[HISTORY: Adopted by the Town Board of the
Town of Marbletown effective 4-15-2003. Amendments
noted where applicable.]
A.
It is the purpose of these specifications to establish
minimum acceptable standards of street construction for subdivisions
or other developments which have been established by the Town of Marbletown
which conform to legal requirements in the State of New York, which
requirements and standards must be met and paid for by the person
or firm proposing that the Town take over such road as a Town road.
B.
Guidelines for acceptance of roads.
(1)
The Town Board of the Town of Marbletown will consider
accepting dedication of roads which comply with the following guidelines:
(a)
Four or more completed homes must have direct
access from the road.
(b)
The total length of road divided by the number
of completed homes which have direct access from the road shall not
exceed 500 feet.
(c)
The project must be substantially completed
and heavy construction must be finished so that the road will not
be subject to wear and damage.
[Added 11-20-2007 by L.L. No. 4-2007]
(2)
The Town Board reserves the right to waive or modify
the preceding guidelines, when it is deemed to be in the best interests
of the Town, under the following circumstances:
(a)
The Highway Superintendent recommends an action
contrary to the stated guidelines.
(b)
While not complying with the above guidelines,
the road will serve to accomplish another Town objective such as providing
a connection between two existing roads or eliminating a dead-end
road.
(c)
In the case of an existing road, it does not
satisfy specifications set forth in the Town Road Specifications in
terms of grade, alignment or other standards.
C.
These specifications include but are not limited to
width, design, drainage, construction of base and pavement, curbs,
and monuments. Dedication of the right-of-way will not be accepted
until the developer's professional engineer or licensed land surveyor
and the Town Superintendent of Highways shall have certified to the
Town Board in writing that the construction of the street or road
has been completed in accordance with the approved plans and specifications
that follow, and that the total right-of-way area has been cleared
of all debris and all construction completed in a workmanlike manner.
Articles 170 and 171 of the State Highway Law
must be fully complied with.
Streets and roads shall conform to the streets
and parks shown on the Official Map, as it may be adopted, and shall
be properly related to the Town Comprehensive Plan, as it is developed
and adopted by the Town Board.
In his written certification, as required above,
the developer's professional engineer or qualified licensed land surveyor
shall state clearly that he or his authorized representative has inspected
all phases of the street construction and that all work has been completed
in accordance with the approved plans and specifications.
[Amended 11-20-2007 by L.L. No. 4-2007]
The Town Highway Superintendent and the Town
engineer will not recommend, and the Town Board will not accept or
establish, any new Town road which does not meet the requirements
and standards set forth herein. These requirements and standards must
be met and paid for by the person or firm proposing that the Town
take over such roads.
A.
Plans for proposed streets shall include a construction
detail sheet in addition to required street plans.
B.
Construction detail sheets shall show the following
information, except where requirements have been waived:
(1)
Profiles showing existing and proposed elevations
along the center lines of all streets. Where a proposed street intersects
an existing street or streets, the elevation along the center line
of the existing street or streets, within 100 feet of the intersection,
shall be shown. All elevations must be referred to established US
government or approved local benchmarks, where they exist within one-half
mile of the boundary of the subdivision.
(2)
Where steep slopes exist, present elevations of all
proposed streets shall be shown every 100 feet at five points on a
line at right angles to the center line of the street, and said elevation
points shall be at the center line of the street, each property line,
and points 30 feet inside each property line.
(3)
Plans and profiles showing the location and a typical
section of street pavements, including curbs and gutters, sidewalks,
manholes and catch basins; the location of street trees, street lighting
standards and street signs; the location, size and invert elevations
of existing and proposed sanitary sewers, stormwater drains, and fire
hydrants; and the exact locations and size of all water, gas or other
underground utilities or structures. The present and proposed location
of each pole or overhead (or buried) wire of any utility shall be
shown.
A.
A plan of the proposed street shall be prepared by
a qualified professional engineer or qualified land surveyor licensed
by the State of New York. The plan shall clearly define the limits
of the proposed right-of-way by metes and bounds and shall include
the location, widths, profiles and grades of the proposed roadway,
including the length, radius, point of curve and point of tangency
of all curves therein, storm drainage, including culverts and other
drainage structures, and the location of all easements and utilities.
The plans shall also indicate the owner of the property and the name
of the developer if other than the owner. The map shall also have
a location plan showing the road location in the Town. One copy each
of the plans shall be submitted to the Town Superintendent of Highways
and/or the Town Engineer at the time of application to make such road
a Town road, and to the Ulster County Commissioner of Public Works
when said proposed street drains toward, intersects or may otherwise
affect a county highway. It will then be submitted to the Town Planning
Board for review and approval under the applicable subdivision regulations
of the Town.[1] Such roadway must not be subject to any right or easement
which will in any way interfere with its use as a road at all times.
Such roadway must be granted to the Town by a full covenant and warranty
deed containing the correct metes and bounds description as shown
on the approved map, which deed must be in such form as may be required
to entitle the same to be recorded in the office of the County Clerk
of Ulster County, and the filing fees must be paid by the applicant.
B.
Permanent and temporary easements must be furnished
in said deed granting to the Town the right to maintain all outlets
for surface water or natural stream drainage which will run from such
roadway over private property to a point where a natural watercourse
exists and to which such outlet and easement will carry such water.
A minimum of 20 feet width of easement shall be required for the maintenance
of said easements.
C.
The proposed roadway must be constructed to conform
to the minimum requirements and standards set forth below. The minimum
width to be cleared shall include all scrub trees, rock formations,
buildings, walls and any such things that would endanger those using
such roadway. The removal of such obstructions shall be borne by the
person or firm proposing such road.
Plans submitted shall not be altered or amended
after having been approved by the Town Superintendent of Highways
unless amended plans are resubmitted and approved. However, the developer,
at his own expense, shall provide additional storm drainage facilities
or utilities as may be ordered by the Town Superintendent of Highways
if, during the course of construction, in the opinion of the Town
Superintendent of Highways, and/or the Town Engineer, and/or the County
Commissioner of Public Works, such additional structures or facilities
are necessary to prevent any need for future installations of utilities
or culverts within the pavement area, to assure the durability of
pavement, future maintenance of the right-of-way, or the welfare and
safety of the public, except that the Town Planning Board may vary
the requirements of such an order where there are practical difficulties
in the way of carrying out the letter of such order; unless such variance
conflicts with the provisions of a Town or county official drainage
map, in which event the official map shall prevail. If construction
of said road has not been started within one year from date of final
approval by the Town Planning Board, plans shall be resubmitted and
approved as above.
A.
Performance bonds. Prior to the start of construction
of any street, the developer shall deposit with the Town Clerk a performance
bond of acceptable surety or shall deposit with the chief fiscal officer
of the Town acceptable negotiable government bonds, cash or certified
check drawn upon a national or state bank, payable at sight to the
Town Board, guaranteeing:
(1)
That within three years the developer will complete
all the construction within the right-of-way, including roadway, shoulders,
curbs, if any, gutters, storm drainage, etc.; and all utilities, including
hydrants and house connections, for each lot in accordance with the
approved plans and these specifications; and that all claims for labor
and materials, in connection with said construction, have been paid
in full prior to offering said road for dedication to the Town.
(2)
That, upon certification by the developer’s
professional engineer or licensed land surveyor and by the Town Highway
Superintendent and the Town Engineer that the construction of the
street has been completed in accordance with the approved plans and
specifications, the developer will dedicate the completed street to
the Town for use as public highway free and clear of all liens and
encumbrances unless the developer has indicated otherwise on the final
plat filed with the county clerk. This guarantee of dedication shall
apply to the owner of the property as well as the developer, where
the two are not synonymous.
[Amended 11-20-2007 by L.L. No. 4-2007]
B.
As guarantee for the above requirements, the developer
shall deposit, as hereto set forth, a surety bond, negotiable government
bonds, cash or certified check in the amount of 125% of the total
cost of the construction of the street and all improvements as determined
by the Town Superintendent of Highways and/or the Town Engineer.
C.
Upon completion of the placement of the subbase over
the entire length of the roadway and all drainage structures and other
required utilities have been installed, the developer may request
that a portion of the performance bond be released. The amount of
the bond to be released shall be determined by the Town Superintendent
of Highways and/or the Town Engineer.
D.
Prior to the posting of a bond or other acceptable
surety, an agreement between the developer and the Town shall be fully
executed and in a form acceptable to the Town Attorney or Attorney
for Town and the Town Engineer. The purpose of the agreement is to
specify road construction and drainage infrastructure standards acceptable
to the Town Planning Board and Highway Superintendent and the New
York State Department of Environmental Conservation and any necessary
easements or road management documents. The agreement shall be entered
into prior to the project’s approval by the Town Planning Board
or the signature of the Chair of the Planning Board on the final plat.
The agreement shall specify that the bond must be posted prior to
the Planning Board Chair’s signature on the final plat and shall
set forth the amount of the bond as estimated by the Town Engineer.
[Added 11-20-2007 by L.L. No. 4-2007]
A.
The Town Superintendent of Highways and the Town Engineer
will inspect the construction of roads and improvements for the purpose
of assuring the satisfactory completion of improvements in accordance
with the approved plans and specifications. It is the responsibility
of the developer to notify the Town Superintendent of Highways and
the Town Engineer at least 48 hours prior to the completion of each
phase of road construction described below.
[Added 11-20-2007 by L.L. No. 4-2007]
B.
The minimum inspection schedule shall be as follows:
(1)
First inspection: upon completion of clearing the
right-of-way of all brush, scrub trees, and stumps and completion
of rough grading (before subbase).
(2)
Second inspection: upon completion of the required
subbase and acceptable graded material complete except for the bituminous
covering.
(3)
Third inspection: after base course of asphaltic concrete
has been placed or after motorpaving material has been installed.
(4)
Fourth inspection: after surface course of asphaltic
concrete has been placed or after sealer has been applied to motorpaved
surface.
D.
Developers not complying with the above inspection
schedule and requirements will be required to furnish cross-sectional
cuts of the road as requested by the Town Superintendent of Highways
and/or the Town Engineer and repairs made at the developer's expense.
E.
If, upon inspection, the Superintendent of Highways
and/or the Town Engineer finds that any of the required improvements
have not been constructed in accordance with the approved plans and
specifications, the applicant will be liable for the costs of completing
said improvements according to specifications.
F.
The cost of inspection by the Town Engineer shall
be paid by the developer, and these costs shall be as follows:
(1)
Periodic inspections of installation of required improvements
at the standard fee charged the Town of Marbletown by the Town Engineer,
with a minimum fee based upon 2 1/2 hours per inspection.
A.
Utility poles shall be set in such a location that
they normally will be in back of the ditch line or between the curbline
and the theoretical sidewalk line.
B.
Any subsurface structure such as water, gas or sewer
lines must be installed previous to the application for the acceptance
of the road by the Town authorities and shall be installed in compliance
with good common practice and applicable codes. ("As built" drawings
of underground utilities shall be provided.)
C.
Where the Town of Marbletown Planning Board requires
or the developer proposes to install electrical, telephone, etc. underground,
the following shall apply:
(1)
Easements for the necessary utilities must be granted
and assurances in writing will be required from the utility companies
that such easements have been granted and the installations necessary
for the furnishing of their services will be made within a specified
time in accordance with the approved construction detail sheets. No
poles, overhead wires or underground facilities of a utility company
shall be located or relocated within the Town on public property or
on any subdivision until such utility shall be in receipt of construction
detail sheet, approved by the Planning Board, showing the proposed
location or relocation of the facility.
A.
The Town Planning Board shall determine and designate
into which of the two following classifications each proposed subdivision
or development street falls on the basis of one or more of the criteria
set forth in the Town Subdivision Regulations.[1]
B.
Final plans shall be drawn to show, and the developer
shall construct each street in accordance with the particular specifications
for its designated classifications as hereinafter set forth as well
as in accordance with the specifications common to all classifications.
Streets shall have the following minimum widths,
unless otherwise indicated on the Town Plan:
The page immediately following (Figure 1) shows the cross section of each of the two classifications for streets.[1] These give the required design, dimensions and construction
details which are applicable to each classification. The general and
more detailed specifications follow for design and construction which
are applicable to all classifications of streets. The developer shall
design and construct streets which shall conform to both the general
and specific specifications. NOTE: The subbase and foundation course
shall lay a minimum of three months to allow complete settlement before
pavement is laid.
[1]
Editor's Note: Figure 1 is included at the end of this chapter.
A.
The developer shall establish and clearly mark on
site the limits of the road right-of-way and easements with concrete
monuments; and the center line and grades of the finished road pavement
and the location and elevations of drainage structures as shown on
the approved plans with construction stakes. Such construction stakes
shall be maintained at the developer's expense until the construction
of road pavement, drainage structures, curbs, sidewalks and shoulders
has been completed, inspected and approved by the Town Superintendent
of Highways and/or the Town Engineer.
B.
Permanent monuments shall be set on right-of-way lines
of streets at all intersections, angle points, points of curvature,
and beginnings and ends of streets. There shall be a clear view of
adjacent monuments on the right-of-way line. All monuments shall exist
on completion of the construction of the streets. The permanent markers
shall be made of concrete or granite with minimum dimensions of 30
inches long, four inches square top and six inches square bottom with
a 1/2-inch drilled hole in the top. Alternatively, 3/4-inch-diameter
steel bars can be used for rural and suburban roads. If a monument
should be located in a rock ledge, the surface shall be stripped and
a 1/2-inch steel rod drilled into the ledge. Monuments shall protrude
three feet above the final graded surface.
C.
The developer's engineer or licensed surveyor shall
certify that the location of all monuments is accurate before acceptance
of the street by the Town Board.
Where surface water from streets must lead through
other than gutters and storm drains or existing stream channels, outside
the right-of-way, permanent drainage easements having a minimum width
of 20 feet shall be provided to a point where a natural watercourse
exists. In some cases this may include easements over property outside
the boundaries of the subdivision involved. Natural stream or ditch
channels shall have a minimum of twenty-foot-wide permanent easements
and be shown on the proposed plans of subdivision. All permanent easement
lines shall be monumented as a right-of-way.
B.
Specimen trees or bushes may be saved, except where
large cut or fill areas are encountered. In these areas, no brush,
trees, stumps, or decomposed material shall be allowed down to virgin
earth.
C.
All stumps, roots, walls, and buildings shall be excavated
and removed from the above-listed areas.
A.
The developer shall complete the shaping of the road
right-of-way, streams and ditches and easement areas to the line and
grade as shown on the approved plans and as otherwise may be directed
by the Town Superintendent of Highways. In the construction of the
roadway all topsoil, loam, rocks and organic material shall be removed
until a satisfactory subbase is established. In fills of less than
three feet, all topsoil shall be excavated and removed. In some cases,
where soil conditions warrant, the Town Engineer and/or the Town Highway
Superintendent may require undercutting and/or more than 12 inches
of subbase in order to insure a stable subgrade.
B.
All fills shall be made with acceptable material as
approved by the Town Superintendent of Highways. Such fills shall
be made in layers of not more than 12 inches each and properly compacted
with a ten-ton roller or equivalent. If excessive cuts and/or fills
are required, it may be necessary for the right-of-way to be wider
than normally required. The right-of-way shall extend two feet beyond
the top of the cut or toe of the fill.
C.
The proposed road improvements shall be graded for
its full width generally centered on the highway and shall be of such
character and alignment that complies with design, grades and alignment
as hereinafter provided and shown on the approved plat. Such grading
shall be of such character and alignment that additional work of this
nature by the Town will not be necessary.
D.
The subgrade shall be shaped to line and grade with
no depressions. The subgrade shall be stable in all respects to the
satisfaction of the Town Superintendent of Highways and/or the Town
Engineer before the foundation course is laid. No large stones or
rock ledges shall protrude into the foundation course.
E.
Also, before the foundation course is laid, all storm
and sanitary sewers and all utilities, including house connections
for existing and future homes, and hydrants shall have been installed
to the satisfaction of the Town Superintendent of Highways and/or
the Town Engineer. All slopes and sidewalk areas shall be graded before
the foundation course is made and all loose and exposed stones will
be removed.
Banks shall not be steeper than 2:1 (two feet
horizontal to one foot vertical) and shall be seeded to grass, except
where there is rock, or masonry walls are provided.
Adequate guide rails shall be installed by the
developer or petitioner where deemed necessary by the Town Superintendent
of Highways and/or the Town Engineer.
There shall be a paved "T" or an equivalent
cul-de-sac with a maximum radius of 50 feet at every dead-end street.
The arrangements of streets shall provide for
the continuation of principal streets between adjacent properties
where such continuation is necessary for convenient movement of traffic,
effective fire protection, efficient provision of utilities, and particularly
where such continuation is in accordance with the Town Plan, as it
may be adopted. If the adjacent property is undeveloped, and the street
must be a dead-end street temporarily, the right-of-way shall be extended
to the property line. A temporary turnaround as described above shall
be provided on all temporary dead-end streets, with the notation on
the plat that land outside the street right-of-way shall revert to
abutters whenever the street is continued.
A.
The foundation course shall consist of a minimum of
12 inches of well-graded, uniformly mixed broken stone, hard shale,
crushed stone, broken slag, or run-of-bank gravel as approved by the
Town Superintendent of Highways and/or Town Engineer.
B.
If deliveries of coarse aggregate show segregation
of sizes, material shall be mixed to the specified gradation before
using.
C.
No aggregate containing more than 5% chert, as determined
by the Town Superintendent of Highways and/or the Town Engineer, may
be used for surface treatment work.
D.
Aggregate shall contain no particles larger than four
inches in thickness, and all aggregate shall be well graded from coarse
to fine. All materials shall be of the required sizes when placed
in the work, and breaking up stone, gravel or slag by hammers or otherwise
will not be permitted.
E.
Crushed stone shall consist of clean, durable, sharp-angled
fragments of rock of uniform quality throughout. Gravel hardheads
retained on a four-inch scalping screen and then crushed will be acceptable
as crushed stone, provided such crushed hardheads shall meet gradation
requirements for the type of stone specified.
F.
The foundation course shall be placed on the prepared
subgrade in two layers, and each layer shall be thoroughly compacted
by the use of a ten-ton power-driven roller or other equipment approved
by the Town Superintendent of Highways, and all imperfections that
may show up must be brought up to an elevation parallel to, but equal
to the depth of, the required gravel base and pavement depth.
G.
A minimum of two months shall be allowed for the street
to settle and compact before pavement shall be constructed. Stakes
with final line and grade shall be maintained by the developer at
all times to check the foundation course as well as pavement.
H.
After the 12 inches of foundation course material
have been in place for three months, three inches of gravel or Item
#4 acceptable to the Town Superintendent of Highways and/or the Town
Engineer shall be placed over the entire width of the roadway. This
material shall then be compacted with a ten-ton power roller or other
equipment approved by the Town Superintendent of Highways to present
an even surface both longitudinally and transversely. To this surface
will then be applied a wearing course of bituminous material of either
"blacktop" or "motorpaving."
I.
All materials will be sampled and tested whenever
it may appear to be desirable. All materials must pass the soundness
test as prescribed by the specifications of the New York State Department
of Transportation. The costs of these tests will be borne by the developer,
and he will provide the Town Superintendent of Highways certified
test results of all material that require testing.
A.
All drainage structures, ditches and culverts shall
be designed by a licensed professional engineer and shall provide
proper drainage for at least the twenty-five-year storm event. These
design computations shall be submitted to the Town Superintendent
of Highways and/or the Town Engineer. Calculations shall include,
but not be limited to, the entire drainage area (in acres), the run-off
index factor, the flow, and the flow rate. The Town Board shall require
a certificate from the Town Engineer and/or the Town Superintendent
of Highways as to compliance with this subsection.
B.
In the event the previously mentioned drainage calculations
indicate that significant downstream flooding may occur as a result
of the proposed development, the Town Superintendent of Highways and/or
the Town Engineer may require a zero-percent increase in peak rate
of runoff for a twenty-five-year storm event for all areas to be developed.
This zero-net-percent-increase plan will require the developer to
install some sort of device which will restrict the stormwater runoff
to its predeveloped condition. Typically, this would involve the installation
of detention basins or increasing the flow path so that peak flow
rates for the predeveloped lands are reduced.
C.
Plans for any drainage structure other than pipe culverts,
when existing or proposed, shall be submitted in detail to the Town
Superintendent of Highways and/or the Town Engineer for approval.
The minimum grade of any drainage pipe or culvert shall not be less
than 1%. The approved plans shall show invert elevations of the inlet
and outlet of all drainage structures. Any deviation from the approved
plans shall be on approval of the Town Superintendent of Highways
and/or the Town Engineer, in writing. No culvert pipe crossing a Town
Road shall be less than 15 inches in diameter. Pipe for culverts shall
be corrugated metal pipe, which shall be fully bituminous coated and
of a gauge in accordance with the New York State DOT Specifications
for Corrugated Metal Pipe or equal.
D.
Where culverts are required for driveway crossings,
they shall have a minimum diameter of 12 inches and a minimum length
of 30 feet. If driveway culverts are required after roads have been
accepted by the Town, installation thereof shall be the responsibility
of and the cost shall be paid for by the party making the offer to
dedicate the new road, the party requesting acceptance of such offer
or the owner of the abutting property being or to be served by such
driveway. The Town shall not be responsible for the installation of
or payment for said culverts.
E.
The width of the trench in which the pipe is laid
shall be sufficient to permit thorough tamping of the backfill around
the pipe. A cushion of at least six inches shall be laid in line with
grade prior to laying the pipe. No rock over three inches' thickness
shall protrude or lay in this cushion. The soil below the cushion
shall be stable enough that there will be no settlement of pipe after
backfilling the trench.
F.
The pipe shall be laid to true line and grade on the
prepared bed of the trench. All connections for corrugated metal pipe
shall consist of corrugated metal bands lapping on equal portions
of the sections to be connected. Backfilling of the trench shall be
done with ROB gravel or other suitable material approved by the Town
Superintendent of Highways and/or the Town Engineer. The backfill
shall be made in layers of no more than 12 inches, which shall be
taped and watered. In no case shall the top of any drainage pipe be
less than 12 inches below the finished grade of pavement.
G.
All drainage structures shall be of a size sufficient
to carry natural water runoff and stormwater and also that which,
in the opinion of the Town Superintendent of Highways and/or the Town
Engineer, may be reasonably anticipated from future construction both
from within the development and from adjoining properties which normally
drain across the area of the proposed development. Additional or larger
culverts and drainage structures shall be installed and paid for by
the developer if the Town Superintendent of Highways and/or the Town
Engineer so direct.
H.
All drainage ditches shall be constructed to provide
for the flow as described above and easements shall be acquired by
the petitioners and presented to the Town Board in order to save the
Town from claims of runoff on adjoining owners. These easements shall
carry runoff to a defendable line of drainage.
Bridges shall be constructed according to the
current specifications of the New York State Department of Transportation.
The word "current" as used in the preceding sentence means the date
that the offer to dedicate such road with a bridge or bridges upon
it is presented to the Town Board. Bridges shall be designed by a
licensed professional engineer, and design calculations shall be submitted
to the Town Superintendent of Highways and/or the Town Engineer.
Catch basins and curb inlets shall be constructed
in order that surface water be intercepted. Such structures shall
be spaced at 400 feet or less. On grades in excess of 6%, the distance
apart shall not exceed 250 feet. Whenever, in the opinion of the Town
Superintendent of Highways and/or the Town Engineer, ground conditions
or other circumstances require it, larger or heavier materials, additional
materials, reinforcing, or other modifications and improvements in
design and construction shall be made as directed by the Town Superintendent
of Highways and/or the Town Engineer at any time prior to construction
of pavement. Structures may be precast or cast in place using 3,500
psi concrete and reinforced as required.
Corrugated metal pipe end sections shall be
used at the inlet and outlet ends of culvert pipe where required to
prevent erosion or as directed by the Town Superintendent of Highways
and/or the Town Engineer. End sections shall be designed and installed
to prevent piping, erosion and undercutting. End sections shall be
of a gauge in accordance with the New York State DOT Specifications
for Corrugated Metal Pipe End Sections.
If, in the opinion of the Town Superintendent
of Highways and/or the Town Engineer, it is necessary to intercept
and carry away groundwater within the limits of the right-of-way,
to protect the stability of the road bed, curb or sidewalk areas,
the subdrainage required by the Town Superintendent of Highways shall
be installed. Perforated pipe or porous wall pipe having a minimum
diameter of four inches, encased in six inches of 3/4-inch clean crushed
stone or crushed gravel, shall be used for such purpose in amount
deemed necessary by the Town Superintendent of Highways and/or the
Town Engineer.
Roof and cellar drains shall in no case be allowed
to flow onto the street right-of-way. With the approval of the Town
Superintendent of Highways and/or the Town Engineer in writing, these
drains may be piped to existing stormwater pipe drains, if any, to
which they will be connected on top only. Such drains must be installed
prior to the start of the application of the foundation course. Drains
from sanitary sewers or septic tanks will not be permitted to flow
into road ditches or storm drains under any circumstances.
A.
The minimum radius of horizontal curves shall be 200
feet on minor streets, and 300 feet on major streets measured at the
center line.
B.
The minimum length of vertical curve shall be 200
feet on minor streets and 300 feet on major streets. Differences in
grade will be effected with a vertical curve of sufficient length
to allow a vertical sight distance of no less than 250 feet, based
on a four-foot elevation.
C.
The minimum length of tangents by reversed curves
shall be 200 feet on minor streets, and 300 feet on major streets.
Grades of all streets shall conform to general
to the terrain and shall not be in excess of 14% nor less than 1%.
Streets shall be arranged so as to obtain as many as possible of the
building sites at or above the grades of the streets. Steep grades
(in excess of 10%) shall be limited to a maximum length of 500 feet
and shall not be designed in proximity to proposed intersections with
other roads.
On major streets, where required by the Planning
Board or Highway Superintendent, concrete curbs shall be constructed
on both sides of the street, prior to laying street pavement. A base
course of six inches of ROB gravel, tamped and free of stone over
two inches in thickness, shall be laid under all curbing. A concrete
mix of 3,500 psi after 28 days shall be used and shall be finished
and cured to the satisfaction of the Town Superintendent of Highways
and/or the Town Engineer. The developer, at his own expense, shall
replace any curbing that has settled, cracked, scaled or has become
damaged in any way by the developer before and within the one-year
maintenance period after dedication. Curbs shall be depressed four
inches at all driveways. Stone curbs or precast curbs may be substituted
and approved of by the Town Superintendent of Highways and/or the
Town Engineer.
On major streets or on minor streets if so required,
four-inch-thick Portland cement concrete walks shall be constructed.
A base course of six inches of ROB gravel, tamped and free of stone
over two-inch thickness, shall be laid under all sidewalk. A concrete
mix of 3,500 psi after 28 days shall be used and shall be finished
and cured to the satisfaction of the Town Superintendent of Highways
and/or the Town Engineer. Sidewalks shall be reinforced with steel
mesh and shall have handicapped ramps at all intersections. The developer,
at his own expense, shall replace any sidewalk that has settled, cracked,
scaled or has become damaged in any way by the developer before and
within the one-year maintenance period after dedication.
A.
The developer shall design and construct all driveways
within the limits of the right-of-way with sufficient sight distance
and with a grade no more than one inch per foot from curb to the right-of-way
line. The minimum width of the driveway pavement at the curb or street
pavement line shall be 15 feet, tapering to a minimum of 10 feet at
the right-of-way line. All driveways shall have a six-inch ROB gravel
foundation course from curb to right-of-way line and no less than
two inches' bituminous penetration macadam wearing course from curb
or street pavement line to right-of-way line, which shall be applied
during or after the laying of the street pavement.
B.
All driveways shall be graded to the satisfaction
of the Town Superintendent of Highways and/or the Town Engineer prior
to the surfacing of such driveways.
Where required, paved gutters on streets as shown in Figure 1[1] shall be constructed the entire length of street on both
sides. Such paved gutters shall be considered as part of the construction
of shoulders after the street pavement has been laid. Grading of shoulders
and paved gutters shall be simultaneous, being shaped and rolled just
prior to the application of double surface treatment for shoulders
and paved gutters. The grades on paved gutters shall be maintained
relative to the center-line elevation to insure good runoff of surface
water. It should be noted that the foundation course of the street
pavement extends to the outer edge of the paved gutter.
[1]
Editor's Note: Figure 1 is included at the end of this chapter.
A.
All intersections with existing Town or county roads
shall be constructed with the edge of pavement having a radius of
20 feet maximum. The safe sight distance shall be determined using
"A Policy on Geometric Design of Highways and Streets 2001" by AASHTO.
Relocation of the driveway and/or vegetation removal may be required
to satisfy the safe sight distance.
B.
Intersections within the development shall be constructed
with edge of pavement having a radius of 20 feet minimum and 35 feet
maximum. All intersecting streets shall have a minimum horizontal
sight distance of 250 feet in each direction. Exceptions for less
than 250 feet will be in writing and approved by the Town Superintendent
of Highways and/or the Town Engineer. Intersections shall be at ninety-degree
angles; exceptions will be submitted in writing and approved by the
Town Superintendent of Highways and/or the Town Engineer.
C.
Where a development street intersects a Town or county
road, the approved plans will show the proposed type, length and diameter
of pipe and drainage flow along said road. The pipe will be installed
and paid for by the developer under the direction of the Town Superintendent
of Highways and/or the Town Engineer, or the County Commissioner of
Public Works or his representative, as the case may be.
D.
The grade of the intersecting street with a Town or
county road shall be no more than one inch per foot from the edge
of shoulder of the Town or county road to the right-of-way or road
line of said road. The County Commissioner of Public Works shall be
notified of all intersections with county roads, for approval of location,
grade, and drainage structure.
Intersections of major streets by other streets
shall be at least 800 feet apart, if possible. Cross (four-cornered)
street intersections shall be avoided insofar as possible, except
at important traffic intersections. A distance of at least 150 feet
shall be maintained between offset intersections. Within 40 feet on
an intersection, streets shall be approximately at right angles, and
grades shall be limited to 1 1/2%. All street intersection corners
shall be rounded by curves of at least 25 feet in radius at the property
line. Within triangular areas formed by the intersecting street lines,
for a distance of 15 feet from their intersection and the diagonals
connecting the end points of these lines, visibility for traffic safety
shall be provided by excavating, if necessary. Nothing in the way
of fences, walls, hedges or other landscaping shall be permitted to
obstruct such visibility.
After the foundation course has been inspected
and approved by the Town Highway Superintendent and/or Town Engineer
with the two-month settlement period elapsed and the three-inch gravel
leveling course has been thoroughly compacted and trimmed to present
an even surface, both in profile and cross section and allowing for
the required depth of finished pavement, one of the following two
types of pavement shall be laid:
A.
"Blacktop" (asphaltic concrete pavement).
(1)
Description.
(a)
After the foundation courses have been completed,
two or three courses of asphaltic concrete paving shall be applied.
Materials shall conform to the NYSDOT Standard Specifications and
shall be furnished by a bulk asphaltic producer regularly engaged
in the production of hot-mix, hot-laid asphaltic paving materials.
(b)
Materials shall not be placed over wet or frozen
subgrade surfaces. Install asphalt surface materials only when base
is dry and surface temperature is 50° F. or above and air temperature
is 40° F. or above.
(5)
Installation.
(a)
Remove loose and foreign material from compacted
base immediately before application of surface materials. Do not start
surface work until all other work which may damage the finish surface
is completed.
(b)
Install asphalt surface materials in two or
three courses as required, base course, leveling course and surface
course, total compacted depth as required.
(c)
Place, spread and strike off the asphalt concrete
mixture on a properly prepared and conditioned surface. Inaccessible
and small areas may be placed by hand. Place each course to the required
grade, cross-section and schedule compacted thickness.
(d)
Place materials in strips not less than 10 feet
wide. After the first strip has been placed and rolled, place all
succeeding strips and extend rolling to overlap previous strips. Complete
base course for a section before placing surface course materials.
(e)
Carefully make joints between old and new pavements,
and between successive day's work, to ensure a continuous bond between
adjoining work. Construct joints to have the same texture, density
and smoothness as other sections of the asphalt concrete course.
(f)
Begin rolling operations when the asphalt concrete
mixture will bear the weight of the roller without excessive displacement.
Compact areas inaccessible to rollers with vibrating plate compactors.
(g)
Rolling shall continue until the asphalt concrete
mixture has been compacted to the required surface density and smoothness.
Continue rolling until all roller marks are eliminated. Provide a
smooth, compacted surface texture to thickness and elevations required.
(h)
Protect newly placed material from traffic by
barricades or other suitable methods acceptable to the Town Superintendent
of Highways.
(6)
Field quality control.
(a)
Test for surface smoothness with ten-foot straight-edge.
Deficient areas shall be defined, removed and replaced, or adjusted
to design thickness by methods acceptable to the Town Superintendent
of Highways and/or Town Engineer.
(b)
When, during progress of work, field inspection
indicates that installed compacted materials do not meet specified
requirements, remove defective materials and install new materials
at contractor's expense as directed by the Town Superintendent of
Highways and/or Town Engineer.
(7)
Protection. Protect paving from damage due to construction
and vehicular traffic until final acceptance.
(8)
Cleaning.
(a)
Perform cleaning during installation of the
work and upon completion of the work. Remove from site all excess
materials, debris, and equipment. Repair damage resulting from paving
operations.
(b)
Sweep pavement and wash free of stains, discolorations,
dirt and other foreign material immediately prior to final acceptance.
B.
Road mix bituminous pavement (motor paving).
(1)
Description. This work shall consist of constructing
one or more courses of road mix bituminous pavement on a prepared
base in accordance with these specifications and in substantial conformance
with the lines, grades, thicknesses and typical cross-sections shown
on the plans or established by the Engineer.
(2)
Materials.
(a)
Bituminous material. The bituminous material
shall meet the requirements of 702-31, "Asphalt Emulsion" or "Cationic
Asphalt Emulsion." The type of bituminous materials shall be as specified
on the plans or in the proposal unless otherwise directed by the Town
Highway Superintendent and/or the Town Engineer.
(b)
Aggregates: The aggregates shall be Department-approved
aggregates meeting the requirements of 703-02, "Coarse Aggregates,"
for the sizes specified.
(c)
Hydrated lime: Hydrated lime shall meet the
requirements of 712-04, "Hydrated Lime."
(d)
Composition of mixtures: The bituminous road
mix shall generally be composed of a mixture of aggregate, hydrated
lime, if required, and bituminous material. The mix shall be proportioned
as specified in the table below "Composition of Bituminous Road Mixtures."
|
Table
| |||
|---|---|---|---|
|
Composition of Bituminous Road Mixtures
| |||
|
Aggregate Sizes
|
MIX 1
General Limits1
|
MIX 2
General Limits1
| |
|
#2
|
75% to 85%
|
—
| |
|
#1
|
15% to 25%
|
75% to 85%
| |
|
#1A
|
—
|
15% to 25%
| |
|
Bituminous material2
|
4.0 to 6.03
|
4.7 to 6.73
| |
|
Notes:
| ||||
|
1.
|
Percentage based on total aggregate weight.
| |||
|
2.
|
Percentage based on total mix weight.
| |||
|
3.
|
When asphalt emulsion, Material Designation
702.31, is used, 0.2% to 0.3% of hydrated lime may be added to the
mix to hasten the break of the emulsion.
| |||
A.
Weather limitations. Bituminous material or mixture
shall not be applied on any soft surfaces, when the weather is wet,
when the air temperature is below 40° F. in the shade or when
the weather conditions would prevent proper construction of the pavement.
B.
Equipment.
(2)
The travel plant mixer shall be capable of continuously
mixing aggregates with bituminous material in the specified proportions
in a mixer unit and then depositing the mixture on the prepared base.
(3)
All equipment and the condition of the equipment shall
meet the approval of the Town Superintendent of Highways and/or the
Town Engineer.
C.
Preparation of the base. The roadway surface to be
covered shall be free from holes, depressions, bumps, waves and corrugations.
Any unsuitable surface areas shall be repaired by replacement of the
unstable materials or by patching with a material to produce a tight
surface having the same elevation as the surrounding surface. The
roadway surface shall be broomed when ordered by the Town Superintendent
of Highways and/or the Town Engineer to remove loose material.
D.
Mixing and spreading. The aggregate and asphalt shall
be thoroughly mixed so that the bituminous material is uniformly distributed
throughout and all aggregate particles are completely coated. If hydrated
lime is used to hasten the break of emulsion, the lime may be added
to the mix just prior to the discharge of the material from the mixer.
The mixture shall be deposited on the prepared base at the back of
a mechanical spreader in a uniform layer so as to produce the specified
thickness after compaction.
E.
Compaction. After spreading, the mixture shall be
thoroughly and uniformly compacted with a self-propelled steel-wheeled
roller to obtain a thoroughly compacted pavement. The number of roller
passes to achieve the desired compaction shall be approved by the
Town Superintendent of Highways and/or the Town Engineer.
F.
Surface testing. The finished surface of the pavement
shall be tested with a sixteen-foot straight edge laid parallel with
the center line of the pavement. Any area exceeding a 1/4-inch variation
from the surrounding area shall be satisfactorily corrected or removed
and replaced.
G.
Pavement sealing, final coat. Immediately after compacting
the road mix, No. 1A size stone meeting the requirements of 703-02,
"Coarse Aggregates," at the rate of 15 to 20 pounds per square yard
shall be uniformly spread upon the surface and the course rolled thoroughly.
The pavement shall not be opened to traffic for a minimum of three
days after placing the No. 1A size stone and before placing the seal
coat. The seal coat shall be bituminous material asphalt emulsion
meeting the requirements of 702-31 applied at the rate of 0.55 to
0.65 gallon per square yard. This shall be immediately followed by
an application of No. 1A aggregate at the rate of 15 to 20 pounds
per square yard, which shall then be rolled.
H.
Pavement sealing, second coating. Within three months
after the first seal coat is placed, there shall be placed a second
seal coat applied to the full width of the road. The second coat shall
be similar to the first coat in every way, except limited traffic
may be allowed.
I.
Standards in the above section refer to the latest
edition of the New York State Department of Transportation Specifications.
A.
On rural-type roads where a five-foot-wide paved shoulder is required as shown on Figure 1,[1] the shoulder shall be constructed and shaped immediately following the construction of the base course pavement. Shoulders shall be constructed of select gravel, approved by the Town Superintendent of Highways and/or the Town Engineer, and shaped and rolled with a ten-ton steel-tired roller to grade as shown on Figure 1.
[1]
Editor's Note: Figure 1 is included at the end of this chapter.
B.
A double surface treatment shall be applied to shoulders
as follows:
(1)
Apply a uniform application of RT-4 to the shaped
and rolled gravel shoulders at the rate of 0.50 gallon per square
yard.
(2)
Uniformly spread with a gravity-type mechanical spreader
about 25 pounds of clean 1/2-inch crushed stone or crushed gravel
per square yard.
(3)
Broom to distribute stone evenly and roll with a ten-ton
steel-tired roller.
(4)
Apply a uniform application of 64-P or MC-5 at the
rate of 0.50 gallon per square yard.
(5)
Uniformly spread with a gravity-type mechanical spreader
about 25 pounds of clean 1/2-inch crushed stone or crushed gravel
per square yard and roll with a ten-ton effective weight steel-tired
roller.
C.
It will be noted that the second surface treatment
of pavement shall be simultaneous with the second surface treatment
of shoulders so that the pavement and shoulders present a uniform
appearance on completion.
[Added 11-20-2007 by L.L. No. 4-2007[1]]
A.
Purpose and intent. In order to preserve the rural character of the Town of Marbletown and to minimize disturbance to the Town's natural features, the Planning Board is authorized to approve private rural roads in low-density subdivisions with no more than 10 lots. The Planning Board must find that the proposed subdivision will maintain or enhance the rural quality of the area and will meet all of the requirements and conditions of this section and such other conditions as the Planning Board deems appropriate under the particular circumstances. The intent of these specifications is that only the standards in this section and those additional sections cited in Subsection D(10) below shall apply to private rural roads.
B.
Private rural road definition: a road intended to
serve single-family homes in low-density development in the A-3 and
A-4 Zoning Districts and designed to be used by no more than approximately
100 vehicle trips per day.
C.
General standards.
(1)
The boundary of each lot served by a private rural
road shall extend to the center line of the road with the right-of-way
for ingress and egress over the road granted to each lot served by
such road.
(2)
The applicant shall submit to the Planning Board as
part of the application for preliminary plat approval, a professional
engineer's drawings showing the exact location, dimensions and grade
of the private rural road, as well as the specifications setting forth
the proposed composition of the road.
(3)
Written comment from the Town Highway Superintendent,
Town Engineer and local fire company shall be secured before the Planning
Board's approval of any private rural road.
(4)
A Homeowners' Association (HOA) may be created to
provide for the perpetual care and maintenance of the private rural
road. The HOA must have the power to assess the subdivision lot owners
for their share of the maintenance costs of the common road. The HOA
shall ensure that the road is properly maintained and kept open to
permit emergency vehicle access. A performance bond must be posted
by the applicant to ensure the proper completion of the road and the
Town Board shall determine how much the performance bond shall be
and what form it shall take. If an HOA is not created for perpetual
care and maintenance, all lot owners served by the common road shall
enter into a maintenance and repair agreement to care for and ensure
access to such a road. Such agreement shall be approved by the Town
Attorney or Attorney for the Town.
(5)
The private rural road may never be offered for dedication
to the Town of Marbletown unless it conforms to the Town road specifications
for roads other than private rural roads in effect on the date of
the offer of dedication. However, the Town Board shall be under no
obligation to accept such an offer of dedication, even if the road
conforms to such specifications. In the event of such dedication,
the cost of bringing the road up to such Town road specifications
shall not be borne by the Town.
(6)
The lots in a subdivision accessed by a private rural road shall be restricted by a condition that they may never be subdivided beyond a total of 10 lots unless the road is reconstructed to conform to the standards set forth in Chapter A206 for roads other than private rural roads.
(7)
The subdivision plat shall show the road clearly labeled
"private rural road."
D.
Design standards.
(1)
All construction shall be in accordance with these
regulations and shall be under the immediate inspection, supervision
and approval of the Town Highway Superintendent and the Town Engineer.
(2)
The right-of-way for a private rural road shall be
not less that 50 feet in width with a wearing surface not less than
16 feet in width. Curbs shall be avoided unless deemed necessary by
the Town Superintendent of Highways, Ulster County Commissioner of
Highways and Bridges or New York State Department of Transportation.
The private rural road shall be cleared and graded to a width of 25
feet and a horizontal clearance maintained for a distance of 12 feet
from the center line and a vertical clearance of 15 feet maintained.
(3)
Whenever possible, private rural roads shall follow
natural contours and drainage shall be provided by swales or culverts
designed to the satisfaction of the Town Highway Superintendent and
Town Engineer. Drainage plans shall be prepared and stamped by a licensed
professional engineer and shall comply with applicable New York State
Department of Environmental Conservation State Pollutant Discharge
Elimination System permit standards for construction activities.
(4)
Minimum curve radius shall be 100 feet and minimum
tangent distance between reverse curves shall be 50 feet.
(5)
Grade shall not exceed 12% nor be less than 1%. Grade
shall not be greater than 3% within 50 feet of an intersection.
(6)
The foundation course shall be constructed of not
less than 12 inches of compacted quarry rubble, creek gravel, or run-of-bank
gravel or other pervious material acceptable to the Highway Superintendent
and Town Engineer.
(7)
The wearing surface shall consist of two inches of
New York State Department of Transportation top-course asphalt, or
a minimum of three inches of Item 4 or 400 fines. All roadway material
shall be inspected and approved by the Highway Superintendent and
Town Engineer.
(8)
The maximum length of the common portion of any private
rural road shall be 2,000 feet unless there are two points of access.
(9)
There shall be an adequate turnaround for emergency
vehicles at the end of the common portion of the private rural road.
In the event that any part or parts of these
street specifications for subdivisions, or of any ordinance or regulation
which may govern or otherwise affect them, is for any reason modified
or invalidated, the other portions of said specifications not affected
thereby shall remain in full force and effect.
Final decision as to the interpretation of any
part of these street specifications shall rest with the Town Superintendent
of Highways. He shall have the authority to modify the requirements
of these specifications when in his opinion conditions make it impracticable
to follow the strict letter of these specifications or when conditions
make it unnecessary to do so.
