A.
Intent. The design standards are intended as a guide to sound land planning and are for typical development conditions. The specifications establish minimum standards for the design and construction of street and utility improvements in subdivisions. Streets and utilities will not be accepted for maintenance by the Town Board unless they comply with the requirements of these standards as shown in the Planning Board approved final plans and constructed to the same. Specific design standards may be waived upon the approval of the Planning Board (§ 181-28).
B.
Conformity to Future Land Use and Transportation Plan.
Subdivisions shall be in agreement with the goals, objectives and
policies of the Future Land Use and Transportation Plan and in general
compliance with the plan for the area. The arrangement, character,
extent, size, grade and location of all streets and public utilities
shall conform to the plan and shall be considered in their relation
to existing and planned streets and utilities. Proposed subdivisions
shall be designed in such a way as to avoid casting an undue burden
on the street system, drainage system and other public facilities
planned in the area.
C.
Suitability of land and relation to natural features.
Land subject to severe topographic limitations for development and/or
deemed to be unsuitable for human habitation because of health, safety
or sanitary problems shall not be platted for residential occupancy,
nor for such other uses as may involve danger to health, life or property
or as may aggravate a flood hazard. Such land within a plat shall
be set aside for uses appropriate to existing conditions. In subdividing
land, due regard should be shown for all natural features, such as
wooded areas and watercourses, historic locations or similar conditions.
D.
Conformity to the Zoning Ordinance. Subdivisions shall
conform to Chapter 205, Zoning, and the Zoning Map for the area involved.
E.
Compliance with laws and ordinances. Subdivisions and related activities shall comply with all local, state and federal ordinances, laws and regulations. A permit shall be obtained from the Permits Department before working in any Town street that has been accepted for maintenance by the Town or in any other case where required by Chapter 171, Soil Erosion, or by any other Town ordinance or local law.
F.
Materials and workmanship.
(1)
All materials utilized in the work shall be new and
of the best grade on the market in their respective classes. Seconds
or rejects will not be accepted. All work shall be executed in a thorough,
substantial and workmanlike manner by a sufficient number of competent
mechanics skilled in their respective trades. The specifications shall
be interpreted to require first-class work and materials, and alternate
materials or methods will be accepted if approved, in writing, by
the Town Engineer.
(2)
The subdivider shall be responsible for repairs and
maintenance of work due to defective materials and workmanship, including
those necessitated by settlement of embankments or backfilled trenches
for one year from the date of acceptance by the Town. The Subdivision
Inspector shall notify the subdivider of such defective material and/or
workmanship.
G.
Reference specifications. When reference is made to
a specification or standard for material, equipment and workmanship,
the referenced shall mean the current edition of that specification
or standard. Except as modified herein, the referenced specification
or standard shall be considered a part of the Town of Union standards.
H.
Materials testing.
(1)
Upon request by the Subdivision Inspector, the subdivider
shall submit samples for laboratory inspection at the subdivider's
expense or shall submit certificates from the manufacturer that the
material conforms to specifications, as to grade and class of material.
(2)
Concrete. The subdivider shall pay for compression
test cylinders of the concrete used in construction. The cylinders
shall be made and tested by an approved commercial testing laboratory.
Each load of concrete, regardless of quantity, shall have a test cylinder
made, tested and reported. A copy of all dated reports of the test
results shall be furnished to the Subdivision Inspector. All test
results shall be identified by job name, date sample was taken, date
test occurred, slump of concrete and precise location of the placed
concrete. Any concrete which fails to conform to the specification
requirements shall be removed and replaced at the subdivider’s
expense.
[Amended 12-2-2009 by L.L. No. 15-2009]
I.
Parks, playgrounds, and recreation areas.
[Added 11-20-2001 by L.L. No. 8-2001]
(1)
It is the policy of the Town of Union to provide an
option for development standards to secure adequate land or financial
resources for the long-term goal of providing high quality parks,
playgrounds, and recreational areas for Town residents.
(2)
The Planning Board shall evaluate each subdivision
application to determine whether a proper case exists for requiring
that a park or parks be suitably located for playgrounds or other
recreational purposes within the Town. Such findings shall include
an evaluation of the present and anticipated future needs for park
and recreational facilities in the Town based on projected population
growth to which the particular subdivision plat will contribute.
(3)
In cases where the Planning Board determines that
a park or parks of adequate size cannot be properly located in the
subdivision plat or is otherwise not practical due to the size, topography,
or location of the proposed subdivision, or if the Planning Board
determines that additional parkland in the immediate vicinity of the
proposed subdivision is unnecessary, the Planning Board may waive
the requirement that the subdivision plat show land for such purposes
and instead require a cash payment. The amount of said payment shall
be determined by resolution of the Town Board. Any such cash payment
shall be dedicated exclusively for park, playground, or other recreational
capital improvement purposes as authorized by New York State Town
Law § 277. Said cash payment shall be paid in full prior
to the signature of the final plans by the Chairman of the Planning
Board.
A.
Principles for residential streets.
(1)
Street and pedestrian circulation patterns should
be compatible with the objectives and policies established by the
Future Land Use and Transportation Plan.
(2)
The street layout should minimize overall length and
width of streets in order to lower construction and maintenance costs.
(3)
Through traffic on local streets should be avoided.
(4)
Local streets and cul-de-sac should provide direct
access to residential units. Subcollectors may provide direct access
to higher density residential units such as Townhouses or apartment
clusters, may also be used as scenic drives and to locate minor retail
and service facilities. Collector streets are suitable for locating
neighborhood or community shopping areas and service facilities, as
well as providing access for schools and multifamily dwelling units.
(5)
Major elements of the street system should be used
to define and buffer different land use areas, thus enhancing their
identity.
(6)
Street layouts should be planned to avoid excessive
runoff concentrations.
(7)
Pedestrian, bicycle and vehicular traffic should be
separated wherever feasible.
(8)
Sufficient rights-of-way should be provided for future
road widening.
(9)
Development of road frontage in a linear manner should
be controlled to avoid conflict with future road widening and interior
land development.
(10)
Access points to major highways, thoroughfares
and arterial streets should be limited in number, given special design
considerations and, whenever possible, located where other features
are not competing for driver attention.
(11)
Paths and sidewalks should connect predetermined
destinations.
(12)
All dwellings shall be accessible to emergency
and service vehicles.
B.
Street classification design standard.
(1)
A street is primarily a public way for purposes of
vehicular traffic and includes the entire area within the right-of-way.
The street, secondarily, serves pedestrian traffic and usually accommodates
public utility features within the right-of-way or on adjacent easements.
The improvement or development of streets is based on a functional
classification which is part of the Town's Future Land Use and Transportation
Plan.
(2)
In the design of residential subdivisions, arterials,
arterial connectors, collectors, subcollectors and local streets will
be included. In most subdivisions, however, only collectors, subcollectors
and local streets are involved. The street classification design standard
is shown in Table I.[1]
[1]
Editor's Note: Table I, Street Classification
Design Standard, is included at the end of this chapter.
C.
Cul-de-sac standards. Dead-end streets shall terminate
in a cul-de-sac conforming to these specifications:
D.
Intersection standards.
(1)
Within 40 feet of an intersection, the maximum grade
on all streets shall be limited to 11/2%.
(2)
Intersections on curves should be avoided.
(3)
Large corner radii should be avoided.
(4)
Four-way intersections should be avoided in order
to control traffic speed.
(5)
Oblique intersections should be avoided to assure
pedestrian and vehicular visibility.
(6)
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no streets shall intersect any other
street at less than 80°.
(7)
A distance of at least 125 feet shall be maintained
between offset intersections.
(8)
Subcollector or local street openings into collector
streets shall, in general, be at least 300 feet apart.
E.
Street layout and alignment.
(1)
Decisions regarding street layout should result from
an evaluation of a variety of factors, including topography, soil
characteristics, geologic conditions, drainage patterns, potential
runoff quantities, length and character of streets, types and locations
of abutting land uses and the purpose of the individual street.
(2)
The arrangement of streets in a subdivision shall
provide for the continuation or appropriate projection of existing
streets into surrounding areas.
(3)
Local streets shall be so aligned that their use by
through traffic will be discouraged.
(4)
In general, subdivisions containing 20 lots or more
should have at least two street connections with existing public streets
or streets on an approved subdivision plat.
(5)
Block dimensions should be wide enough to accommodate
two lots in depth and generally not more than 12 times the minimum
lot width required in the applicable zoning district in length. In
long blocks, the Planning Board may require the reservation of an
easement through the block to accommodate utilities, drainage facilities
or pedestrian traffic.
(6)
Where a parcel 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 so as to allow for the location and opening of
future streets and/or the logical further subdivision.
(7)
The street plan of a proposed subdivision shall bear
a logical relationship to the topography of the property, and all
streets shall be arranged so as to obtain as many building lots as
possible at or above the grade of the streets.
(8)
Reserve strips. Reserve strips controlling access
to streets shall be prohibited except when their control is placed
under the Town under conditions approved by the Planning Board and
Town Attorney.
(9)
Marginal access streets. Where a subdivision abuts
or contains an existing or proposed arterial street, the Planning
Board may require marginal access streets and controlled access points,
reverse frontage with screen planting contained in a non-access reservation
along the rear property line, deep lots with rear service access or
other treatments as may be necessary for adequate protection of residential
property and to afford a separation of through and local traffic.
(10)
Continuation of streets into adjacent properties.
(a)
The arrangement of streets shall provide for
their continuation between adjacent properties where such continuation
is determined to be necessary for proper traffic movement, effective
fire protection, efficient provision of utilities, snow removal and
other services, and/or where such continuation is in accordance with
the Town's Future Land Use and Transportation Plan and its Official
Map. Alternatively, if a street continuation is not determined to
be warranted by the circumstances, would jeopardize the public safety
and welfare or would result in unsafe traffic conditions, the Planning
Board shall require such street to be terminated short of the boundary
lines of the subdivision.
(b)
Where a continuation of a street beyond the
boundaries of a subdivision is warranted, but the adjacent property
is undeveloped and the street must dead end temporarily, the Planning
Board shall require that the right-of-way and all improvements be
extended to the property line. A temporary circular turnaround of
a minimum of 50 feet in radius shall be provided on all temporary
dead-end streets, provided that the temporary dead-end street provides
access to building lots. A notation shall be placed on the plat that
land outside the normal street right-of-way shall revert to abutting
property owners upon continuation of the street.
(11)
Right-of-way for widening or realignment. Where
the subdivision includes or borders on an existing street and additional
land is required for realignment or widening of such street as indicated
by the Town's Future Land Use and Transportation Plan, Official Map
or otherwise determined by the Planning Board to be necessary, such
land shall be marked on the subdivision plat "Reserved for Street
Widening (or Realignment) Purposes." Land reserved for realignment
or widening purposes shall not be counted in satisfying the bulk requirements
of Chapter 205, Zoning.
(12)
In general, street lines within a block deflecting
from each other at any one point by more than 10° shall be connected
with a curve. The outer street boundary line shall always be parallel
to the inner street boundary.
F.
Cross sections.
(1)
Pavement shall be centered in the right-of-way and
crowned so that the crown at the center line of the pavement is level
with the top of curbs or six inches higher than the edges of the pavement
if there are no curbs.
(2)
Where curbs are installed, the finish grade shall
slope up from the tops of curb to a minimum distance of two feet at
a rate of 1/4 inch per foot.
(3)
Where curbs are not installed, the finish grade shall
slope down from the edges of the pavement at a rate of 3/4 inch per
foot to form a shoulder with a minimum width of four feet.
(4)
Ditches or grassed swales shall be installed between
the outside edge of the shoulder and the right-of-way line where curbs
and gutters are not installed.
(5)
The provision of sidewalks should be a response to
existing or potential need. If the Planning Board decides that sidewalks
will be required on some or all streets within a subdivision, they
shall be constructed with the outside edge of the sidewalk placed
on the outside edge of the right-of-way line. Additional sidewalk
shall be constructed at street corners for access to the roadway and
shall have handicap ramps. Walks shall be five feet wide and shall
slope toward the top of curb at a rate of 1/4 inch per foot.
(6)
Side slopes of embankments adjacent to the right-of-way
shall not exceed two horizontal to one vertical. If slopes in excess
of this are required in order to avoid the right-of-way lines, retaining
walls shall be installed.
(7)
Guide rails shall be constructed following the criteria
for guide rail installations as established by the New York State
Department of Transportation in the current Highway Design Manual,
Volume 1. Actual field conditions may warrant additional guide rail
which shall be installed prior to Town acceptance, when so directed
by the Town Engineer or Town Highway Superintendent.
(8)
Ridged perforated polyvinyl chloride (PVC) underdrain
to control groundwater and/or drain the pavement subbase shall be
required and installed where necessary, as determined by the Engineer
or the Town Highway Superintendent. When, in actual construction,
groundwater seepage is found which, in the opinion of the Engineer
or the Town Highway Superintendent, will be injurious to the roadway,
the subdivider shall install underdrain as directed.
[Amended 12-2-2009 by L.L. No. 15-2009]
(9)
Curbs and gutters. In general, curbs and gutters are
required on all new streets within a subdivision. Subdivisions in
agricultural districts may not be required to have curbs and gutters
when conditions permit adequate drainage and the roadway base will
not be adversely affected. The decision to waive the requirements
for curb and gutters shall be with the Planning Board with the concurrence
of the Commissioner of Public Works.
H.
Sight distance.
(1)
Visibility for traffic safety shall be provided, by
excavation if necessary, within the triangles formed by the outside
boundaries of intersecting right-of-way lines and a diagonal line
connecting points in each right-of-way line, the points being 25 feet
from the intersection of the outside boundaries of right-of-way lines.
(2)
Right-of-way landscaping and screen plantings, where
required, should be selected according to low maintenance as well
as vehicular and pedestrian traffic visibility needs.
I.
Street names. Street names shall be selected by the
prospective subdivider, subject to the approval of the Planning Board.
Proposed street names shall be included on the preliminary plan. Subdividers
shall be encouraged to consider the character of the neighborhood
and nature of street naming in the general vicinity. Proposed street
names shall be substantially different so as not to be confused in
sound or in spelling with existing street names in the Town and, where
practical, in the villages, except that streets that join or are in
alignment with streets of an abutting or neighboring property shall
bear the same name. Proposed street names should not bear the same
name exclusive of the suffix, e.g., Forest Street, Forest Avenue,
Forest Drive, etc.
In areas where permanent improvements are to
be located in or on land that is not or will not be publicly owned,
permanent easements shall be required. The easements shall:
A.
Have a minimum width of 20 feet, except where such
easement is contiguous to a street right-of-way, it shall have a minimum
width of 10 feet.
B.
Provide usable access to a public way.
C.
Be in a form approved by the Town Attorney.
D.
Run continuously with the land and can be released
only at the discretion of the Town Board.
A.
Principles for design. Included in this section are
sanitary sewers, water distribution systems, storm drainage facilities
and streetlighting.
(2)
Responsibility to accommodate potential upland development.
Utilities shall be designed and constructed to accommodate potential
upland development whether inside or outside the subdivision, which
would feed into the proposed utility system. The size of the proposed
system's piping shall be based on the reasonable expected development
permitted by Chapter 205, Zoning, which may occur during the life
of the system, about 30 years. All stormwater control systems shall
accommodate potential runoff from the entire upstream drainage area
which drains into the subdivision. The design and size of the facilities
shall be based on anticipated runoff from a ten-year storm.
(3)
Responsibility for impact on lowland development.
The subdivider shall study the effect of each subdivision on existing
lowland development and utility systems. Where it is anticipated that
additional flows will overload an existing facility, the Planning
Board shall notify the Town Board of such potential condition. In
such case, the Planning Board shall not approve the subdivision until
provisions have been made for the improvement of said condition.
(4)
Utilities in street. All utilities within the subdivision
shall be placed underground. The Planning Board may require that underground
utilities be placed in the street right-of-way between the paved roadway
and street line to simplify location and repair of lines when they
require attention. The subdivider shall install underground service
connections to the right-of-way line of each lot within the subdivision
for such required utilities before the street is completed.
(6)
Water system principles. Development of multiple private
water systems should be discouraged.
(7)
Storm drainage system principles.
(a)
The best available technology shall be used
to minimize off-site stormwater runoff, increase on-site infiltration,
encourage natural filtration functions, simulate natural drainage
systems and minimize off-site discharge of pollutants to ground- and
surface water.
(b)
Stormwater discharge from a subdivision shall
not exceed the discharge that emanated from the undeveloped property
prior to its development as a subdivision.
(c)
Storm runoff in new developments should not
be permitted to increase discharge directly into inadequate downstream
storm systems during time of peak runoff.
(d)
Natural overland flows as well as open channel
and swale routings should be the preferred alignments for major components
of a residential drainage system.
(e)
Open channels and swales should harmonize with
the natural features of the site and be closely related to individual
building lots.
(f)
The design of permanent and temporary ponding
and/or storage areas should be an integral part of the overall development
planning process.
(g)
Design of permanent storage facilities should
consider safety, appearance, recreation use and effective, economical
maintenance operations as well as the primary storage function.
(h)
Encourage the design of storm drainage systems
which will minimize potential erosion and sedimentation problems.
(i)
Erosion from stormwater runoff should be minimized
by appropriate design within the system, but erosion control or prevention
should be achieved at the source if downstream sedimentation problems
are to be avoided.
(j)
Energy dissipators and other outfall protection
should be designed and installed where enclosed drains discharge onto
erodible soils.
(k)
Enclosed components of stormwater runoff systems
should help manage stormwater, not just dispose of it.
(l)
The use of enclosed components should be minimized
to the extent consistent with the ability of existing natural systems
to accommodate storm runoff and the degree to which the public will
accept and act responsibly toward open channels.
(8)
Streetlighting principles.
(a)
Streetlighting in residential subdivisions primarily
is intended to serve motorists, not pedestrian or house security needs.
(b)
In subdivisions where nonresidential uses are
planned, especially where such use(s) may involve pedestrian activity,
such as a park or school, additional streetlighting for pedestrian
traffic may be required.
B.
Location of utilities.
(1)
Only one utility line shall be installed in the same
trench, except for power, telephone and cable television lines.
(2)
Sanitary sewers shall be placed along the center line
of the street with house connections extending to the right-of-way
lines.
(3)
Storm sewers lines shall be placed at a distance of
10 feet from the center line. Connections shall extend to catch basins
placed along the curblines or to inlets placed along the ditch lines.
(4)
Water mains shall be placed at a distance of 10 feet
from the center line with service connections extending to the right-of-way
lines.
(5)
All water mains and services shall have a minimum
depth of cover of five feet.
(6)
Sanitary sewer lines shall be deep enough to service
basements and shall have a minimum cover of three feet. Care shall
be taken in establishing the grade of sewers to ensure that the lateral
connections thereto do not intercept other lines of water mains.
(7)
Fire hydrants shall be placed 21/2 feet beyond the
face of curbs or seven feet beyond the edge of pavement where curbs
are not installed. The height of the hydrant shall be a minimum of
18 inches from finished grade to the center of the steamer cap. They
shall be spaced at the distance required by the appropriate municipal
water works, generally 500 feet apart.
C.
Sanitary sewers.
(1)
Design standards.
(a)
Sanitary sewers shall be designed for the estimated
ultimate tributary population. Stormwater, roof drainage and groundwater
shall be excluded from sanitary sewers and house connections. In general,
sewers shall be sufficiently deep to serve basements. Any deviation
from this rule must be clearly noted on the subdivision plat and approved,
in writing, by all governing authorities.
(b)
Sanitary sewer systems shall be designed on
the basis of an average daily per capita flow of sewage of not less
than 100 gallons per day. Lateral sewers shall be designed to carry
a peak flow of 400 gallons per capita per day. Trunk sewers shall
be designed to carry a peak flow of 250 gallons per capita per day.
(c)
No sanitary sewer shall be less than eight inches
in diameter. All sanitary sewers shall be designed and constructed
to give mean velocities, when flowing full, of not less than two feet
per second, based on Kutter's formula using an "n" value of 0.013.
Where velocities greater than 15 feet per second are attained, special
provisions shall be made to protect against displacement by erosion
and shock. Where the velocity is in excess of 10 feet per second or
the grade is greater than 15%, ductile iron pipe (DIP) shall be used.
(d)
All sanitary sewer systems shall be designed
and constructed in accordance with the requirements of the Broome
County Health Department, the New York State Department of Environmental
Conservation and the Great Lakes - Upper Mississippi River Board of
State Sanitary Engineers Recommended Standards for Sewage Works (GLUMRB).
(e)
In subdivisions with 20 lots or fewer, where
the sanitary sewer system cannot be a gravity flow system, a system
of individual grinder pumps and a pressurized trunk line shall be
used. The grinder pump shall be owned and maintained by the individual
homeowner. The grinder pump shall meet the Town standards.
(2)
Manholes. Manholes shall be installed at the end of
each line, at all changes in grade, size or alignment, at all intersections
and at intervals not exceeding 400 feet.
(3)
House connections (laterals).
(a)
Laterals shall be laid from wye branches placed
in the sewer line to the street right-of-way line. A long sweep bend
shall be used at the wye branch and the connection shall be laid on
a straight grade such that the end of the connection is sufficiently
deep to receive sewage from the basement. In no case shall the pipe
be laid on a grade less than 1/4 inch per foot. All laterals must
be laid straight and true to grade and alignment in a separate trench
from all other utility trenches.
(b)
When a sanitary sewer lateral is constructed
of different material than the trunk sewer line, the connection between
them shall be made with an adaptor, approved by the Subdivision Inspector,
which has been manufactured for connecting different pipe materials
to each other.
(c)
A cleanout shall be provided at the property
line. The end of the lateral, at the cleanout, shall be tightly stoppered
in a manner approved by the Subdivision Inspector.
(d)
The location of all wyes at the main, as referenced
to their distance from the manholes and all lateral cleanouts with
ties and depths, shall be recorded on the Sanitary Sewer Utility Plan.
(4)
Pipe laying.
(a)
Sanitary sewers shall be laid to the line and
grade indicated on the approved drawings so that the invert will be
smooth and uniform. Pipe which is not true in vertical or horizontal
alignment, or which shows any settlement after laying, shall be taken
up and relaid at the subdivider's expense.
(b)
Pipe shall not be laid on frozen ground.
(c)
Any pipe damaged by handling or which is found
to be defective in any respect is to be rejected.
(5)
Tests for sanitary sewers.
(a)
All sewers shall be tested for watertightness
in the presence of the Subdivision Inspector and shall meet the requirements
set forth below before final acceptance of the work. The subdivider
shall furnish all necessary appliances and make the tests at his/her
own expense.
(b)
A lamplight shall be clearly visible between
manholes.
(c)
Immediately prior to all tests, the contractor
shall determine the groundwater elevations and this data shall be
recorded as part of the test information.
(d)
Localized or spurting leaks of any volume detected
in sewers shall be permanently stopped.
(e)
The entire sewer line shall be tested by the
low-pressure air method.
(f)
Should any leaks, defective joints or defective
construction be found, they shall be corrected promptly, and should
any defective pipes or fittings be discovered, they shall be removed
and replaced with sound pipes or fittings in a satisfactory manner
at the subdivider's expense.
(6)
Appurtenances. Sewage lift stations, disposal works
and appurtenances shall be designed and constructed to afford a maximum
of dependability and efficiency in operation and maintenance and shall
be approved, in writing, by the Town Engineer. Two copies of as-built
drawings of these facilities, together with all manuals and descriptive
literature, shall be furnished to the Engineering Department before
the facilities will be accepted by the Town.
D.
Water distribution system.
(1)
All improvements shall be in compliance with Chapter
41, Town of Union Code, Water.
(2)
Capacity.
(a)
The water distribution system shall be designed
to provide an average daily flow of 100 gallons per capita per day.
The system shall be capable of supplying a maximum domestic flow equal
to nine times the average daily flow while maintaining a minimum pressure
of 35 pounds per square inch at the street level. Where such pressure
cannot be reached at the street level, a pressure booster shall be
placed in each house to increase the pressure to a minimum of 35 pounds
per square inch at the first floor level. Provisions shall be made
to prevent pressures from exceeding 100 pounds per square inch.
(b)
The water distribution system shall be capable
of supplying a four-hour fire flow, in addition to a domestic flow,
11/2 times the average daily flow of 750 gallons per minute from a
hydrant while maintaining a residual pressure of 10 pounds per square
inch at the hydrant.
(3)
Water mains.
(a)
All water supply and distribution systems shall
comply with the requirements of the Broome County Health Department,
New York State Department of Environmental Conservation and the Endicott
Municipal Water Works or the Johnson City Municipal Water Works or
the Town of Union Water Department depending on the source of the
water.
(b)
Water mains shall have a minimum diameter of
eight inches, except six-inch mains may be allowed for minor distribution
mains as approved, in writing, by the Town Engineer and the appropriate
municipal waterworks.
(c)
The system shall be interconnected at all intersections
and dead ends shall be avoided whenever possible. Where long runs
are not interconnected at frequent intervals, the main shall have
a minimum diameter of 12 inches. Waterlines that are not looped shall
be provided with a cleanout hydrant at the end of the line.
(4)
Appurtenances. Booster pumping stations, storage facilities
and other appurtenances to the distribution system shall be designed
and constructed to afford a maximum of dependability and efficiency
in operation and maintenance. Two copies of as-built drawings of these
facilities, together with all manuals and descriptive data, shall
be furnished to the Engineering Department before the facilities will
be accepted by the Town.
E.
Drainage facilities.
(1)
Design standards.
(a)
No stormwater runoff or natural drainage water
shall be diverted as to overload existing drainage systems or create
flooding or the need for additional drainage structures on other private
properties or public lands without proper and approved provisions
being made for alleviating these conditions.
(b)
Stormwater facilities consisting of side ditches,
minor culverts, stormwater sewers and combinations thereof shall be
designed to intercept and carry the maximum runoff from the tributary
watershed during a ten-year frequency storm. The design for structures
for major streams shall be based on an individual analysis utilizing
the current accepted practices of the United States Department of
Commerce, Bureau of Public Roads or the United States Department of
Agriculture, Soil Conservation Service.
(c)
For design purposes, a ten-year frequency storm
shall be considered to have the following intensity-duration relationship:
[1]
Maximum five-minute intensity is equal to 5.8
inches per hour.
[2]
Maximum ten-minute intensity is equal to 4.9
inches per hour.
[3]
Maximum fifteen-minute intensity is equal to
4.2 inches per hour.
[4]
Maximum twenty-minute intensity is equal to
3.7 inches per hour.
[5]
Maximum twenty-five-minute intensity is equal
to 3.3 inches per hour.
[6]
Maximum thirty-minute intensity is equal to
2.9 inches per hour.
[7]
Maximum sixty-minute intensity is equal to 1.8
inches per hour.
(d)
Except for structures on major streams which
may utilize other acceptable methods, runoff computations shall result
in flows equal to those computed by the Rational Method, using a time
of concentration and runoff factor in keeping with the local topography
and Table II:
Table II Runoff Factors
| |||
---|---|---|---|
Runoff Factors/Land Slope
| |||
Flat (0-5%)
|
Steep (over 5%)
| ||
Land Use
| |||
Residential
|
0.40
|
0.45
| |
Light commercial
|
0.70
|
0.75
| |
Large paved areas
|
0.80
|
0.90
| |
Parks, woods, etc.
|
0.30
|
0.35
|
(e)
Weighted runoff factors shall be considered
for composite areas.
(f)
The drainage systems shall provide for conveying
the runoff to the nearest natural watercourse or storm sewer, in a
manner approved by the Town Engineer.
(g)
The Manning formula shall be utilized for the
design of stormwater pipes and ditches. The following coefficients
of friction ("n") shall be used.
(h)
New York State Stormwater Management Design
Manual, August 2003 (or latest version) shall be used as the standard
for drainage plans to determine the size of water detention ponds
for specific watershed areas. Copies of the design data shall be provided
to the Engineering Department.
[Amended 12-2-2009 by L.L. No. 15-2009]
(2)
Side ditches.
(a)
Longitudinal ditches shall be placed on the
high side of all streets, and on both sides of streets, where necessary,
to intercept water entering the subgrade of the street.
(b)
Unpaved ditch sections shall have sufficient
cross-sectional areas to maintain maximum runoff velocities below
two feet per second to prevent scouring and erosion. Ditches shall
be paved or riprapped and check dams shall be installed, where necessary,
to maintain safe stream bed velocities. Protection shall be provided
to prevent erosion at bends, beneath check dams and at culvert inlets
and outlets where necessary.
(c)
Ditches shall have a minimum width at the bottom
of the ditch of 12 inches, and side slopes not steeper than two horizontal
to one vertical.
(3)
Culverts.
(a)
Culverts shall be installed to pass water collected
in the ditches or flowing in a natural watercourse beneath the street.
Headwater depths shall be considered in culvert design. Riprap shall
be installed upstream and downstream of culverts as required to control
erosion. Energy dissipators shall be constructed where necessary.
(b)
Culverts under streets shall extend from toe
of slope to toe of slope and shall be set with a minimum of two-foot
cover over the top of the pipe unless specifically waived, in writing,
by the Town Engineer or the Town Highway Superintendent.
(c)
Culverts also shall be installed beneath driveways
and access roads to carry water flowing in the side ditches. Culverts
in side ditches shall be limited to 30 feet in length.
(d)
Culverts shall have a minimum diameter of 15
inches and shall be laid on a minimum grade of 0.5%. In general, the
grade line shall coincide with the existing stream bed or ditch grade.
(e)
Culvert ends.
[1]
All culverts shall utilize pipe end sections
at each end or poured concrete headwalls.
[2]
Reinforced concrete pipe end sections shall
be precast units and corrugated steel pipe end sections shall be galvanized
steel. All end sections shall conform to the standards of the New
York State Department of Transportation.
[3]
On all pipe end sections 24 inches or larger,
a poured concrete cutoff wall, a minimum thickness of 12 inches, shall
be constructed to a minimum depth of 24 inches below the end section,
for the full width of the flared end.
[4]
Concrete headwalls for culverts shall be constructed
of poured concrete extending at least 12 inches above and 24 inches
below the pipe. Concrete headwalls shall be at least 12 inches thick
and as wide as the top of the ditch, but not less than three pipe
diameters wide.
(4)
Stormwater sewers.
(a)
No stormwater sewer shall be less than 15 inches
in diameter except that catch basin connections may be as small as
12 inches in diameter.
(b)
All storm sewer lines shall be designed and
constructed to give mean velocities, when flowing full, of not less
than three feet per second. Velocities over 15 feet per second shall
be avoided by the use of drop manholes. When unavoidable, the pipe
shall be anchored to prevent movement and the standard manhole designs
indicated in the Standard Detail Drawings[1] shall be modified to adequately reinforce such structures
against the increased forces.
[1]
Editor's Note: The Standard Detail Drawings
are included at the end of this chapter.
(c)
Storm sewers shall be laid with a minimum of
two feet of cover over the top of the pipe. However, catch basin connections,
when constructed of corrugated steel pipe, may have a minimum of one
foot of cover at the catch basin, when approved, in writing, by the
Town Engineer.
(d)
Structures.
[1]
Manholes shall be installed at the end of each
line, at all changes in grade, size or alignment, at all intersections
and at intervals not exceeding 300 feet.
[2]
Catch basins shall be installed at all intersections
and at intervals not exceeding 300 feet and shall be placed on both
sides of the street, thereby maximizing the length of street draining
into any catch basin to 300 feet.
[3]
All connections to stormwater sewers from catch
basins shall be made at a manhole. The maximum distance between catch
basin and manhole shall be 55 feet.
(e)
Streets ending in permanent culs-de-sac shall
have storm sewer installed within the cul-de-sac.
(f)
Underdrain shall be installed behind the curb,
where the adjoining lots grade toward the street and as determined
by the Town Engineer. Any underground drains, i.e., footer, eaves,
etc., draining toward the street shall be connected to the underdrain.
The minimum diameter of the underdrain shall be six inches.
(5)
Stormwater sewers and culvert pipe materials.
(a)
Pipe used in storm sewer systems shall be reinforced
concrete pipe except that corrugated steel pipe or polyvinyl chloride
pipe (PVC), upon written approval by the Town Engineer, may be used
to connect a catch basin to a manhole.
(b)
Pipe used for culverts shall be reinforced concrete
pipe or, upon the written approval by the Town Engineer, corrugated
steel pipe.
(6)
Pipe laying. All stormwater drainage systems shall
be installed to the line and grade indicated on the approved drawings.
(7)
Testing. All storm sewer lines shall meet the following
test in the presence of the Subdivision Inspector: A lamplight shall
be clearly visible between manholes. Pipe which is not true in vertical
or horizontal alignment or which shows any settlement after laying
shall be taken up and relaid at the subdivider's expense.
(8)
Appurtenances. Pump stations, flap valves, sluice
gates and appurtenances to stormwater drainage systems shall be designed
and constructed to afford maximum public safety, dependability and
efficiency in operation and maintenance. Two copies of as-built drawings
of these facilities, together with all manuals and descriptive data,
shall be furnished to the Engineering Department before the facilities
will be accepted by the Town.
F.
Streetlighting. Underground wiring for the streetlights,
the light poles, light pole bases, heads and luminaries shall be provided
by the subdivider. In general, the streetlights shall be located at
street intersections and spaced at intervals of 500 feet. The location
of said streetlights shall be approved by the Town. The type of streetlights
shall meet Town of Union standards.
G.
Fire call boxes. Subdivisions located in districts
having fire call boxes shall be required to have fire call boxes,
poles and the necessary underground wiring and connections provided
by the subdivider. The need for and the location of the fire call
boxes shall be determined by the appropriate fire company. The fire
call boxes, poles and underground wiring shall meet Town of Union
standards and the standards of the respective fire company.
H.
Guide rails. In general, guide rails shall be corrugated
beam or cable type construction. Box beam guide rail may be required
and approved for specific cases. All materials and installation procedures
shall comply with the Standards of the New York State Department of
Transportation.
I.
Retaining walls construction. Retaining walls shall
be concrete gravity walls, reinforced concrete cantilever walls or
steel bin type walls. Applicable New York State Transportation Standards
shall be followed. The use of gabion construction shall be specifically
approved, in writing, by the Town Engineer. When approved, applicable
manufacturer's construction standards shall be followed. All walls
or structures designed to retain earth fills shall be proportioned
to withstand pressure as given by Rankine's formula, but no structure
shall be designed for less than an equivalent fluid pressure of 30
pounds per cubic foot. When highway traffic can come within a distance
from the top of the structure equal to 1/2 its height, the pressure
shall have added to it a live load surcharge pressure equal to not
less than two feet of earth.
J.
Right-of-way monuments and property markers.
(1)
Placement. Lot corner monuments shall be placed at
all lot corners, lot angles, points of curvature and points of tangency.
Permanent monuments shall be placed at the corners of the boundaries
of the original tract and at least two of said monuments remote from
each other, on one side of each street in the proposed subdivision
or subdivision phase. All monuments shall be placed by a licensed
land surveyor.
(2)
Construction. Lot corner monuments shall be steel
rods at least 1/2 inch in diameter and 24 inches in length. Permanent
monuments shall be steel rods at least one inch in diameter and 24
inches in length and permanently set in concrete. Said monuments shall
be shown "o" and "__" respectively on the subdivision plat sheet.
Pipe will not be approved for monuments. The monuments shall be driven
flush with the ground and marked with a two by two wooden guard stake.
The steel rods used as lot corner monuments and permanent monuments
shall have either a plastic or aluminum surveyor's cap pushed onto
the iron. Before the street will be accepted for maintenance by the
Town, all monuments must be placed. Any monuments which are disturbed
or destroyed during construction shall be replaced by the subdivider,
at his/her expense, prior to acceptance.
A.
Lot dimensions and area. All lots shall meet the minimum
area and lot size required by the zoning district in which it is located.
B.
Arrangement. The arrangement of lots shall be such
that there will be no foreseeable difficulties, for reasons of topography
or other conditions, in locating a building on each lot and in providing
access to buildings on such lots from an approved street.
C.
Solar access. The arrangement of lots should be so
oriented to the sun as to permit individual properties to use passive
and/or active solar energy systems.
D.
Side lot lines. Side lot lines should be substantially
at right angles to straight street lines and radial to curved street
lines.
E.
Corner lots. Corner lots shall have sufficient width
to provide an adequate building site within all requirements of Chapter
205, Zoning. Such corner lots shall have a minimum width equal to
the minimum width required in the district plus the street setback
requirement.
F.
Double frontage lots. Double frontage lots should
be avoided except where lots back up on an arterial or collector street.
In such instances, vehicular and pedestrian access between the lot
and the arterial or collector street is prohibited. Where topographic
or other conditions render subdividing otherwise unreasonable, such
double frontage lots shall have an additional depth as determined
by the Planning Board in order to allow for a protective screen planting.
G.
Lots abutting a watercourse, Lots abutting a watercourse,
drainage way, channel or stream may be required to provide additional
area to assure an acceptable building site.
In addition to the other requirements of this
chapter, each subdivision of land reserved or laid out for commercial
and/or industrial uses shall be subject to the following additional
requirements:
A.
The Planning Board may require additional street width
to accommodate higher traffic flow and on-street parking.
B.
Width and depth of properties shall be adequate to
comply with the off-street parking and loading requirements of Chapter
205, Zoning.
C.
The Planning Board may require the installation of
plantings, walls, fences or other improvements that will assure a
satisfactory buffer or protective screen.
A.
The following control measures shall be used for effective
control of drainage, erosion and sedimentation:
(1)
The smallest practical area of land shall be exposed
at any one time during construction.
(2)
When land is exposed during construction, the exposure
should be kept to the shortest practical period of time.
(3)
Where necessary, temporary vegetation and/or mulching
should be used to protect areas exposed during construction.
(4)
Sediment basins, debris basins, desilting basins and
silt traps should be installed and maintained to remove sediment from
runoff waters and protect land undergoing change.
(5)
Provisions should be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after construction.
(6)
The permanent final vegetation and structures should
be installed as soon as practical.
(7)
The development plan should be fitted to the topography
and soils so as to create the least erosion possible.
(8)
Where feasible, natural vegetation should be retained
and protected.
B.
In a subdivision having more than 25% of its area
in slopes over 15%, the Planning Board shall require an appropriate
grading plan and engineering study for each lot and/or section to
be submitted to the Town Engineer for recommendation to the Planning
Board.
C.
To control unnecessary damage to the existing terrain
and ground cover and to control erosion and runoff water to adjacent
properties, no grading shall commence on the total land area to be
subdivided until final subdivision approval is granted by the Planning
Board. In cases of extreme hardship, the subdivider may petition the
Planning Board for relief. The Planning Board shall approve, approve
with conditions or disapprove the request. The developer may not request
grading relief which is in conflict with the subdivision plans on
file with the Planning Board.