major and collector streets, or 10% for minor streets, but in no case more than 3% within 50 feet of any intersection.
F.
Changes in grade. All changes in grade shall be connected by vertical curves of such length and radius as meet with the approval of the Town Engineer so that clear visibility shall be provided for a safe distance.
G.
Curve radii at street intersections. Within the RU District, all street right-of-way lines at intersections shall be rounded by curves of at least 20 feet radius and curbs shall be adjusted accordingly.
H.
Steep grades and curves: visibility at intersections. A combination of steep grades and curves shall be avoided. In order to provide visibility for traffic safety, that portion of any corner lot (whether at an intersection entirely within the subdivision or of a new street with an existing street) which is shown shaded on Sketch A shall be cleared of all growth (except isolated trees) and obstructions above the level three feet higher than the center line of the street. If directed by the Planning Board, ground shall be excavated to achieve visibility.
SKETCH A  |
I.
Dead-end streets (culs-de-sac). Streets designed as permanent culs-de-sac should, in general, not exceed 1,500 feet in length in the RU District and 300 feet in the HM District. Such streets shall terminate in a circular turnaround having a minimum right-of-way radius of 100 feet and a travelled way radius of 75 feet to the center of the road. At the end of temporary dead-end streets a temporary turnaround with a travelled way radius of 75 feet shall be provided. The Planning Board may approve an alternate termination of a permanent or temporary cul-de-sac, provided that it is sufficient for turning maneuvers by firefighting vehicles. The Planning Board may approve a cul-de-sac longer than 1,500 feet if the subdivider places a perpetual conservation easement on at least 80% of the parcel to which the cul-de-sac provides access.
J.
Watercourses.
(1)
Where a watercourse separates the buildable area of a lot from the access street, provision shall be made for the installation of a culvert or other structure, of a design approved by the Highway Superintendent or Town Engineer.
(2)
Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, a stormwater easement or drainage right-of-way shall be provided as required by the Town Engineer, in no case less than 20 feet in width.
K.
Service streets or loading space in commercial developments. Paved rear service streets of not less than 20 feet in width, or in lieu thereof, adequate off-street loading space, suitably surfaced, shall be provided in connection with lots designed for commercial use.
L.
Free flow of vehicular traffic abutting commercial developments. In front of areas zoned and designed for commercial use, or where a change of zoning to a zone which permits commercial use is contemplated, the street width shall be increased by such amount on each side as may be deemed necessary by the Planning Board to assure the free flow of through traffic without interference by parked or parking vehicles, and to provide adequate and safe parking space for such commercial or business district.
A.
Type of name. All street names shown on a preliminary plat or subdivision shall be approved by the Planning Board. In general, streets should have names and not numbers or letters.
B.
Names to be substantially different. Proposed street names shall be substantially different so as not to be confused in sound or spelling with other 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 in constructing a building in compliance with Chapter 245, Zoning, there will be no foreseeable difficulties for reasons of topography or other conditions.
B.
County Health Department approval. Any lot which is subdivided for purposes of constructing a habitable structure and is not served by a public sewage disposal system shall be approved for its suitability for septic systems by the Columbia County Department of Health. Any lot not so approved shall be prominently marked on the plat NOT APPROVED FOR HABITABLE BUILDING PURPOSES. No such lot shall be built upon with a habitable structure unless the owner subsequently obtains subdivision approval for such lot as a building lot from both the Planning Board (in strict compliance with this chapter and Chapter 245, Zoning) and the Columbia County Department of Health.
C.
Side lines. Within the hamlet districts, side lines of lots shall be at right angles to straight street lines and radial to curved street lines, unless a variance from this rule will give a better street or lot plan.
D.
Driveway access. Driveway access and grades shall conform to the specifications of Chapter 245, Zoning. Driveway grades between the street and the setback line shall not exceed 10%, and shall not exceed 3% within 25 feet of the driveway-road intersection. Driveway exits shall be at right angles to the road within 25 feet of the driveway-road intersection. Driveways (other than common driveways) on lots with 100 feet or more of road frontage shall have a minimum setback from the side property line of 20 feet. Clearance for sight lines from driveways shall follow the intersection clearance requirements in § 202-24H.
E.
Monuments and lot corner markers. Permanent monuments meeting specifications approved by the Town Engineer as to size, type, and installation shall be set at such block corners, angle points of curves in streets, and other points as the Town Engineer may require, and their location shall be shown on the subdivision plat.
A.
Subdivisions shall be designed to minimize off-site stormwater runoff by minimizing grading, cutting, and filling; minimizing the use of impermeable surface materials on roads, driveways, and other improved areas; retaining existing vegetation; using gently sloped vegetated swales; and employing other nonstructural or structural measures including retention or detention basins. The objective of such measures shall be to maintain or improve predevelopment drainage conditions.
B.
Removal of spring and surface water. Where stormwater cannot be retained on-site through the design measures described in Subsection A above, the subdivider may be required to carry away by pipe or open ditch any spring or surface water that may exist either previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way where feasible, or in perpetual unobstructed easements of appropriate width.
C.
Drainage structure to accommodate potential development upstream. A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Town Engineer shall approve the design and size of the facility based on anticipated runoff from a twenty-five-year storm under conditions of probable future development in the watershed.
D.
Responsibility for drainage downstream. The subdivider's engineer shall also study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Town Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a ten-year storm, the Planning Board shall notify the Town Board of such potential condition. In such case, the Planning Board shall not approve the subdivision until provision has been made for the improvement of such condition.
E.
Land subject to flooding. Land subject to flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy nor for any other uses that may increase danger to health, life, or property, or aggravate the flood hazard. Such land shall be set aside for uses that are not endangered by periodic or occasional inundation. Such land may also be improved in a manner that reduces the threat of localized and downstream flooding. All subdivisions involving wetlands shall comply with the New York State Department of Environmental Conservation and U.S. Army Corps of Engineers regulations governing wetlands, as well as the wetland protection provisions of Chapter 245, Zoning.
A.
Before the Planning Board may approve a subdivision plat containing residential units, such subdivision plat shall show, when required by the Planning Board, a park or parks suitably located for playground or other recreational purposes.
B.
Land for park, playground, or other recreational purposes may not be required until the Planning Board has made a finding that a proper case exists for requiring that a park or parks be suitably located for playgrounds or other recreational purposes within the Town. Such findings shall include an evaluation of the present and anticipated future needs for park and recreational facilities in the Town based on projected population growth to which the particular subdivision plat will contribute.
C.
In the event that the Planning Board makes a finding pursuant to Subsection B above that the proposed subdivision plat presents a proper case for requiring a park or parks suitably located for playgrounds or other recreational purposes, but that a suitable park or parks of adequate size to meet the requirement cannot be properly located on such subdivision plat, the Planning Board may require a sum of money in lieu thereof, in an amount to be established by the Town Board. In making such determination of suitability, the Planning Board shall assess the size and suitability of lands shown on the subdivision plat which could be possible locations for park or recreational facilities, as well as practical factors including whether there is a need for additional facilities in the immediate neighborhood. Any monies required by the Planning Board in lieu of land for park, playground, or other recreational purposes, pursuant to the provisions of this section, shall be deposited into a trust fund to be used by the Town exclusively for park, playground, or other recreational purposes, including the acquisition of property.
D.
Information to be submitted. In the event that an area to be used for a park or playground is required to be shown, the subdivider shall submit to the Planning Board, prior to final approval, five prints drawn at a scale of not less than 30 feet to the inch (one inch equals 30 feet), showing such area and the following features thereof:
(1)
The boundaries of the area, giving lengths and bearings of all straight lines; radii, lengths, central angles, and tangent distances of all curves.
(2)
Existing features such as brooks, ponds, clusters of trees, rock outcrops, and structures.
(3)
Existing and, if applicable, proposed changes in grade and contours of the area, and of the area immediately adjacent to it.