[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:
(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.
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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.
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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."
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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) 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.
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" after compaction, of Type 3 asphalt concrete (Item 403.13
of the New York State Department of Transportation Standard Specifications)
binder material.
(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" and the approved grade profile.
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" after compaction, of Type 6 asphalt concrete (Item 403.1701
of the New York State Department of Transportation's Standard
Specifications) top material.
(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" and the approved grade profile.
(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 for both catch basin and drop inlet design.
(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.
[Added 10-10-2007 by L.L. No. 6-2007]
Owners of parcels deeded to the Town after the taxable status
date (March 1) shall have to pay taxes for the entire following year.