In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter and the Town of Galway Subdivision Design and Construction Standards.[1] Said standards shall be considered to be the minimum requirements and may be waived by the Planning Board only under circumstances set forth in Article VII herein.
[1]
Editor's Note: Said standards are on file at the office of the Town Clerk.
A. 
Character of land. Land to be subdivided shall be of such character that it can be used safely for the intended purpose without danger to health or peril from fire, flood or other menace.
B. 
Conformity with Official Map and Comprehensive Plan. Subdivisions shall conform to the Official Map of the town and shall be in harmony with the Comprehensive Plan, if such exists.
C. 
Specifications for required improvements. All required improvements shall be constructed or installed to conform to the town specifications, which may be obtained from the Town Clerk.
A. 
Width, location and construction. Streets shall be of sufficient width, suitably located and adequately constructed to conform with the Comprehensive Plan and the Official Map, if such exist. They shall accommodate the prospective traffic and afford access for emergency equipment. The arrangement of streets shall cause no undo hardship to adjoining properties. They shall be coordinated to compose a convenient system with respect to topographical features, public convenience, safety and future development.
B. 
Arrangement. The arrangement of streets in a subdivision shall provide for the continuation of principal streets of adjoining subdivisions and for proper projection of principal streets into adjoining properties which are not yet subdivided. Such arrangement shall take into consideration construction or extension of needed utilities and public services.
C. 
Minor or local streets. Minor streets shall be so laid out that their use by through traffic will be discouraged.
D. 
Provision for future subdivision. Where a tract is subdivided into lots substantially larger than the minimum size required in the zoning district in which a subdivision is located, the Planning Board may require that streets and lots be laid out to permit future resubdivision in accordance with the requirements contained in these regulations.
E. 
Block size.
(1) 
The length, width and shape of blocks shall be determined with due regard to:
(a) 
Provisions for adequate building sites suitable to the special needs of the type of use contemplated.
(b) 
Zoning requirements as to lot sizes and dimensions.
(c) 
Needs for convenient access, circulation control and safety of street traffic.
(d) 
Limitations of opportunities and topography.
(2) 
Blocks generally shall not be less than 600 feet nor more than 2,000 feet in length. In general, no block width shall be less than twice the normal lot depth. In blocks exceeding 800 feet in length, the Planning Board may require the reservation of a thirty-foot-wide easement through the block to provide for utilities and pedestrian traffic. They may further specify that a paved footpath four feet in width may be required.
F. 
Relation to topography. The street plan of a proposed subdivision shall bear a logical relationship to the topography, and all streets shall be arranged to obtain as many building sites as possible above the grade of the streets. Grades of streets shall conform as closely as possible to the original topography. When a subdivision street intersects an existing street, the Planning Board may require the owner to improve the existing street to meet the requirements of these regulations for intersection design.
A. 
Street and right-of-way widths. Streets shall have the following widths and roadway widths unless otherwise shown on the Comprehensive Plan or Official Map:
Type
Right-of-Way Width
(feet)
Roadway Width
(feet)
Arterial or major
Varies
Varies
Collector
60
36
Minor, local
60
30
Marginal access
60
30
NOTES:
1Roadways shall be centered in the right-of-way except in unusual cases.
B. 
Street alignment. A curve shall be required whenever a collector or minor street deflects more than 10°. A curve shall be required for any deflection of an arterial street. Minimum center-line radius for horizontal curves shall be as follows:
Type
Minimum Radius
(feet)
Arterial or major
800
Collector
300
Minor, local
200
Marginal access
200
NOTES:
1A tangent of at least 100 feet shall be required between reverse curves.
C. 
Street grades.
(1) 
Maximum street grades shall be as follows:
Type
Maximum Grades
(percent)
Arterial or major
6
Collector
7
Minor, local
7
Marginal access
7
(2) 
Minimum street grades shall not be less than 0.6%. Grades at street intersections shall be held to a maximum of 3% for a distance of 100 feet from the edge of the pavement of the intersecting street. Vertical parabolic curves shall be introduced at changes of grade exceeding an algebraic difference of 1% and shall provide the following minimum sight distances:
Type
Minimum Sight Distance
(feet)
Arterial or major
Per the American Association of State Highway Transportation Officials' standards
Collector
250
Minor, local
200
Marginal access
200
D. 
Street intersections.
(1) 
T-intersections shall be used in residential areas where practical. Cross intersections (four-cornered streets) shall be avoided where possible. Intersections of more than two streets will be prohibited. Intersecting streets shall meet at 90° where possible. An angle of less than 75° will not be permitted. Any change in street alignment to meet this requirement shall be at least 100 feet from the pavement edge of the intersecting street.
(2) 
Intersection sight distance shall comply with the requirements established by the Manual of Uniform Traffic Control Devices.
(3) 
Street right-of-way lines and roadways at intersections shall be rounded with a radius selected from the following table by the highest type of street at the intersection.
Type
Minimum Right-of-Way Radius
(feet)
Minimum Roadway Radius
(feet)
Arterial
Varies
Collector
25 to 35
25 to 35
Local, minor
25 to 35
25 to 35
Marginal access
25 to 35
25 to 35
(4) 
Right-of-way radius lines and roadway radius lines shall be concentric. The radii given are for ninety-degree intersections. Shorter radii at obtuse angles and longer radii for acute angles may be required. Intersections with arterial streets shall be held to a minimum and preferably spaced at least 1,000 feet apart.
(5) 
Streets entering opposite sides of another street shall be laid out either directly opposite or with a minimum offset of 125 feet between their center lines.
E. 
Culs-de-sacs.
[Amended 6-13-2000 by L.L. No. 1-2000]
(1) 
The creation of a cul-de-sac or loop residential streets will be allowed wherever the Planning Board feels that such type of development will not interfere with normal traffic circulation in the area. In the case of a cul-de-sac, where needed or desirable, the Planning Board may require the reservation of a twenty-foot-wide easement to provide for continuation of pedestrian traffic and utilities to the next street. Subdivisions containing 20 lots or more shall have at least two street connections with existing public streets or streets shown on the Official Map or streets on an approved subdivision plat for which a bond has been filed.
(2) 
For emergency purposes, cul-de-sacs may not be longer than 800 feet and shall be provided with a turnaround at the closed end having a street right-of-way diameter of at least 300 feet and an outside edge of pavement diameter of at least 267 feet. The design of the proposed cul-de-sac, including any islands in the center of the cul-de-sac, shall be approved by the Town Engineer and the Town Highway Superintendent.
F. 
Street access. Access to arterial streets shall be restricted as much as practicable. The subdivision layout shall provide each lot with access to a public street or highway. Access from private streets is acceptable only if such streets are designed and improved in accordance with these regulations.
G. 
Driveway access. Driveway grades between the street and setback line shall not exceed 10%. The Planning Board may also designate curve radii for driveway intersections with the street and may require special provisions to assure visibility similar in nature to those requirements for street intersections set forth in Article IV, § 100-18C and D. The purpose of such special regulations shall be to avoid what are commonly called "blind driveways."
H. 
Street setbacks. Setbacks from new and existing streets shall be in accordance with Chapter 115, Zoning.
I. 
Fill/cut slopes.
(1) 
Where streets are constructed on new fill, the side slopes of the fill shall be as follows:
Fill Height
(feet)
Slope
(vertical/horizontal)
0 to 15
1/4 or flatter
Over 15
1/3 or flatter
(2) 
The width of the top of the embankment shall be at least 20 feet wider than the width of the pavement.
J. 
Guide railing. Guide rails shall be installed as per New York State Department of Transportation Design Standards and Specifications. In general, guide rails will be required where the following embankment conditions are proposed:
(1) 
The slope of the embankment is steeper than one vertical to two horizontal regardless of the total vertical drop.
(2) 
The slope of the embankment is steeper than one vertical to two horizontal, but steeper than one vertical to three horizontal if the total vertical drop exceeds six feet.
K. 
Improvements. Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, water mains, sewers, streetlights and signs, street trees and fire hydrants. The Planning Board may waive, subject to appropriate conditions, such improvements it considers will not jeopardize the public safety, health or welfare. Pedestrian easements shall be improved as required by the Town Engineer. All improvements shall meet the town design standards and specifications as interpreted by the Town Engineer. Additionally, the following shall apply:
(1) 
Fire hydrants. Installation of fire hydrants shall be in conformity with all requirements of standard thread and nut as specified by the New York Fire Insurance Rating Organization, the Division of Fire Safety of the State of New York and the fire company having jurisdiction.
(2) 
On-site water storage for fire protection. At the option of the Planning Board and upon recommendation of the Fire Department, on-site storage of water for fire-protection purposes may be required. Such installations shall comply with the National Fire Protection Association's Standard on Water Supplies for Suburban Rural Fire Fighting.
(3) 
Streetlighting facilities. Lighting facilities shall be in conformance with the lighting system of the town. New lighting standards and fixtures shall be installed after approval by the appropriate power company and the authorized town electrical inspector. Any extension of existing or formation of a new lighting district must be first approved by the Town Board.
L. 
Utilities in streets. The Planning Board shall require, wherever possible, underground utilities to be placed in the street right-of-way between the paved roadway and street line to simplify future access and servicing. The subdivider shall install underground service connections to the property line of each lot within the subdivision for such required utilities before the street is paved.
M. 
Utility easements. Where topography makes it impractical to include the utilities within the street right-of-way, perpetual unobstructed easements at least 20 feet in width with satisfactory access to the street shall be provided. Easements shall be continuous from block to block and present as few irregularities as possible. The easements shall be cleared and graded where required.
N. 
Utility maps. The developer shall provide to the Town Engineer two copies of detailed as-built utility maps of all utilities installed in the project before dedication to the town.
O. 
Existing street rights-of-way. Existing street rights-of-way within the subdivided property shall be widened, if necessary, to achieve the width required for the type of street.
P. 
Watercourses.
(1) 
Where a watercourse separates a proposed street from abutting property, provision shall be made for access to all lots by means of culverts or other structures approved by the Town Engineer.
(2) 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way of not less than 30 feet in width conforming substantially with the natural lines of such watercourse. Additional width and/or construction may be required if ordered by the Town Engineer. Parallel streets or parkways may be required therewith.
(3) 
Any man-made pond shall be a minimum of 25 feet from any property line unless otherwise approved by the Planning Board.
[Added 6-13-2000 by L.L. No. 1-2000]
A. 
Type of name. All street names shown on a subdivision plat shall be approved by the Planning Board and the Town Board. Generally, streets shall have names and not numbers or letters and shall, when possible, be chosen from a list of names on file at the Town Clerk's office.
B. 
Names to be substantially different. Proposed street names shall be substantially different in sound and spelling with present names. Streets that join or are in alignment with streets of an abutting or neighboring property shall bear the same name. Generally, no street shall change direction by more than 90° without a change in street name.
C. 
Street numbering. House and lot numbering shall be consistent with and integrated with the Town of Galway grid coordinate system and the County of Saratoga 9/1/1 emergency system. The Zoning Administrator will furnish 9-1-1 numbers to the developer, starting with the north/south, east/west coordinates located at the developers road intersections with state, county or town roads. Each house location shall be assigned a specific three- or four-digit number based on forty-foot intervals from the starting coordinates. Numbers shall increase from west to east and south to north. Odd numbers will be assigned to the north and west sides of streets and even numbers to the south and east.
[Amended 6-13-2000 by L.L. No. 1-2000]
A. 
Lots to be buildable. The lot arrangement shall be such that in constructing a building in accordance with Chapter 115, Zoning, there will be no foreseeable difficulties for reasons of topography or other natural condition.
B. 
Corner lots. In general, corner lots should be larger than interior lots to provide for proper building setback from each street.
C. 
Double frontage and reverse frontage lots. Double frontage and reverse frontage lots shall be avoided except where desirable to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography or orientation. A planting screen easement of at least 20 feet in width, with no right-of-access, shall be provided along the rear line of such lots abutting a major traffic artery or other disadvantageous use.
D. 
Monuments and lot corner markers. Permanent monuments meeting specifications approved by the Town Engineer as to size, type and installation shall be set at such block corners, angle points, points of curve in streets and other points as the Town Engineer may require. All permanent markers shall be shown on the subdivision plat.
E. 
Keyhole lots. In general, the keyhole or flag shape of the lot is normally intended to provide for access to an otherwise landlocked interior parcel. They are not intended to be used to increase density.
[Added 6-13-2000 by L.L. No. 1-2000]
A. 
Removal of spring- and surface water. The Subdivider may be required by the Planning Board to carry away by pipe or open ditch any spring- or surface water that may exist either previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way where feasible or in perpetually unobstructed easements of appropriate width. The easements shall terminate within a bed and bank stream.
B. 
Drainage structure to accommodate potential development upstream. A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Town Engineer shall approve the design and size of the facility based on anticipated runoff from a ten-year design storm plus 10% under conditions of potential development permitted by Chapter 115, Zoning, in the watershed. In cases where it is anticipated that runoff in excess of that generated from a ten-year design storm could cause property damage, a higher-frequency storm design shall be used as deemed appropriate by the Town Engineer.
C. 
Responsibility for drainage downstream. The subdivider's engineer shall study the effect of each property on the existing downstream drainage facilities outside the area of the subdivision. This study shall be reviewed by the Town Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a ten-year storm plus 10%, the Planning Board shall not approve the subdivision until the condition has been rectified. In cases where it is anticipated that runoff in excess of that generated from a ten-year storm could cause property damage, a higher-intensity storm design shall be used as deemed appropriate by the Town Engineer.
[Amended 6-13-2000 by L.L. No. 1-2000]
D. 
Land subject to flooding. Land subject to flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy. It may not be used for other purposes which may increase danger to health, life and property or aggravate the flood hazard. Such land within the plat shall be set aside for such uses as will not be endangered by periodic or occasional inundation. It may be improved in a manner satisfactory to the Planning Board to remedy such hazardous condition.[1]
[1]
Editor's Note: See also Ch. 47, Flood Damage Prevention.
[Amended 7-8-1997 by L.L. No. 3-1997; 6-13-2000 by L.L. No. 1-2000]
A. 
Recreation areas shown on Town Comprehensive Plan. Where a proposed park, playground or greenspace shown on the Town Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B below. Such area or areas shall be dedicated to the town by the subdivider if the Town Board accepts such dedication.
B. 
Parks and playgrounds not shown on Town Comprehensive Plan. The Planning Board may require suitable recreation areas and/or green space be set aside by the developer in an amount not less than 5% of the accumulated building lot area. Such areas shall be dedicated to the town by the subdivider if the Town Board accepts such dedication.
C. 
Information to be submitted. The subdivider shall submit a detailed topographical map of all recreation areas prior to approval by the Planning Board. The submittal shall consist of five prints, plus one produced on Mylar at a scale of one inch equals 30 feet. The following features shall be included:
(1) 
The boundaries of said area, giving lengths and bearings of all straight lines; radii, lengths, central angles and tangent distances of all curves.
(2) 
The existing features, such as brooks, ponds, clusters of trees, rock outcrops and structures.
(3) 
The existing and, if applicable, proposed changes in grade contours of said area and of areas immediately adjacent.
D. 
Waiver of plat designation of area for parks and playground.
(1) 
In cases where the Planning Board finds that, due to the size, topography or location of the subdivision, land for park, playground or other recreation purposes cannot be properly located therein or if, in the opinion of the Board, it is not desirable, the Planning Board shall require, as a condition of approval of the plat, that the owner pay to the town a $200 fee per new lot included in the plat, which sum shall constitute a trust fund to be used by the town exclusively for park, playground or recreation purposes, including the acquisition of property.
[Amended 7-8-1997 by L.L. No. 3-1997]
(2) 
Such money shall be paid to the Town Board at the time of final plat approval, and no plat shall be signed by the authorized officer of the Planning Board until such payment is made. All such payments shall be held by the Town Board in a special Town Recreation Site Acquisition and Improvement Fund. This fund is to be used solely for the acquisition of land that is suitable for permanent park, playground or other recreational purposes or the physical improvement of existing parks or recreation areas.
E. 
Special areas. Usable area or areas bordering streams, lakes or other watercourses may be given special consideration by the Planning Board in excess of the 5% The Planning Board may recommend the Town Board acquire these areas by gift or purchase.
F. 
Reserve strips prohibited. Reserve strips of land which might be used to control access from the proposed subdivision to any neighboring property or to any land within the subdivision itself shall be prohibited.
G. 
Preservation of natural features. The Planning Board shall, wherever possible, preserve natural features which enhance residential developments and the community. Features such as large trees and groves, watercourses and falls, beaches, historic spots, vistas and similar irreplaceable assets shall remain undisturbed. No tree with a diameter of eight inches or more, as measured three feet above the base of the trunk, shall be removed unless such tree is within the right-of-way of a street shown on the final subdivision plat. Removal of additional trees shall be subject to approval of the Planning Board. In no case, however, shall a tree with a diameter of eight inches or more, as measured three feet above the base of the trunk, be removed without prior approval of the Planning Board.
H. 
Street trees. The Planning Board may require the planting of street trees. The size, species and locations shall be approved by the Planning Board.
I. 
Planting in right-of-way at street intersections. No trees, hedges, shrubs, walls, etc., which would obstruct vision from vehicles shall be placed within the street right-of-way or outside a fifty-foot corner radius.