The following planning and design standards
shall be complied with. Higher or additional standards may be required
because of conditions of topography, location, shape, size, drainage
or other physical features of the site, or because of the character
of surrounding development, where the minimum standards specified
herein would not reasonably protect or provide for public health,
safety, or welfare. In addition to the standards set forth below,
the standards set forth in the Town of Lockport Standard Specifications
for Public Improvement Projects prepared by Wendel Duchscherer, dated
January 2002 and revised March 1, 2002, as revised or replaced from
time to time, shall be complied with. Such standards are on file with
the Town of Lockport Building Inspector. Whenever such standards conflict
with the standards set forth below, the Town of Lockport Standard
Specifications for Public Improvement Projects shall be followed.
Such standards shall be herein referred to as the "Town Standard Specifications."
Said standards, as amended or replaced from time to time, are incorporated
herein as regulations by reference.
A.
General planning standards.
(1)
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Master Plan, if any, and shall be considered in relation to existing
and planned streets, to topographic conditions, to public convenience
and safety, and in their appropriate relation to the proposed uses
of land to be served by such streets.
(2)
Where such is not shown in the Master Plan or Official
Map, the arrangement of streets in a subdivision shall either provide
for the continuation of appropriate projection of existing principal
streets in surrounding areas or 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.
(3)
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
(4)
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the real property line, or such other
treatment as may be necessary for adequate protection of residential
properties and for separation of through and local traffic.
(5)
Where a subdivision borders on or contains a railroad
right-of-way or limited access highway right-of-way or utility 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, such as for park purposes
in appropriate districts. Such distances shall also be determined
with due regard for the requirements of approach grades and future
grade separations.
(6)
Except as provided in Subsection A(4) above, reserve strips, controlling access to streets, shall be prohibited.
(7)
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
(8)
Half-width streets shall be prohibited except where
it is necessary to provide the remaining half of a previously approved
half-width street.
(9)
No street names shall be used which will duplicate
or be confused with the names of existing streets in the Town of Lockport
or adjacent towns. Streets that are extensions of or in alignment
with existing named streets shall bear the names of the existing streets.
The Town Board may change street names.
(10)
Where the subdivision abuts or fronts on arterial
streets, sidewalks shall be required and shall be of a size and type
as approved by the Planning Board.
(11)
No dead-end streets shall be permitted without a suitable
turnaround. Dead-end streets extending to tract boundary lines which
are intended to connect to future streets in adjoining tracts and
dead-end streets within a tract which are to be extended shall be
provided with a turnaround. Streets shall be connected to existing
developed areas where the Planning Board determines appropriate for
walking, neighborhood enhancement, traffic control or other public
purpose.
(12)
Gutters shall be paved.
(13)
Minor streets leading from the same subdivision shall
not intersect on the same side of a major thoroughfare at intervals
of less than 800 feet.
(14)
Adequate sight distances shall in all cases be provided.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined
with due regard to:
(2)
Irregular-shaped blocks or oversize blocks indented
by culs-de-sac, parking courts, or loop streets and containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks shall include adequate
off-street parking, facilities for pedestrian access from streets
to all lots, proper easements for utility lines, and satisfactory
provision for maintenance of park and open space, where included.
The Planning Board may require continuous roads, instead of culs-de-sac,
to address maintenance, snowplowing and continuity concerns.
(3)
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as are suitable for their prospective
use. Such blocks shall include adequate provisions for off-street
parking and servicing.
B.
Design standards.
(1)
Zoning requirements shall be met for all lot sizes
and dimensions.
(2)
Block lengths shall not exceed 1,200 feet nor be less
than 400 feet. Blocks abutting on designated arterial streets shall
be no less than 1,000 feet and may exceed 1,200 feet.
(3)
Blocks over 800 feet in length may be required to
contain a crosswalk if necessary to facilitate pedestrian circulation.
A.
General planning standards.
(1)
The lot size, width, depth, shape and orientation
shall be appropriate for the location of the subdivision and for the
type of development and use proposed.
(2)
Side lot lines shall generally be substantially at
right angles or radial to street lines.
(3)
Double frontage (noncorner lots fronting on two streets)
and reverse frontage lots shall be avoided except where essential
to provide separation of residential development from traffic arteries
or to overcome specific disadvantages of topography and orientation.
An easement of suitable width, across which there shall be no right
of access, may be required along the line of lots abutting such traffic
artery or other disadvantageous use.
(4)
The subdivision plan shall provide each lot with satisfactory
access to an existing public street or to a subdivision street that
will be ceded to public use at the time of final plan approval.
(5)
Corner lots and lots adjacent to pedestrian crosswalks
shall have extra width from and orientation to side streets or crosswalks.
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees or groves,
watercourses and falls, historic spots, exceptional views, and similar
irreplaceable assets in which there is general public interest.
B.
There shall be at least one tree per lot and spaces
at intervals of not more than 50 feet, and two trees per lot on corner
lots.
C.
No trees shall be planted within the street right-of-way.
Required trees shall be located in the front yard a minimum of five
feet outside the right-of-way.
D.
Trees shall be hardy, suitable to local soil and climate
and shall be of species approved by the Planning Board.
E.
New trees shall measure at least 1 1/2 inches in diameter
as measured at a point four feet above finished grade level.
Easements across lots or centered on rear or
side lot lines shall be provided for utilities in such dimensions
as reasonably necessary for access, replacement and maintenance.
A.
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the area after development
and shall comply with the requirements of the designated Engineer
of the Town or Town Planning Board.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a storm easement
or drainage right-of-way conforming substantially to the lines of
such watercourse and of such width as to encompass the twenty-five-year
flood area of such watercourse.
C.
Right-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
D.
Subdivisions shall be designed and constructed in accordance with
any stormwater pollution prevention plan approved by the Town.
[Added 12-7-2016 by L.L.
No. 7-2016]
E.
All storm drainage designs shall be prepared by an engineer licensed
in New York State and shall conform to all applicable laws and regulations
of the State of New York.
[Added 12-7-2016 by L.L.
No. 7-2016]
F.
For any subdivision subject to regulation under Chapter 159, Stormwater Management, all erosion and sediment controls, stormwater management facilities, and drainage improvements shall comply with the performance and design criteria set forth therein.
[Added 12-7-2016 by L.L.
No. 7-2016]
G.
For any subdivision not subject to regulation under Chapter 159, Stormwater Management, the following requirements shall apply:
[Added 12-7-2016 by L.L.
No. 7-2016]
(1)
Stormwater drainage design methodologies shall be based on the Erie
and Niagara County Stormwater Design Manual, the NYSDEC Design Standards
or methodologies approved by the Town Engineer, and be described in
an engineering report submitted with the plans.
(2)
Erosion and sediment control shall be based on the New York State
Manual.
(3)
Stormwater systems shall be designed for a twenty-five-year storm
(except for more restrictive requirements from other permitting agencies,
i.e., County Highway or State Department of Transportation) with no
increase in runoff over the existing flow from the site. Existing
downstream drainage problems must also be taken into consideration.
(4)
All stormwater piping shall be 12 inches in diameter or larger (smaller
sizes when necessary may be approved by the Town Engineer) and be
at a minimum grade to provide a stormwater flow velocity in the pipe
of two feet per second or greater. (Velocities greater than eight
feet per second will require conduit outlet protection.)
(5)
Stormwater catch basins shall be located a maximum of 400 feet apart
and at all low points.
(6)
If subsurface drainage is deemed necessary by the Planning Board,
the subdivider shall provide for the same in a manner acceptable to
the Town Engineer.
(7)
Drainpipes under streets or driveways shall be designed to withstand
New York State highway loadings and be located a minimum of one foot
below the subbase of the road (to top of pipe).
A.
Subject to the provisions of Town Law § 277,
the Planning Board may require the dedication or reservation of parks,
playgrounds, open green space trails and other public or private areas
or uses within the subdivision in those cases in which the Planning
Board deems such requirements to be reasonable and makes such findings
as required by Town Law § 277.
B.
Where deemed appropriate by the Planning Board, upon
consideration of the particular type of development proposed in the
subdivision, the Planning Board may require the dedication or reservation
of such other areas or sites of a character, extent and location suitable
to the needs created by such development for schools, parks and other
neighborhood purposes.
C.
Areas or areas bordering or including streams, lakes,
or other watercourses, escarpments, wetlands or other natural features
can be given special consideration by the Planning Board. The Town
Board may, but shall not be required to, accept these areas should
they be desirable for public open spaces. The Planning Board may require
public easements, restrictions, or other preservation considerations
as a condition for subdivision approval and/or may condition approval
on transfer to and acceptance by the Town Board.
D.
The Planning Board may require tie-ins to existing
or proposed trails or walkways.
