In the layout, development and improvement of
a subdivision, the subdivider shall comply with all standards, specifications,
codes and ordinances of the Town of Geddes; and in addition, the subdivider
shall meet as minimums the standards of design and principles of land
subdivision set forth in this article.
Land subject to flooding and land deemed by
the Town Board to be uninhabitable shall not be subdivided for residential
occupancy, nor for such other uses as may involve danger to health,
life or property or aggravate any natural hazards, but such land within
the area of the plan shall be set aside for such uses as shall not
be endangered by periodic or occasional inundation.
A.
General.
(1)
The arrangement, character and extent of all streets
in a subdivision shall conform to existing and approved proposed streets
in the Town of Geddes in relation to topographic conditions, to public
convenience and safety and in their appropriate relation to the proposed
uses of the subdivision to be served by such streets.
(2)
Minor streets in a residential development shall be
so laid out as to discourage through traffic, but provision for the
extension and continuation of major and collector streets into and
from adjoining areas is required. If the subdivision abuts an arterial
street, the Town Board may require reverse frontage with screen planting
contained in a nonaccess reservation along the 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.
At all times, the street layout should be logically related to the
topography of the land. Intersections of minor streets with major
and collector streets shall be held at a minimum to avoid hazard and
delay. Half streets shall be prohibited except where it is necessary
to provide the remaining half of a previously approved half street.
(3)
No street names shall be used which will duplicate
or be confused with the names of existing streets in the Town of Geddes
or adjacent villages or towns. Streets that are extensions or in alignment
with existing names of streets shall bear the name of the existing
streets.
(4)
No dead-end streets shall be permitted without adequate
turnaround and express approval of the Town Board. 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 temporary turnaround.
Appropriate arrangement shall be made for those portions of temporary
turnarounds outside of street right-of-way to revert to abutting property
owners at such time as streets shall be extended.
(5)
Cul-de-sac streets. Cul-de-sac streets shall have
a maximum length of 700 feet.
B.
Street alignment.
(1)
The minimum radius at the center line for curves on
major streets shall be 500 feet; for collector streets 300 feet; and
for minor streets and cul-de-sac streets 140 feet.
(2)
Major and collector streets shall have a tangent length
of a minimum of 100 feet measured at the center line between reverse
curves.
(3)
Proper braking sight distance shall be provided with
respect to both horizontal and vertical alignment. Measured along
the center line, the minimum braking sight distance shall be 200 feet
for major and collector streets and 150 feet for minor streets and
cul-de-sac streets.
(4)
Proper sight distances shall be maintained at all
intersection of streets. Measured along the center line, there shall
be a clear sight triangle a minimum of 75 feet from the point of intersection.
No present or proposed building or obstruction shall be permitted
in this area.
C.
Street grades.
(1)
There shall be a minimum grade of at least 1/2 of
1% on all streets, a maximum grade of 8% on major and collector streets;
and 10% on minor streets for a maximum distance of 1,500 feet.
(2)
Vertical curves shall be used in changes of grade
exceeding 2% and shall be designed for braking sight distance. Intersections
shall be approached on all sides by leveling areas, such leveling
area shall extend for a distance of 100 feet, from the point of intersection
of center line of intersecting streets and within which no grade shall
exceed a maximum of 3%.
D.
Street widths.
(1)
Minimum street and pavement widths shall be 13 feet
from center line to inside edge of six inches asphalt kickup gutter
for minor and collector streets.
(2)
Additional widths may be required by the Town Board
upon findings that the same are required by: public safety and convenience;
parking on commercial or public use areas; and existing streets which
do not provide the proper widths and where as a consequence, additional
dedication is necessary.
(3)
Minimum right-of-way shall be 60 feet for minor streets.
A cul-de-sac shall have a minimum right-of-way radius of 60 feet.
E.
Street intersections.
(1)
Multiple intersections involving the junction of more
than four roadways shall be avoided.
(2)
Right angle intersections shall be used whenever practicable,
especially when minor streets empty into major and collector streets.
Intersections involving major and collector, angles of intersection
may vary between 80º and 100º. When a minor street intersects
another minor street, intersection angles may vary between 75º
and 105º. Minimum distance between center line offsets at jogged
intersections, involving major and collector streets, shall be 200
feet. Jogged intersections involving only minor and cul-de-sac streets
shall have a minimum offset of 150 feet.
(3)
Street curb and gutter intersections shall be rounded
by a tangential arc with a minimum radius of 25 feet for minor and
cul-de-sac streets and 30 feet for intersections involving collector
and major streets.
F.
Street pavement standards. Standards to be according
to the latest regulations of the Highway Superintendent.
A.
Lot arrangement (along a street).
(1)
The total length of a series of lots lining a street
shall have a minimum frontage length of 800 feet with a maximum length
of 1,200 feet. The length of a series of lots of a "side" street shall
be at least two lot depths, exceptions being cul-de-sac streets. Modifications
of the above criteria are possible in commercial and industrial developments.
(2)
In subdivisions containing parks and playgrounds bounded
by lots, in exceptionally long streets or where access to a school
or shopping center is necessary, a crosswalk with a minimum right-of-way
of 12 feet and a paved walk of six feet in width shall be provided.
B.
Individual lots.
(1)
The minimum lot sizes and frontage shall be by the
provisions set forth in the Town of Geddes zoning regulations. Excessive
depth in relation to the width of a lot shall be avoided. A proportion
of 2.5:1 will normally be considered maximum.
(2)
All lots shall abut on a street, but double frontage
lots are prohibited. All lot lines shall be perpendicular to the street
right-of-way line. If after subdividing, there exist remnants of land,
they shall be included in proposed or existing lot areas.
A.
Building lines. The minimum building setback is controlled
by the provisions set forth in the Town of Geddes zoning regulations
as amended and as may be further amended.
B.
Utilities.
(1)
Street right-of-way. If sewer, water, drainage, gas,
electrical, streetlighting or other public facilities are to be located
within street right-of-way, their location and installation shall
be coordinated so that they may be added to, repaired or enlarged
at minimum cost.
(2)
Easements. If easements are used at the rear or sides
of lots to provide for utilities or access to an interior park or
playground, the easement shall have a minimum width of 15 feet.
Reasonable requirements for the preservation
of outstanding natural features may be specified by the Town Board.
These include large trees or groves, watercourses and falls, historic
sites, exceptional views and similar irreplaceable assets in which
there is general public interest. There shall be at least one tree
per lot and spaced at intervals of not more than 50 feet and two trees
per lot on corner lots. No trees shall be planted within the street
right-of-way. Required trees shall be located five feet to 10 feet
outside the right-of-way. Trees shall be hardy, suitable to local
soil and climate and of the species approved by the Town Board. New
trees shall measure at least 1 1/2 inches in diameter as measured
at a point four feet above the finished grade.
