The Planning Board, in considering an application for the subdivision of land, shall be guided by, but shall not be bound by, the following considerations and standards, upon which the Planning Board shall be the determining agent. In general, these standards shall be deemed to be the minimum requirements for the convenience, health, safety and welfare of the Town and shall be waived by the Planning Board only under circumstances set forth in Article I, § 319-7, herein.
A.
Conformity to Official Map and Comprehensive Plan. Subdivisions shall conform to the Official Map of the Town and shall be in harmony with the Comprehensive Plan, as they may exist.
B.
Plats straddling municipalities boundaries. Whenever access to the subdivision is required across land in another municipality, the Planning Board may request assurance from the Town Attorney or attorney for the Planning Board, if any, that access is legally established and from the Road Review Committee that the access road is adequately improved, or that a performance bond has been duly executed and is sufficient in amount to assure the construction of the access road. In general, lot lines should be laid out so as not to cross municipal boundaries.
C.
Monuments and lot corner markers. Permanent monuments meeting specifications approved by the Road Review Committee as to size, type and installation shall be set at such block corners, angle points of curves in roads and other points as the Planning Board may require, and their location shall be shown on the subdivision plat.
D.
Character of land. Land to be subdivided shall be of such character that it can only be used safely for building purposes without danger to health or peril from fire, flood or other menace.
E.
Reservations and easements. All reservations and easements shall be clearly indicated on the final subdivision plat, along with appropriate notations indicating the rights which exist with respect to each reservation and/or easement title, if vested in interests other than the developer, shall be clearly indicated on all reservations for park and playground purposes.
F.
Subdivision name. The proposed of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in the area covered by these regulations.
A.
Lots to be buildable. The lot size, width, depth, shape and arrangement shall be such that there will be no foreseeable difficulty for reasons of topography, natural conditions and health and welfare of the community in securing building permits to build on all lots in compliance with these regulations, the New York State Health Department, Town Law § 280-a, the Uniform Building and Fire Code, and the Town Zoning Ordinance as it may exist.[1]
B.
Side lines. Side lines of lots shall generally be at right angles to straight road lines and radial to curved road lines, unless a variance from this rule will give better road or lot arrangement.
C.
Corner lots. In general, corner lots should be larger than interior lots to provide for proper building setback from each road and to provide a desirable building site.
D.
Driveways. Driveway grades within 15 feet of the road right-of-way shall not incline more than 10% from the road and culverts and must comply with the requirements of the Planning Board and the Superintendent of Highways. Driveway access shall also conform to the standards of the Town, county and state highway departments when necessary.
E.
Access form private roads. The area proposed to be subdivided and all proposed lots shall have frontage on and direct access to a public road or private road which conforms to Town Law and construction specifications as prescribed in this regulation. Such required improvements to a private road shall be a condition of subdivision approval.
F.
Debris and waste. No cut trees, timber, debris, junk, rubbish or other waste materials of any kind shall be buried within any proposed right-of-way. Such material shall be disposed of in a manner approved by the Planning Board.
G.
Soil preservation and final grading. Land to be subdivided shall be designed in reasonable conformity to existing topography in order to minimize grading, cut and fill, to retain the natural contours, to limit stormwater runoff, and to conserve the natural vegetative cover and soil. No trees, topsoil, or excavated material shall be removed from its natural position except where necessary to the improvement of lots and the construction of roads and related facilities in accordance with the approved plan. Topsoil shall be restored to its original depth and properly seeded and fertilized in those disturbed areas not occupied by buildings or structure.
H.
Performance bond to include lot improvement. The performance bond shall include an amount to guarantee completion of all requirements contained in Article IV of these regulations, including, but not limited to, soil preservation, final grading, lot drainage, lawn grass, seeding, removal of debris and waste, and all other lot improvements required by the Planning Board.
A.
Location, width, and construction. Roads shall be of sufficient width, suitably located and adequately constructed to conform to the applicable Town highway construction specifications, accommodate the prospective traffic and to afford satisfactory access to police, firefighting, ambulance, snow removal and other road maintenance equipment. The arrangement of roads shall be such as to cause no undue hardship to adjoining properties and shall be coordinated so as to compose a convenient system.
B.
Arrangement. The arrangement of roads in the subdivision shall provide for the continuation of major roads of adjoining subdivisions, and for proper projection of major roads into adjoining properties which are not yet subdivided, in order to make possible necessary fire protection, movement of traffic and the construction or extension, presently or when later required, of needed utilities and public services, such as sewers, water and drainage facilities. Where, in the opinion of the Planning Board, topographic and other conditions make such continuance undesirable or impractical, the above conditions may be modified.
C.
Special treatment along major roads. When a subdivision abuts or contains an existing or proposed major road, the Board may require marginal access roads, reverse frontage with screen planting contained in a no-access 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.
D.
Dead-end roads. The Planning Board may require, where needed or desirable along a dead-end road, reservation of twenty-foot-wide easement to the subdivision boundary to provide for the continuation of pedestrian traffic, utilities, and/or drainage facilities to the next road. The entrance at a dead-end road shall bear a no outlet sign.
E.
Intersections with collector or major road. Minor or secondary road openings into such roads shall, in general, be at least 500 feet apart.
F.
Road jogs. Road jogs with center line offsets of less than 125 feet shall be avoided.
G.
Angle of intersection. In general, all roads shall join each other so that for a distance of at least 100 feet, the road is approximately at right angles to the road it joins. No road shall intersect with another at an angle of less than 80°.
H.
Relation to topography. The road plan of a proposed subdivision shall bear a logical relationship to the topography of the property, and all roads shall be arranged so as to obtain as many of the building sites as possible at or above grade of the roads. Grades of roads shall conform as closely as possible to the original topography.
I.
Road names. All road names shown on the preliminary plat and final plat shall be approved by the Planning Board. Proposed road names shall be substantially different in sound and spelling from present names in the Town so as not to cause confusion. A road which is a continuation of an existing road shall bear the same name.
A.
Conformity to Town standards. In order to provide for roads of suitable location, width and improvement to accommodate prospective traffic and afford satisfactory access to police, emergency vehicles, firefighting, snow removal, sanitation and road maintenance equipment and school buses, the following design standards contained within these regulations, and those standards adopted by the Town and included here by reference, are hereby required. All roadway and related construction, whether to be offered for dedication or not, shall be the responsibility of the subdivider unless otherwise indicated. All roads shall be constructed in accordance with the specifications for road design and construction by the Town of Hoosick.
B.
Other improvements as deemed appropriate. The Planning Board may require the following improvements: sidewalks, gutters, road lighting, road signs, school bus pickup areas, water mains, sanitary sewers, storm drains, fire hydrants and other utilities.
C.
Changes in grades. All changes in grade shall be connected by vertical curves of such length and radius as meet with the approval of the Town Highway Superintendent so that clear visibility shall be provided for safe distance. A combination of steep grades and curves shall be avoided.
D.
Visibility of intersection. 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 road with an existing road), which is shown shaded on Sketch A,[1] shall be cleared of all growth (except isolated trees) and obstruction above the level three feet higher than the center line of the road. If directed, ground shall be excavated to achieve visibility. An easement for the enforcement of this provision shall be granted to the owner of the road and notation to this effect made on the final plat.
[1]
Editor's Note: Sketch A is on file in the Town offices.
E.
Watercourses.
(1)
Where a watercourse separates a proposed road from abutting property, provision shall be made for access to all lots by means of culverts or other structures of design approved by the Town Highway Superintendent.
(2)
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement of drainage right-of-way as required by the Town Highway Superintendent, and in no case less than 20 feet in width.
F.
Road signs. Road signs, of the type approved by the Town Highway Superintendent, including highway warning and directional signs, shall be provided by the subdivider and placed at all locations within the road right-of-way and in locations approved by the Planning Board and Highway Superintendent.
G.
Road lighting standards. Where required by the Planning Board, road lighting of a design and location approved by the appropriate utility company and the Planning Board shall be provided and installed by the subdivider.
H.
Slope easements. Where steep slopes beyond the road right-of-way may require maintenance, an easement may be required for such purpose.
I.
Service roads or loading space in commercial development. Rear service roads of not less than 20 feet in width or, in lieu thereof, adequate off-road rear loading space, suitably surfaced, shall be provided in connection with lots designed for commercial use.
J.
Free flow of vehicular traffic abutting commercial development. In front of areas designed for commercial use, or where commercial use is contemplated, the road 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 traffic without interference by parked or parking vehicles and to provide adequate and safe parking space for such commercial or business district.
K.
Road dedications and reservations.
(1)
New perimeter roads. Road systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half roads. Where an existing half road is adjacent to a new subdivision, the other half of the road shall be improved and dedicated by the subdivider. The Planning Board may authorize a new perimeter road where the subdivider improves and dedicates the entire required road right-of-way width within his own subdivision.
(2)
Widening and realignment of existing roads. Where a subdivision borders on an existing road which is narrower than the recommended right-of-way width as specified for such roads in these regulations, or where a subdivision borders an existing road planned for widening of realignment in such a way as to require the use of some land in the subdivision, the Planning Board may require the subdivision plat to show such areas which shall be marked "Reserved for Road Realignment (or Widening) Purposes." Land reserved for such purpose may not be counted in satisfying yard or lot area requirements.
The Planning Board may require that the subdivider make adequate provisions for storm- or floodwater runoff channels or basins. The stormwater drainage system shall be separate from and independent of any sanitary sewer system.
A.
Removal of spring and surface water. The subdivider may be required by the Planning Board 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 road right-of-way, where feasible, or in perpetual, unobstructed easements of appropriate width and shall be constructed in accordance with the Town construction standards and specifications.
B.
Accommodation of upstream drainage areas. In a subdivision, 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 Planning Board and Town Highway Superintendent shall approve the design and size of the facility based on anticipated runoff from a storm under conditions of maximum potential development within the watershed. The applicant shall be responsible for submitting such computations to the Planning Board in sufficient detail to make possible the ready determination of the adequacy of the proposed drainage installations. Concentrated drainage from lots onto the road right-of-way shall be permitted.
C.
Effect on downstream drainage area. The Planning Board may also require a study of the effects of the subdivision on existing downstream drainage facilities outside the area of subdivision. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a fifty-year storm, the Planning Board shall notify the owner of such downstream facility and the Town Board of such potential condition. In such case, the Planning Board shall withhold approval of the subdivision until provisions have been made for the correction of said potential condition.
D.
Wetlands. Areas shown on DEC maps as official freshwater wetlands shall be regulated according to the provisions contained in Article 24 of the NYS Environmental Conservation Law, including subsequent amendments, which is adopted herein by reference.
E.
Floodplain areas. "Floodplain areas" shall be those defined on the current effective Flood Insurance Rate Map (FIRM). These flood areas shall be preserved from any and all destruction or damage resulting from clearing, grading or dumping of earth, waste material or stumps.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A.
Wells and central water systems. If developer is planning for wells and central water systems, he must conform to Part 75 of New York State Department of Health regulations and other applicable regulations governing community water system.
B.
Water mains and fire hydrants. Where required by the Planning Board, the subdivider shall install, at the expense of the subdivider, water mains and fire hydrants of the type and in a manner prescribed by the regulations of the appropriate water or fire district or other municipal agency having jurisdiction.
A.
Community systems. If the applicant is proposing to install a community sewage system, then he shall, at his expense, install such sanitary sewer facilities in a manner prescribed by the Town of Hoosick, any instituted sewer district and in accordance with the regulations of the New York Health Department.
B.
Individual systems. All lots shall be of sufficient size, width, and depth to ensure that an individual on-site sewage disposal system may be installed in compliance with New York State Department of Health standards. Percolation tests approved by and a sewage disposal site acceptable to the Rensselaer County Health Department shall be required on all new parcels.
A.
General. The Planning Board may require sidewalks or walkways as it deems necessary to provide for the safety of pedestrians. The construction of a walkway or sidewalk shall be of suitable materials approved by the Planning Board. Concrete, flagstone or gravel may be considered.
B.
Easements for pedestrian access. The Planning Board may require, in order to facilitate pedestrian access from roads to schools, parks, public areas, and roads to neighboring areas, the reservation of perpetual unobstructed easements for such purposes.
A.
General. In order to ensure greater safety and improved appearance, all utility lines and related equipment for providing electric power and communication services shall, whenever required by law and designated by the Town of Hoosick Planning Board, be installed underground in the manner prescribed by the regulations of the utility company having jurisdiction. Underground utilities shall be located outside of the traveled way of roads but, except in unusual circumstances, within the road right-of-way.
B.
Easements. Where topography or other conditions are such as to make impractical the inclusion of utilities within road rights-of-way, perpetual unobstructed easement shall be provided for such utilities across properties outside the road lines and with satisfactory access to road.