[Added 10-10-2007 by L.L. No. 6-2007]
The standards and specifications for single-family residential subdivisions are contained in this chapter. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Planning Board for multifamily dwellings and commercial and industrial subdivisions.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
The arrangements, character, extent, width, alignment, both horizontal and vertical, and location of all streets shall conform to the Master Plan, standard Town of Saratoga design standards, the appropriate sections of the NYS DOT Highway Design Manual (latest edition), the NYS DOT Manual of Uniform Traffic Control Devices (latest edition) and to the Official Map, if any, and shall be considered in their relation to other existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of land to be served and/or abutted by such.
B. 
All subdivisions containing a street more than 800 feet in length shall have two means of access. Dead-end streets shall have a cul-de-sac.
C. 
Where such is not shown in the Master Plan, the arrangement of streets in a subdivision shall either:
(1) 
Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
(2) 
Conform to a plan for the neighborhood approved or adopted by the Planning Board to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable or undesirable.
D. 
Local streets shall be so laid out that their use by through traffic shall be discouraged.
E. 
Where a subdivision abuts or contains an arterial street, the Planning Board may require marginal access streets, reverse frontage lots with screen planting contained in a nonaccess reservation along the rear property line or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
F. 
Where a subdivision abuts or contains a controlled access highway right-of-way, the Planning Board may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
G. 
The Planning Board shall require that street names be approved by the County Highway Department or the Town officials designated by the Town Board, to avoid duplications or use of similarly sounding or spelled names.
H. 
Public access shall be provided to streets, water plants, sewage disposal plants or to other land dedicated or to be dedicated to public use.
I. 
Where a subdivision is traversed by a watercourse, there shall be a stormwater easement not less than 50 feet in width conforming substantially with the lines of such watercourse and such further width or construction, or both, as shall be adequate to confine a design storm as specified in the subdivision storm drainage design standards.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
The lengths, widths and shapes of blocks and lots shall be determined with due regard to:
(1) 
Zoning requirements.
(2) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(3) 
The need for convenient access, circulation, control and safety of street traffic.
(4) 
Limitations and opportunities of topography.
(5) 
Block length, which shall generally not exceed 2,000 feet nor be less than 600 feet.
(6) 
Intersections with arterial streets, which shall be held to a minimum and preferably spaced at least 1,000 feet apart.
(7) 
The need for pedestrian walks not less than 10 feet in width, property line to property line, which shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
B. 
Land subject to flooding shall not be platted for residential occupancy nor for such other uses as may increase danger to life or property or aggravate the flood hazard.
C. 
The subdividing of the land shall be such as to provide that each lot abuts a public street which provides satisfactory access via streets or driveways to an existing public street or highway. However, a shared driveway may be used to access no more than three buildable lots. Shared driveways may be used to access a flag lot and not more than two lots adjoining the flag lot, provided each such lot has frontage on a public road or public highway. The establishment of a shared driveway requires an access easement and an agreement or covenant setting forth the rights and obligations of the owners of the lots to share in the cost of maintaining and repairing the shared driveway. Such agreement or covenant is subject to the approval of the Town Attorney.
D. 
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from arterial streets or other disadvantageous use (see § 368-11E) or to overcome specific disadvantages of topography and orientation.
E. 
Side lot lines shall be substantially at right angles or radial to street right-of-way lines.
F. 
In case a tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further subdivision unless future development is restricted.
G. 
Numbering.
(1) 
Developers are required to use a Guide to Practical Methods of House Numbering for Suburban or Rural Communities, a house numbering system compatible with the proposed Saratoga County 911 Service. Below is a paragraph pertaining to the numbering of lots taken from the guide.
(2) 
Numbering of lots shall be in accordance with United States post office guidelines:
"There is a numbering standard which exists when a numbering project is undertaken. The standard calls for all street numbering to begin in the east and work toward the west and to begin in the south and work towards the north. You should use your best judgment when determining whether a particular street or road runs in an easterly or northerly direction. The closer you adhere to this method of placing your street numbers and in what direction they run, the closer you will be in compliance with what is considered the national standard. Again, here you would want to be extra attentive to streets and roads which enter your municipality from another. Check to see if any numbering exists and, if it does, what it is.
The use of odd and even numbering placement also has a standard to which you should adhere. Generally, when numbering a street which runs south to north, the even numbers go on the east side and odd numbers on the west. When setting out numbers on streets which run in an east-to-west direction, the even numbers are on the north side of the street and the odd numbers on the south side of the street.
Dealing with cul-de-sac is not that difficult. First, assess the exact impact the cul-de-sac has on the flow of traffic on the street. If the cul-de-sac is a simple eyebrow design or a mere indentation in the normal flow of traffic, you might want to try to keep the numbering for that side of the street intact, e.g., continue the odds or evens as though they were located on the standard street. If the cul-de-sac has a separate name, you will probably want to begin a new numbering range."
H. 
All new subdivisions shall be required to contain a thirty-foot easement to facilitate access to drainage systems by the Town's Highway Superintendent.
[Added 10-10-2007 by L.L. No. 6-2007]
All improvements granted final approval shall be constructed in each new subdivision in accordance with the standards and requirements established by the Town Planning Board and in accordance with the condition of the final approval.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
Two methods of completing subdivision construction are provided in accordance with Town Law § 277.
(1) 
The owner may install improvements prior to final approval and submit a performance bond at the time of final submission, in an amount approved by the Town, to cover the cost of those improvements which are not installed.
(2) 
The owner may decide to install no improvement prior to final approval and submit such performance bond to cover the cost of improvements.
B. 
The steps to be followed in the subdivision review process will vary depending on which method the owner adopts.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
It shall be the responsibility of the owner to provide water lines, storm drains, sanitary sewers, bridges and street pavement to the limits of the subdivision. These facilities shall be constructed as required for inclusion in the Town of Saratoga or other appropriate system. Each owner shall be responsible for the complete construction even though larger than normal sizes may be required.
B. 
All utilities (e.g., telephone and electric) when deviating from a straight-line course between the source and a house shall be so designated.
C. 
The minimum distance separation between the bottom of an individual sewerage disposal system and the seasonal high groundwater, bedrock or impervious layer shall be increased from two feet to four feet.
[Added 10-10-2007 by L.L. No. 6-2007]
The following specification is the standard for the construction of new roads in the Town of Saratoga, Saratoga County, New York. It provides both minimum requirements for materials and workmanship for roads built on sand or granular subgrades and new roads constructed on silty or clayey subgrades (A-6 and A-7 soil). [Note: Reference is made to American Association of State Highway and Transportation Officials soil classifications A-1 through A-7 as defined in the Asphalt Institute Manual, Series No. 10 (MS-10), March 1978 edition.] Unless specifically stated otherwise, all road work shall conform to the most recent version of New York State Department of Transportation's Standard Specifications, Design Manual, and Manual of Uniform Traffic Control. The applicant shall be responsible for bringing all town roads he uses in the development of the subdivision back to at least as good condition at the completion of build out as existed prior to the beginning of construction on the subdivision. The Town of Saratoga Highway Superintendent and the subdivision applicant shall determine the construction traffic pattern to be adhered to and document the condition of the roadways prior to the beginning of the subdivision development.
A. 
Clearing and grubbing of right-of-way. Sod, topsoil, organic matter, foreign material and cobbles larger than four inches shall be removed from the entire right-of-way and shall be disposed of in an acceptable manner. In cases where the subgrade consists of A-6 or A-7 soil, the removal of the appropriate amount of this material shall be accomplished in an acceptable manner prior to grading the subgrade.
B. 
Effect of weather conditions on construction. Application of asphaltic concrete on new roads shall be permitted only during the time period of April 1 to November 1. The temperature during this time for construction shall be at least 50° F. Construction shall not occur during wet weather or during other adverse weather conditions. Deviation from these conditions shall be permitted only by special permission from the Town Highway Superintendent.
C. 
Subgrade. The "subgrade" is defined as the original soil existing in the right-of-way over which the subbase is to be placed. "Artificial subgrade" refers to the granular material used to replace a specified depth of removed poor subgrade material.
(1) 
Grading and compaction. Grading and compaction of the subgrade shall commence after completion of the clearing and grubbing operation and shall be done in compliance with the accompanying drawing and the approved grade profile prior to the application of the subbase material. Compaction of the subgrade shall be accomplished by means of a vibratory eight-to-ten-ton roller as outlined in Section 203-3.12 B.2 of the New York State Department of Transportation Standard Specifications. The method of compaction used shall also comply with the above-referenced standard.
(2) 
Testing and inspection of the subgrade. Compaction of the subgrade shall be achieved to the satisfaction of the Town Highway Superintendent and Town Engineer. Placement of the subbase shall not proceed until approval of the subgrade is received from the Town of Saratoga.
D. 
Subbase. The subbase course shall consist of NYSDOT Section 667, Type B, and of a thickness equal or greater than that referenced in the Saratoga design standard "Road Section - Standard Detail."[1]
(1) 
Substitution. The substitution of rubble material in place of the gravel shall be permitted only if so designated on the approved plan and if approved by the Town Highway Superintendent after observing the material prior to its placement. The minimum acceptable thickness of rubble shall be at least 75% of the gravel thickness.
(2) 
Testing and inspection of the subbase. Prior to the placement of the gravel, the contractor shall have a sample analyzed that is truly representative of that material to be used for compliance with the appropriate New York State Department of Transportation standard. A New York State approved laboratory for sieve analysis shall be used. The results of the sample tested shall be submitted for the Town's approval. Town approval, in writing, shall be obtained before the commencement of any work. In the event that the gravel bank changes, the procedure outlined above shall be repeated. Additional testing may be required at the discretion of the Town of Saratoga.
(3) 
Construction. The maximum thickness of lifts permitted for the subbase shall be six inches. Compaction of the subbase shall be accomplished by means of an eight-to-ten-ton roller or other compacting device defined in Section 203-3.12 of the New York State Department of Transportation Standard Specifications and shall be graded in accordance with the accompanying drawing. Any imperfections, irregularities or other damage in the subbase shall be repaired prior to the installation of the base course.
[1]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
E. 
Binder course.
(1) 
The binder course shall consist of a thickness equal or greater than that referenced in the Saratoga design standard "Road Section - Standard Detail"[2] after compaction, of Type 3 asphalt concrete (Item 403.13 of the New York State Department of Transportation Standard Specifications) binder material.
[2]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
(2) 
Application of the base course shall be in conformance with Section 401-3 of the New York State Department of Transportation Standard Specifications and shall be graded as shown on the Saratoga Design Standard "Road Section - Standard Detail"[3] and the approved grade profile.
[3]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
F. 
Top course.
(1) 
The first top course shall consist of a thickness equal or greater than that referenced in the Saratoga Design Standard "Road Section - Standard Detail"[4] after compaction, of Type 6 asphalt concrete (Item 403.1701 of the New York State Department of Transportation's Standard Specifications) top material.
[4]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
(2) 
Application of the top courses shall be in conformance with Section 401-3 of the New York State Department of Transportation's Standard Specifications and shall be graded as shown on the Saratoga Design Standard "Road Section - Standard Detail"[5] and the approved grade profile.
[5]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
(3) 
The construction of the second top course shall be deferred until 100% of the building lots fronting on the section of road in a particular phase have received certificates of occupancy or two years from the date of the road acceptance has passed, whichever comes first.
(4) 
All pavement penetrations, except valves and manhole covers, shall be set flush with the binder course elevation; valves and manhole covers shall be set 1/4 inch below the binder course elevation. Metal risers shall be installed just prior to top course paving to keep the pavement penetrations flush with the top course elevation, except valves and manhole covers shall be set 1/4 inch below the top course elevation.
G. 
Poor subgrade; minimum requirements.
(1) 
A "poor subgrade" is defined as that which consists of silty or clayey material and designated A-6 or A-7 under the American Association of State Highway and Transportation Officials soil classification system.
(2) 
When a poor subgrade exists, an artificial subgrade, as previously defined, shall be substituted for a portion of the subgrade. The artificial subgrade shall consist of granular material (sand) and shall be approved for use by the Town Highway Superintendent prior to installation. The compacted depth of the artificial subgrade shall be 12 inches.
(3) 
Additional requirements shall be imposed if deemed necessary.
H. 
Industrial and commercial roads. Roads intended primarily for industrial or commercial uses or other surfaces subjected to excessive wheel loadings may require special design. These situations shall be evaluated on an individual basis.
I. 
Drainage facilities.
(1) 
Prior to the construction of drainage facilities, the plans and specifications shall be approved by the Town Highway Superintendent and the Town Engineer, in writing. The basis for the design of drainage facilities shall be accomplished by means of an acceptable method for calculating runoff, such as the Rational Method or Soil Conservation Service Technical Release No. 55. Complete calculations for determining runoff quantities shall accompany all submittals for Town approval.
(2) 
Catch basins shall be a minimum four feet inside diameter. Drop inlets may be used in lieu of catch basins for the purpose of collecting surface water discharge to a catch basin. Drop inlets shall be at least 2 1/2 feet square. The height shall be ample to provide minimum cover over pipe as required. See Catch Basin Detail[6] for both catch basin and drop inlet design.
[6]
Editor's Note: See Standard Drawings, which is included as an attachment to this chapter.
(3) 
Unusual conditions.
(a) 
Where unusual conditions exist, such as the need for groundwater recharge to replenish water wells, flat topography, excessively high or low groundwater table, etc., a special design for stormwater systems shall be required.
(b) 
In areas where topography limits stormwater system design to on-site disposal, it is preferred that retention areas be used, if conditions warrant it, in conjunction with an underdrain system. Dry wells may be incorporated in the overall design on certain cases.
(4) 
Drainage easements shall be created a minimum of 25 feet from the top of drainage swales and basins in order to ensure that the Town has adequate area for any future maintenance.
J. 
Additional requirements.
(1) 
In certain cases, guardrails may be required. This requirement shall be discussed with the owner during the plan review process, if required.
(2) 
Road elevation shall ensure the construction of driveways with a maximum slope of 5% from pavement edge to the road right-of-way line.
(3) 
The radii at all intersection shall be 33 feet for subbase, base and top courses.
(4) 
All new roads shall receive a graded layer of suitable topsoil material from the edge of the pavement to the right-of-way extremity. Mulching and seeding of this area shall occur as soon as practical. The road shall be acceptable to the Town only upon the appearance of a dense stand of grass in nonblacktopped areas.
(5) 
All catch basins, drop inlets and piping shall be free of sediment, silt and debris when accepted by the Town of Saratoga.
(6) 
Areas containing erosion or eroded soil or areas not containing a dense stand of grass contained within the road shall constitute grounds for denial of acceptance.
(7) 
Prior to the issuance of any certificates of occupancy or the acceptance of the road, stakes shall be placed on the front corners of the property designating the line between the landowner's property and the Town right-of-way.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
The Town Board may require the establishment of a letter of credit which shall cover the cost of all public improvements in the public right-of-way, including water distribution and sewage collection systems and all other items considered to be turned over for public use and maintenance. A detailed written estimate of all costs shall be provided to the Town. Costs shall reflect current values for the work and materials involved and shall be representative of actual cost to the Town of Saratoga to execute the work should the contractor or owner not complete the project. Cost estimates shall be reviewed by the Town Highway Superintendent and the Town Engineer.
B. 
The letter of credit shall include assurance of reimbursement of maintenance costs to the Town if needed prior to the expiration date of the letter of credit and an inflation factor if deemed appropriate.
C. 
Approval of the Town Engineer and/or Highway Superintendent of the plans and specifications for the new road and drainage system shall precede letter of credit acceptance.
D. 
The final amount of the letter of credit shall require the approval of the Town Board.
E. 
The form of the letter of credit shall be acceptable to the Town of Saratoga.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
Various items of construction may be inspected and approved upon their completion and the amount of the letter of credit may be reduced, provided that it does not become less than 20% of the original value of the letter of credit.
B. 
The creation of a letter of credit (or continuance of the initial letter of credit) in an amount equal to 20% of the cost of all public improvements in the public right-of-way, including water distribution and sewage collection systems and all other items considered to be turned over for public use and maintenance, shall be in effect until one year after the granting of final acceptance, and subsequently reduced to 10% for the second and final year. The 20% to 10%, two-year letter of credit shall be a single document accepted by the Town of Saratoga prior to the acceptance of the road.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
The highway superintendent's/engineer's inspection shall include the following:
(1) 
The width and thickness of the pavement.
(2) 
The width, thickness and compaction of the subbase.
(3) 
The compaction of the subgrade.
(4) 
General compliance with approved plans relative to road grades, cross-slope of travel lanes and slopes of graded areas.
(5) 
The method and effectiveness of seeding and mulching of all areas required.
(6) 
The location, positioning and cleaning of drainage facilities.
B. 
Roads constructed by the Town Highway Department shall be exempt from this requirement.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
Upon completion of construction, a final inspection shall be held by the Town. Minor changes from the development map and plan/profiles as required by conditions of the work site may be allowed in the actual construction.
B. 
Contingencies set upon approvals of any kind shall be met before the approval can be considered final and valid.
C. 
The Town Board shall consider accepting new roads only after 100% of the associated road and utility work is completed in the opinion of the Highway Superintendent. Conditional road acceptances shall not be permitted, except in exceptional circumstances as determined by the Town Board.
D. 
Before final acceptance of the road by the Town Board, the Town Clerk shall receive, by the 15th of the month prior to the Town Board meeting at which the road is to be accepted:
(1) 
Proof of Saratoga County Sewer District No. 1 acceptance of sewer facilities.
(2) 
The deed to the Town excluding sewer facilities that have been previously conveyed to the Saratoga County Sewer District No. 1 and an easement granting to the Saratoga County Sewer District No. 1 access to their facilities. Deed filing costs shall be paid by the developer.
(3) 
Title insurance for the proposed new Town road naming the Town of Saratoga as an endorsee of the policy, which said title insurance demonstrates clear and marketable title.
(4) 
A tax search indicating that there are no delinquent taxes owed on the property.
(5) 
Letters from the Highway Superintendent indicating that the proposed road has had a final inspection and is ready for acceptance by the Town.
(6) 
Record drawings of the public improvements or a certification that the improvements are located as shown on the filed subdivision map, by a professional surveyor, licensed in the State of New York.
[Added 10-10-2007 by L.L. No. 6-2007]
A. 
Certificates of occupancy shall not be issued until the roadway asphalt binder course and the first top course is in place. All roads to be dedicated to the Town shall be accepted by the Town Board prior to the issuance of certificate of occupancy.
B. 
Provisions for temporary T-turnarounds shall be established, if deemed necessary.
C. 
A phasing program can be agreed upon by all parties, if requested, and shall be done during the Planning Board review.
[Added 10-10-2007 by L.L. No. 6-2007]
The Town Board may require that the construction of all new roads in the Town of Saratoga shall be certified by a New York State licensed professional engineer. This certification shall consist of a statement by the owner's engineer, seal affixed, certifying he has inspected the installation of the improvements within the subdivision and certifies that they have been installed in accordance with the plans which received final approval by the Planning Board.
A. 
General. All components of sewage collection and disposal systems shall be designed in accordance with the following standards, whichever is applicable.
(1) 
Recommended Standards for Sewage Works adopted by Great Lakes - Upper Mississippi River Board of State Sanitary Engineers.
(2) 
Standards for Waste Treatment Works - Municipal Sewerage Facilities and Standards for Waste Treatment Works - Institutional and Commercial Sewerage Facilities published by the New York State Department of Environmental Conservation.
(3) 
Sewage Disposal Systems for the Home Part III, Bulletin No. 1, published by Division of Environmental Health Services, State of New York.
B. 
Collection system. A collection system consisting of house services and mains designed for the ultimate tributary population shall be provided within the entire subdivision. The requirement may be waived by the Planning Board if the proposed subdivision lies in an Agricultural and Rural Residence R-R as defined in the zoning law.[2]
[2]
Editor's Note: See Ch. 400, Zoning.
C. 
House service. A typical house service shall be shown on the plans. In cases where a house is served by an individual septic tank, the drawing shall show how the house service is to be connected to the sewer main and describe the method to be used to transfer sewage disposal from septic tank to public sewer. The method is subject to Board approval.
[1]
Editor's Note: Original Part. II, Section II, Secs. 1, Surveying and Mapping, 2, Streets, and 3, Storm Drainage, which immediately preceded this section, were repealed 10-10-2007 by L.L. No. 6-2007.
A. 
General. All components of the water system shall meet the Recommended Standards for Water Works adopted by the Great Lakes - Upper Mississippi River Board of Sanitary Engineers. Water lines, valves and hydrants shall in addition meet the Recommended Water System Design Standards of the New York Fire Insurance Rating Organization. The design shall provide that additions to the system can be constructed without interrupting normal service or decreasing fire flows. All components shall be designed to provide present and future service as required by the Master Plan, Official Map and any water system plan adopted by the Town of Saratoga. Subdivision water systems shall be connected to the Town system if feasible.
B. 
Water supply. A source of supply shall be developed which will yield 100 gallons per resident in approximately 16 hours over a prolonged period of time without disturbing the normal groundwater reserve.
C. 
Water quality. Water supplies shall meet all requirements of the New York State Public Drinking Water Standards.
D. 
Hydro-pneumatic pressure system. Pumps, tanks and accessory equipment shall provide adequate pump capacity and pressure with one-day storage.
E. 
Chlorination. Chlorination equipment shall be provided which will supply a minimum of 8 1/3 pounds of chlorine per million gallons of water supplied.
F. 
Water mains. Pipe and fittings shall be of approved materials and class. Class of pipe and type of material shall be specified according to ground conditions, external loading using specified bedding, and internal pressure as determined by immediate conditions and Town of Saratoga water system plans. Main sizes shall be as required by the Town in accordance with Town water system plans with no main less than six inches size. Dead-end mains shall be avoided whenever feasible. When permitted, however, a blowoff or hydrant shall be installed. A six-inch main loop longer than the maximum length permitted by the Recommended Water System Design Standards may be permitted, provided it is temporary and final construction drawings show intersecting mains conforming to these design standards.
G. 
Valves. Valves shall be AWWA gate valves of a type approved by the Town. Valves shall be installed on every branch of an intersection, at every stub provided for future expansion and as required by the New York Fire Insurance Rating Organization, Recommended Water System Design Standards. The owner may be allowed to omit the valve on one branch line at intersections of lines of minor importance. Valve boxes shall be installed for each valve.
H. 
Hydrants. Hydrants shall be of a type approved by the Town and shall be installed as required by the New York Fire Insurance Rating Organization's Recommended Water System Design Standards.
I. 
Services. Services shall be of approved material at least 3/4 inch inside diameter.