The maximum buildable lots for a conventional
subdivision shall be calculated as follows: From the total area of
the property to be subdivided, subtract:
A. The area to be occupied by the proposed streets rights-of-way;
and
B. The area to be set aside for other public use such
as park land; and
C. Any unbuildable areas of the lot such as wetlands,
rock outcrops, slopes over 25% and bodies of water; then divide the
resulting figure (the remaining acreage) by the lot size allowed in
the zone in which the lots will be located.
[Amended 6-14-1994 by L.L. No. 1-1994]
The town streets and roads shall include public
streets and roads in all sections of these regulations.
A. The design and construction of all streets and roads
shall be in accordance with the Moreau Highway Department's Design
and Construction Standards current edition.
B. Relationship to natural features.
(1) All streets and roads shall be logically related to
the existing topography, soil, vegetation and other natural features
and shall be coordinated into the logical and efficient system. All
roads shall be arranged so as to obtain a maximum number of building
sites at or above the grade of the roads.
(2) Grades of roads shall conform as closely as possible
to the original topography, except that in all cases the provisions
concerning road grades of this Article shall be observed.
(3) Installation of all utility distribution and service
lines shall be planned at the time road layout is determined. For
these purposes, areas with steep slopes, shallow soils, with a water
table at or near the surface and soils that are highly susceptible
to erosion or slippage shall be avoided insofar as practical.
(4) Road layout shall minimize stream crossings and be
perpendicular to the stream.
(5) Easements. An easement shall be provided for all natural
drainageways and all utility lines when such utility line or lines
do not fall within a dedicated right-of-way. All easements shall be
plotted on the preliminary plat and subdivision plat. A clause shall
be inserted in the deed of each lot affected by an easement indicating
that the easement exists and its purpose. Except as further required
in this section, easements shall have a minimum width of 10 feet.
Where a subdivision is traversed by a drainageway, channel or stream,
a drainageway easement conforming substantially with the lines of
such watercourse shall be provided. The easement shall be 20 feet
wide or such width as will be adequate to preserve natural drainage
and provide sufficient width for maintenance. Where it is found that
additional easement width is needed, width shall be determined by
the Planning Board. Prior to the completion of the roadway, all utility
lines which are primarily intended to provide service to the lots
within the subdivision shall be installed underground at a depth and
at such location as will minimize risk of interruption of services.
C. Intersections. In general, all streets and roads shall
intersect so that for a distance of at least 100 feet, each street
is approximately at right angles to the street it joins. Local street
intersections with collector streets shall be separated by at least
600 feet. Local street intersections with arterial highways shall
be held to a minimum and shall be spaced at least 1,000 feet apart.
D. Special treatment along certain highways. When a subdivision
abuts or contains an arterial or collector highway, the Planning Board
may require that no lot front or have direct access on said highway.
The Planning Board may also require marginal access streets, reverse
frontages, screen plantings in nonaccess reservations along property
lines, deep lots with rear service alleys and other designs deemed
necessary to protect neighboring properties and community aesthetics
and separate through traffic from local traffic. If the Planning Board
finds the foregoing unfeasible, then lot frontages may be increased
by as much as 100% of the authorized lot width within the applicable
zone to a maximum lot frontage of 250 feet. Residential subdivisions
on arterial highways shall have two-hundred-fifty-foot frontages on
said highways. Turnarounds shall be required on all lots fronting
on arterial highways and may be required on collector highways. The
Planning Board shall examine proposed frontages, applicable zoning
density, applicable lot widths, current and anticipated traffic patterns
and volumes, sight distances, drainage, topography and any other criteria
it deems relevant in determining special treatment.
[Amended 6-14-1994 by L.L. No. 1-1994]
E. Local streets. Subdivisions shall be so designed as
to provide a street pattern which shall be based upon a local residential
street pattern connected to a residential collector street system.
Local streets shall be laid out so that their use by through traffic
will be discouraged.
F. Dead-end streets.
(1) Dead-end residential streets with culs-de-sac will
be permitted whenever the Board finds that such type of development
will not interfere with normal traffic circulation in the area. In
the case of dead-end streets, the Board may require the reservation
of a twenty-foot wide easement to provide for continuation of pedestrian
traffic and utilities to the next street when the Board, in its discretion,
feels such easement is necessary or desirable. Subdivisions containing
35 lots or more shall have at least two street connections with existing
public streets. In the case of an internalized subdivision, the requirements
for two entrances may be satisfied by a provision of a double-width
[two times standard road width] road from the main connecting street
to the first intersection street. A planted center island will be
required in a double-width roadway and an increase in the right-of-way
will be required to provide for the planted center island.
(2) When a planted island is proposed, the subdivider
shall indicate on the plan who shall maintain such.
G. Continuation of projection of certain streets. The
arrangement of streets in the 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,
in order to make possible necessary fire protection, movement of traffic
and the construction or extension, presently or when later required,
of needed utilities and public services such as sewers, water and
drainage facilities. Where, in the opinion of the Planning Board,
topographic or other conditions make such continuation or projection
undesirable or impracticable, this requirement may be modified. Right-of-way
for future connection links shall be deeded to the town at the time
of street dedication. However, connector links shall not be constructed
unless necessary for the subdivision and, if constructed, shall be
served by an appropriate turnaround in accordance with the requirements
herein.
H. Other required streets. Where a subdivision borders
on or contains a railroad right-of-way or limited-access highway right-of-way,
the Planning Board may require a street approximately parallel to
and on each side of such right-of-way at a distance suitable for the
appropriate use of the intervening land (as for park purposes in residential
districts or for commercial or industrial purposes in appropriate
districts). Such distance shall also be determined with due regard
for the requirements of approach grades and future grade separations.
I. Location. Streets shall follow low land, excepting
wetlands, whenever feasible. When a subdivision street intersects
an existing street, the Board may require the owner to improve the
existing street within 100 feet of said intersection to meet the requirements
of these regulations for intersection design.
J. Street design.
(1) A curve shall be required whenever a collector or
local street deflects more than 10°. A curve shall be required
for any deflection in an arterial street. Minimum center line radius
for horizontal curves shall be as follows:
|
Street Type
|
Minimum Radius
(feet)
|
---|
|
Collector
|
300
|
|
Local [Amended 6-14-1994 by L.L. No. 1-1994]
|
100
|
|
Marginal access
|
200
|
(2) A tangent of at least 50 feet shall be required between
reverse curves, except where the topographical conditions of the site
being subdivided would require a lesser radius or tangent without
disturbing major portions of unexcavated soil and foliage.
(3) Street grades.
(a)
Maximum street grades shall be as follows:
|
Street Type
|
Maximum Grade
(percent)
|
---|
|
Collector
|
8
|
|
Local
|
10
|
|
Marginal access
|
10
|
(b)
Street grades shall not be less than 0.75%.
Grades at street intersections shall be held to a maximum of 3% for
a distance of 100 feet from the edge of pavement of the intersected
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:
|
Street Type
|
Minimum Sight Distance
(feet)
|
---|
|
Collector
|
250
|
|
Local
|
100
|
|
Marginal access
|
100
|
(4) Street intersection.
(a)
T-intersections shall be used in residential
areas where practical. Intersections of more than two streets shall
be prohibited. Intersecting streets shall be laid out so as to intersect
at 90°. Any change in street alignment to meet this requirement
shall be at least 100 feet from the pavement edge of the intersected
street.
(b)
Street right-of-way lines and roadways at intersection
shall be rounded with a radius determined from the following table
by the higher type of street in the intersection:
|
Street Type
|
Minimum R.O.W.D. Radius
(feet)
|
Roadway Radius
(feet)
|
---|
|
Arterial
|
Varies
|
Varies
|
|
Collector
|
22
|
40
|
|
Local
|
7
|
25
|
|
Marginal access
|
2
|
20
|
(c)
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
(d)
Sight distances at intersections shall meet
the requirements of New York State Department of Transportation's
design standards.
(5) Dead-end streets. Dead-end streets shall not be longer
than 1,000 feet and shall be provided with a turnaround at the closed
end, having a street right-of-way diameter of at least 140 feet and
an outside edge of pavement diameter of at least 100 feet. The island
left in the turnaround shall be graded to a low point drain at the
center of the turnaround. There shall be no curbs around the island.
The turnaround pavement shall slope to the outside of the circle.
The pavement radius at the entrance to the turnaround shall be 55
feet for symmetrical turnarounds and greater for offset turnarounds.
When a street is extended beyond an intersection to make provision
for its future extension, a temporary turnaround shall be provided
at the end of the street. The temporary turnaround shall meet the
requirements for a permanent turnaround.
(6) Street access. Access to arterial streets shall be
restricted as far as practicable.
(7) Street setbacks. Setbacks from existing streets shall
be in accordance with the Zoning Law.
(8) Fill slopes. Where streets are constructed on new
fill, the side slopes of the fill shall be as follows:
|
Fill Height
(feet)
|
Slope (Vertical to Horizontal)
|
---|
|
0 to 6
|
1 to 4 or flatter
|
|
6 to 12
|
1 to 3 or flatter
|
|
Above 12
|
Not permitted
|
K. Guardrailing. Where streets are constructed on fills
of greater than six feet in height, guard railing shall be installed
along the side of the road, eight feet from the edge of the roadway.
L. Street entrances to subdivision. In all subdivisions
of 35 lots or more, at least two entrances to the subdivision from
an existing public street shall be installed.
M. Street names. The developer shall establish street
names as approved by the town. Street names should have a relationship
to the subdivision name. The developer shall obtain approval of all
proposed street names from the Saratoga County Department of Emergency
Services.
N. Classification of roadways. The Planning Board of the Town of Moreau shall designate which highways fall within the various classifications as defined in §
124-4 of the Code and, upon approval of the designations by the Town Board, the Planning Board shall cause the list of highway designations to be posted in the Town Clerk's office and open to public inspection. The Planning Board shall, from time to time, update said list with Town Board approval.
[Added 6-14-1994 by L.L. No. 1-1994]
[Amended 2-26-2008 by L.L. No. 1-2008]
A stormwater pollution prevention plan (SPPP) consistent with the requirements in Chapter
120 of the Code of the Town of Moreau (Chapter
120). The SPPP shall meet the performance and design criteria and standards in Chapter
120. The approved erosion control permit shall be consistent with the provisions of Chapter
120.