A.
General standards. The subdivider shall observe the
following general land subdivision standards:
(2)
The arrangement of streets in the subdivision shall
in general provide for the extension of these streets in adjoining
subdivisions or be laid out in such a manner that they coincide with
streets (if existing) in adjoining subdivisions. Street width should
in all cases conform to the standards hereinafter defined. When streets
are completed for only a portion of an approved subdivision, the extension
of which are to be completed at a later date, the subdivider shall
provide a temporary turnaround roadway as specified for temporary
dead-end or temporary cul-de-sac streets.
(3)
Location, width and improvement of streets. Streets
shall be suitably located, of sufficient width and adequately improved
to accommodate the prospective traffic and to afford satisfactory
access to police, fire-fighting, snow removal or other road maintenance
equipment and shall be coordinated so as to compose a convenient system.
The arrangement of streets shall be such as to cause no undue hardship
to adjoining properties.
(4)
Intersections.
(a)
Intersections of major streets with other streets
shall be at least 800 feet apart. Cross (four-cornered) street intersections
shall be avoided. A distance of at least 150 feet shall be maintained
between offset intersections.
(b)
Streets shall be laid out so as to intersect
as nearly as possible at right angles.
(c)
Corner radii at intersections shall not be less
than 20 feet at property lines.
(5)
Dead-end streets (culs-de-sac), designed to be so
permanently, shall be limited to 200 average daily trips per day (ADT),
based on 10 ADT per single-family residence, and shall be provided
at the closed end with a minimum turnaround radius of 50 feet at the
property line. The Highway Superintendent may require an increased
turnaround radius and/or additional right-of-way space as deemed necessary
for highway maintenance.
[Amended 8-22-2001]
(6)
Continuation of streets into adjacent property. The
arrangement of streets shall provide for the continuation of principal
streets between adjacent properties where such continuation is believed
necessary by the Planning Board for convenient movement to traffic,
effective fire protection and efficient provision of utilities and
particularly where such continuation is in accordance with the Town
Plan, if any.
(7)
Relation to topography. Streets shall be logically
related to the topography, and all streets shall be arranged so as
to obtain as many as possible of the building sites at or above the
grades of the streets. Grades of streets shall conform as closely
as possible to the original topography. A combination of steep grades
and sharp curves shall be avoided.
(8)
All streets shall be named, and such names shall be
subject to the approval of the Planning Board. Names shall be sufficiently
different in sound and in spelling from other street names in the
Town so as not to cause confusion. A street which is a continuation
of an existing street shall bear the same name.
(9)
Side lines of lots, so far as practicable, shall be
at right angles or radial to street lines.
(10)
Lot arrangement. The lot arrangement shall be such
that there will be no foreseeable difficulties, for reasons of topography
or other conditions, in securing building permits to build on all
lots in compliance with the Zoning Ordinance and in providing access
to buildings on such lots from an approved street.
(11)
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the street by which it is accessed,
a covered pipe or culvert of diameter and length as designated by
the Town Engineer will be installed prior to any type of occupancy
of lot.
(12)
Block lengths generally shall not exceed 1,200 feet
in length.
(13)
Each normal block shall be planned to provide two
rows of lots, but irregularly shaped blocks indented by cul-de-sac
streets and containing interior parks will be acceptable when properly
designed and covered by prior agreements as to maintenance of interior
parks.
(14)
Land subject to flooding and deemed by the Planning
Board to be uninhabitable shall not be platted for residential occupancy
nor for such other uses as may increase danger to health, life or
property or aggravate the flood hazard. Such uses as shall not be
endangered by periodic or occasional inundation shall be permitted.
(15)
In case a tract is subdivided into larger parcels
than ordinary building lots, such parcels shall be arranged so as
to allow the opening of future streets and logical further resubdivision.
(16)
No reserve strips controlling access to land dedicated
or to be dedicated to public use shall be permitted.
(17)
In general, street lines within a block deflecting
from each other at any one point more than 10º shall be connected
with a curve, the radius of which for the inner street lines shall
not be less than 150 feet on local streets. The outer street line
in each case shall be parallel to such inner street line.
(18)
Areas of reasonable size shall be set aside for neighborhood
parks or other recreation uses when required by the Planning Board.
(19)
Adequate storm drainage systems shall be required
in all new subdivisions.
(20)
Easements across lots or along rear or side lot lines
shall be provided for utilities and shall be at least 20 feet wide.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially to the exterior lines of such
watercourse and such further width or construction, or both, as will
be required after a formal potential runoff analysis by a qualified
engineer has been submitted.
B.
Lot dimension requirements. The following lot dimensions
and area shall be complied with by the subdivider:
(2)
Fan-shaped lots caused by a cul-de-sac may provide
the required lot width at the building setback line, except that no
lots may have less road frontage than 55 feet.
(3)
Lots which provide easements along any property line
for public use must be increased in width or depth to accomplish this.
Easement area may not be used to provide the required frontage or
area of lot.
(4)
All corner lots must have a minimum dimension of 100
feet on both streets.
C.
Standards for street construction. The following standards
of construction and layout shall govern the building of all new streets
in the Town:
(1)
(2)
Conformity with Town specifications. Streets shall
conform in all respects to the Standard Specifications for Public
Works adopted by the Town Board.
(3)
Grades on all streets shall conform in general to
the terrain and shall be the reasonable minimum but shall not be less
than 0.5% with a recommended maximum of 5%. The Planning Board may
approve streets with up to ten-percent grade when recommended by the
Town Engineer.
(4)
All streets shall have a permanent-type curb-and-gutter
design to provide proper control of surface runoff. A typical section
of the proposed curb and gutter shall be shown on the preliminary
layout.
(5)
Material.
(a)
The roadbed or drive strip of all streets shall
have a base of crushed stone or coarse gravel eight inches in depth
topped with four inches of well-graded gravel. (See Sections 31 and
32 of Standard Specifications.) The finished surface shall be shaped
to the required template and rolled with a ten-ton roller to a smooth
compact surface. The surface course shall be as described in Section
33 of the Standard Specifications.
(6)
The minimum width of sidewalks to be constructed in
residential areas shall be four feet and in commercial or industrial
areas, five feet.
D.
Standards for water mains and appurtenances. These
standards shall be in accordance with existing Town of Chenango standard
specifications or further special requirements of the Board.
