[HISTORY: Adopted by the Town Board of the
Town of Pawling 2-18-1975. Amendments noted where applicable.]
GENERAL REFERENCES
Subdivision of land — See Ch. A230.
Attachment 1 - Table of Rates for Computing Total Amount of Performance Bond
Attachment 2 - Summary of Highway SpecificationsAttachment 3 - Checklist for Subdivision Road Acceptance ProcedureAttachment 4 - Checklist for Road AcceptanceAttachment 5 - Certificate of Construction CompletionAttachment 6 - Figure 1, Major/Through Highway - Typical SectionAttachment 7 - Figure 2, Commercial/Industrial Highway - Typical SectionAttachment 8 - Figure 3, Rural/Suburban Highway Standard - Typical SectionAttachment 9 - Figure 3a, Private Street Standard - Typical SectionAttachment 10 - Figure 4, Curb and Sidewalk DetailsAttachment 11 - Figure 5, Vertical Curve SpecificationsAttachment 12 - Figure 6, Minimum Standards for Side Road Approach GradesAttachment 13 - Figure 7, Concrete Headwall and Wingwall DetailsAttachment 14 - Figure 8a, Underdrain SectionAttachment 15 - Figure 8b, Edge of Pavement Drain SectionAttachment 16 - Figure 9, Catch Basin DetailAttachment 17 - Figure 10, Cast Iron Curb BoxesAttachment 18 - Figure 11, Curb with Underdrain DetailAttachment 19 - Figure 12a, Type A Sidewalk Ramp DetailsAttachment 20 - Figure 12b, Type B Sidewalk Ramp DetailsAttachment 21 - Figure 13, Curb and Sidewalk Detail at Residential DrivewaysAttachment 22 - Figure 14, Intersection of Two New HighwaysAttachment 23 - Figure 15, Intersection of New Highway with Existing HighwayAttachment 24 - Figure 16, Road Name SignAttachment 25 - Figure 17, Concrete MonumentAttachment 26 - Figure 18a, Corrugated Beam Type Guide RailingAttachment 27 - Figure 18b, Terminal Section with Concrete AnchorAttachment 28 - Figure 19, Cable Guide RailingAttachment 29 - Figure 20a, Temporary Turning CircleAttachment 30 - Figure 20b, Permanent Turning Circle
Attachment 2 - Summary of Highway SpecificationsAttachment 3 - Checklist for Subdivision Road Acceptance ProcedureAttachment 4 - Checklist for Road AcceptanceAttachment 5 - Certificate of Construction CompletionAttachment 6 - Figure 1, Major/Through Highway - Typical SectionAttachment 7 - Figure 2, Commercial/Industrial Highway - Typical SectionAttachment 8 - Figure 3, Rural/Suburban Highway Standard - Typical SectionAttachment 9 - Figure 3a, Private Street Standard - Typical SectionAttachment 10 - Figure 4, Curb and Sidewalk DetailsAttachment 11 - Figure 5, Vertical Curve SpecificationsAttachment 12 - Figure 6, Minimum Standards for Side Road Approach GradesAttachment 13 - Figure 7, Concrete Headwall and Wingwall DetailsAttachment 14 - Figure 8a, Underdrain SectionAttachment 15 - Figure 8b, Edge of Pavement Drain SectionAttachment 16 - Figure 9, Catch Basin DetailAttachment 17 - Figure 10, Cast Iron Curb BoxesAttachment 18 - Figure 11, Curb with Underdrain DetailAttachment 19 - Figure 12a, Type A Sidewalk Ramp DetailsAttachment 20 - Figure 12b, Type B Sidewalk Ramp DetailsAttachment 21 - Figure 13, Curb and Sidewalk Detail at Residential DrivewaysAttachment 22 - Figure 14, Intersection of Two New HighwaysAttachment 23 - Figure 15, Intersection of New Highway with Existing HighwayAttachment 24 - Figure 16, Road Name SignAttachment 25 - Figure 17, Concrete MonumentAttachment 26 - Figure 18a, Corrugated Beam Type Guide RailingAttachment 27 - Figure 18b, Terminal Section with Concrete AnchorAttachment 28 - Figure 19, Cable Guide RailingAttachment 29 - Figure 20a, Temporary Turning CircleAttachment 30 - Figure 20b, Permanent Turning Circle
It is the purpose of these specifications to
establish minimum acceptable standards of street construction for
subdivisions in the Town of Pawling, including but not limited to
width, design, drainage, construction of base and pavement, curbs
and sidewalks, monuments and street name signs. Dedication of the
right-of-way will not be accepted until the developer's professional
engineer or qualified licensed land surveyor, the Town Superintendent
of Highways and the Town Engineer shall have certified to the Town
Board, in writing, that the construction of the street or streets
has been completed in accordance with the approved plans and the specifications
which follow.
A.
In his written certification, as required above, the
developer's professional engineer or qualified licensed land surveyor
shall state clearly that he or his authorized representative has inspected
all phases of the street construction and that all work has been completed
in accordance with the approved plans and these specifications.
B.
If any work or changes due to field conditions occur
that are not shown on the approved subdivision plan, such changes
or work done must be incorporated on the approved subdivision plan
and submitted to the Town Board and the Planning Board at time of
dedication.
The plan of the proposed street shall be prepared
by a qualified engineer or qualified land surveyor properly licensed
by the State of New York. The plan shall clearly define the limits
of the proposed right-of-way and shall include the locations, widths,
profiles and grades of proposed roadways and storm drainage, including
culverts and other drainage structures, and the location of easements
and utilities. The plan shall be submitted to the Town Superintendent
of Highways, the Town Engineer, the County Superintendent of Highways
when any street drains toward or may otherwise affect a county highway,
and to the Town Planning Board for review and approval under the applicable
subdivision regulations of the Town prior to final approval of the
subdivision by the Planning Board. Such plans so submitted shall not
be altered or amended after having been approved by the Planning Board
unless amended plans are resubmitted and approved as above. However,
the developer shall, at his own expense, provide additional storm
drainage facilities as may be ordered by the Town Superintendent of
Highways if, during the progress of the work, in the opinion of the
Town Superintendent of Highways the Town Engineer and/or the County
Superintendent of Highways, such additional structures or facilities
are necessary to assure the durability of the pavement, the future
maintenance of the right-of-way or the safety of the public. If construction
has not been started within one year from the date of final approval
by the Town Planning Board, plans shall be resubmitted and approved
as above.
A.
Prior to the start of construction of any improved
street, the developer shall deposit with the Town Clerk a performance
bond of acceptable surety or shall deposit with the chief fiscal officer
of the Town acceptable negotiable government bonds, cash or a certified
check drawn upon a national or state bank, payable at sight to the
Town Board, guaranteeing that:
(1)
Within two years the developer will complete all the
construction within the right-of-way, including the roadbed, shoulders,
sidewalks, curbs, gutters, storm drainage, sight easements, etc.,
and all utilities, including hydrants and house connections, for each
lot in accordance with the approved plan and these specifications.
(2)
Upon certification by the developer's professional
engineer or licensed land surveyor and by the Town Superintendent
of Highways and the Town Engineer that the construction of the street
has been completed in accordance with the approved plans and specifications,
the developer will dedicate the completed street to the Town for use
as a public highway free and clear of all liens and encumbrances.
This guaranty of dedication shall apply to the owner of the property
as well as the developer, where the two are not synonymous.
B.
As a guaranty for the performance of the above requirements,
the developer shall deposit, as heretofore set forth, a surety bond,
negotiable government bonds, cash or a certified check, the minimum
total amount of which shall be determined by applying to the quantities
or dimensions shown on the approved plan the rates per unit as established
by the Table of Rates attached hereto and forming a part hereof, appearing
at the end of this chapter, and such additional requirements as required,
and approval by the Town Board.
A.
Prior to acceptance by the Town of the dedication of the street as guaranteed by § A229-4B above, the developer shall deposit with the Town Clerk a maintenance bond of acceptable surety or shall deposit with the chief fiscal officer of the Town acceptable negotiable government bonds, cash or a certified check drawn upon a national or state bank, payable at sight to the Town Board, guaranteeing that, for a period of one year from the date of acceptance of the dedication of the street by the Town, the developer will maintain the street to the standard of construction set by these specifications, normal wear and tear excepted. This shall be interpreted to mean that the developer will, at his own expense, repair and make good any defects or damage which may develop during this maintenance period as a result of faulty construction within the right-of-way or as a result of other construction by the developer off the right-of-way. During the maintenance period the Town shall be responsible for snow and ice control, street cleaning, cleaning of culverts and catch basins and other work of a similar routine nature, provided that such work has in no way been caused by the developer's operations.
B.
The amount of the maintenance bond shall be at least
equal to 20% of the performance bond.
C.
The Town Board may, in its discretion, waive the maintenance
bond requirement if the following conditions have been satisfied:
(2)
The total road construction, including all drainage,
has been completed and in use for a period of at least nine months
after the Town Superintendent of Highways has inspected the same and
has submitted a written report to the Town Board stating that all
work has been satisfactorily completed.
(3)
The Town Superintendent of Highways shall reinspect
all road construction work at the proposed time of dedication and
submit a second report, in writing, to the Town Board specifying that
all work remains in a satisfactory condition and is acceptable for
dedication. All items found not to be in an acceptable condition must
be immediately repaired and/or replaced to the satisfaction of the
Town Superintendent of Highways.
(4)
The performance bond shall remain in full effect,
until the date of actual acceptance by the Town Board.
A.
In addition to other requirements, prior to acceptance
by the Town of the dedication of the street, the developer shall file
with the Town Clerk evidence that he has taken out, for the same period
of time as the maintenance bond, an insurance policy in the amounts
of $100,000/$300,000 for public liability and $50,000 for property
damage, naming as the insured the Town Board and/or the Town Highway
Department and/or the Town Superintendent of Highways.
B.
The purpose of this requirement for insurance is to
protect and defend the Town against any claims which may arise because
of the operations of the developer or because of possible defects
in work performed by him.
C.
Subsequent to the acceptance of the dedication of
the street and after receipt of the maintenance bond and evidence
of insurance by the Town, the Town Board shall release the performance
bond.
A.
Prior to the commencement of any work, the developer
shall deposit with the Town Clerk a check in an amount equal to 4%
of the amount of the performance bond. This sum shall be deposited
in such appropriate account or accounts of the Town as would be applicable
towards the payment of inspection fees for the construction work of
the subdivision.
[Amended 10-12-1993 by L.L. No. 6-1993]
A.
The Town Planning Board shall determine and designate
into which of the three following classifications each proposed subdivision
street falls on the basis of one or more of the criteria hereinafter
set forth.
B.
Final plans shall be drawn to show, and the developer
shall construct each street in accordance with, the particular specifications
for its designated classification as also hereinafter set forth, as
well as in accordance with the specifications common to all classifications.
[Amended 10-12-1993 by L.L. No. 6-1993]
The following are criteria for determining street
classification:
A.
Major or through streets.
(1)
The proposed street is the direct and logical continuation
of a street that carried 500 or more cars during a twelve-hour period
as shown on the latest traffic count.
(2)
The proposed street creates a shorter and more convenient
through traffic artery so that it can be reasonably expected that
traffic will be diverted from other major streets to such an extent
that it will reach at least 500 cars in 12 hours two years after opening.
(3)
The proposed street is the principal collector for
300 or more homes in the neighborhood.
(4)
The proposed street could logically be expected to
become a major street because of future construction or other foreseeable
circumstances.
B.
Commercial and industrial streets.
(1)
The proposed street is in an area zoned for commerce
or industry.
(2)
The proposed street is on or close to the dividing
line between a residential and a commercial or industrial area so
that it may reasonably be expected to carry a substantial volume of
commercial or industrial traffic.
(3)
The proposed street creates a shorter and more convenient
route between a commercial or industrial area and a major traffic
artery.
(4)
The proposed street for any other reason may be expected
to carry a substantial volume of commercial or industrial traffic.
C.
Suburban or rural-type streets. The classification
is intended to cover the majority of subdivision streets.
(1)
The proposed street shall not be or not be reasonably
expected to become a through, commercial or industrial street.
(2)
The proposed street shall be a dead-end, loop or other
minor street within a development.
(3)
The proposed street is not or cannot reasonably be
expected to become a continuation or extension of a street of one
of the two above-described classifications. Should such be the case,
the proposed street shall take the classification of the street of
which it is a continuation or extension.
(4)
The proposed street does not or cannot reasonably
be expected to carry a substantial volume of traffic.
D.
Privately maintained development streets. This classification
is intended for only rural or low-density residential development
projects where the roadway is to be privately maintained and will
not be considered for dedication to the Town of Pawling. The following
criteria apply:
(1)
Necessary legal provisions are to be incorporated
into the subdivision approval process so that prospective homeowners
are notified in advance of their obligation to maintain the roadway
and to bear the future cost of upgrading the roadway prior to dedication,
as enumerated in item D(2) below, if a majority of property owners
file a legal petition with the Town Board for such designation. Such
legal provisions must include conspicuous notations in all deeds,
on the approved subdivision plat and in the homeowners' association
(HOA) documents prepared.
(2)
Prior to any Town Board consideration of dedication
of the project roadways built to a privately maintained development
street construction standard, the homeowners within the development
shall bear the cost of upgrading the roadway to the suburban or rural-type
street construction standard, which is the lowest Town-standard roadway
permitted for Town Board consideration or dedication.
[Amended 10-12-1993 by L.L. No. 6-1993]
A.
Figures 1, 2, 3 and 4 appearing at the end of this
chapter show cross sections of each of the classifications of subdivision
streets. These give the required design, dimensions and construction
details which are applicable to a particular classification.
B.
The Summary of Highway Specifications, appearing at
the end of this chapter, is a comparative summary sheet which lists
the major items of construction for all types of streets and may be
useful as a checklist of requirements. Thereafter are set forth the
general and more detailed specifications for design and construction
applicable to all streets.
C.
The developer shall design and construct streets which
shall conform to both the specific and the general specifications.
Building and driveway permits must be obtained
at the same time. If the roadway is completed at the time of issuance
of the permits, a cash bond of two hundred dollars must be deposited
with the Town for the driveway permit. The two-hundred-dollar cash
bond will be returned upon completion of work as outlined in the permit
and approved as completed by the Town Superintendent of Highways.
A.
Layout. The developer shall establish and clearly
mark on the site the limits of road rights-of-way and easements, the
center line and grades of the road pavement and the location and elevation
of drainage and drainage structures in accordance with the approved
plans. Such markers shall be maintained at the developer's expense
until the construction of drainage facilities, road pavement, curbs,
sidewalks and shoulders has been completed, inspected by the developer's
engineer and approved by the Town Superintendent of Highways and the
Town Engineer.
C.
Excavation, filling and rough grading.
(1)
The developer shall complete the shaping of the road
right-of-way, streams, ditches and easement areas to the line and
grade as shown on the approved plan and as otherwise may be directed
by the Town Superintendent of Highways. All unsuitable or unstable
materials shall be completely excavated and removed from the right-of-way,
and all rocks or boulders larger than six inches in diameter shall
be excavated at least eight inches below the finished subgrade of
the road pavement, drainage or drainage structures, curbs and sidewalks.
(2)
Where fills are necessary to complete the required
line and grade or to backfill trenches or other excavations, the materials
incorporated in the work shall be acceptable to the Town Superintendent
of Highways and shall be placed in layers not exceeding eight inches
in depth, each layer to be thoroughly compacted by rolling with a
three-wheel, sheepsfoot, pneumatic-tired or padded-wheel roller or
by impact rammer or vibrator equipment in areas inaccessible to power
rollers. All compaction shall continue until the fills are firm and
unyielding.
(3)
The rough grade of the road pavement, curb and sidewalk
areas shall be completed to within one inch above or below the finished
subgrade as shown on the approved cross section of the right-of-way
improvement.
(4)
Earth shoulders and flow lines of ditches and gutters
shall be maintained in a satisfactory condition at the developer's
expense at all times during the course of construction of the subdivision
and until such time as the Town Board has accepted dedication of the
right-of-way.
(5)
The areas between the curbline and the right-of-way
line must be graded and seeded in order to prevent erosion.
(6)
The developer shall comply with all of the requirements
of the soil erosion prevention plan approved by the Planning Board
and/or the Town Superintendent of Highways. This plan shall set forth
the steps and procedures to be taken by the developer during the construction
period to minimize soil erosion. In the event that no such plan has
been submitted and/or approved by the Planning Board, the developer
shall provide such plan to the Town Superintendent of Highways for
his approval prior to commencing any work.
A.
Excavation, laying and backfilling.
(1)
The width of the trench in which the pipe is placed
shall be sufficient to permit thorough tamping of the backfill under
the haunches and around the pipe. Where rock, in either boulder or
ledge formation, is encountered, it shall be removed below grade and
replaced with suitable materials in such a manner as to provide an
earth cushion having a thickness under the pipe of not less than eight
inches, and where there are excessively heavy fills over the top of
the pipe, the Town Superintendent of Highways may specify that an
earth cushion up to one-half (1/2) inch in thickness per foot of fill
be placed over the top of the pipe. In no case shall the top of any
drainage pipe be less than 18 inches below the finished grade of the
pavement. Where soft, spongy or other unstable soil is encountered
at the established grade, all such unstable soil under the pipe and
for a width of one diameter on each side of the pipe shall be removed
and replaced with run-of-bank gravel or other acceptable material.
In all cases, the bed shall be thoroughly compacted and shall provide
a firm foundation for the pipe.
(2)
The pipe shall be laid to the true line and grade
on the prepared bed of the trench. All connections for making field
joints in corrugated metal pipe shall consist of corrugated metal
bands so constructed as to lap on equal portions of each of the culvert
sections to be connected. All joints in making field connections of
reinforced concrete pipe shall be filled with Portland cement mortar.
(4)
Any additional drainage facilities not shown on the
approved plan and which may be ordered by the Town Superintendent
of Highways shall be constructed by the developer at the developer's
expense and in accordance with these specifications.
B.
Pipe.
(1)
Storm drain and culvert pipe may be of either coated
corrugated metal or reinforced concrete with a minimum diameter of
19 inches.
(2)
Coated corrugated metal pipe shall conform to Section
707 of the Standard Specifications, Construction and Materials, New
York State Department of Transportation, Design and Construction Division,
Edition of January 2, 1973, and as may be amended, with the following
exceptions:
(a)
The invert of the pipe shall be paved with bituminous
material to a depth of not less than one-eighth (1/8) inch measured
over the crest of the corrugations on the inside circumference.
(b)
All collars or connecting bands shall be 12
inches wide and shall be furnished with bolts six inches long.
(3)
Reinforced concrete pipe shall conform to Section
706 of the Standard Specifications, Construction and Materials, New
York State Department of Transportation, Design and Construction Division,
Edition of January 2, 1973.
(4)
All reinforced concrete pipe shall be manufactured
with slip joints or bell-and-spigot joints.
(5)
Each piece of reinforced concrete pipe shall be marked
with the specification number and the date of manufacture.
(6)
Only reinforced concrete pipe will be installed under
all roadways or streets. Coated corrugated metal pipe will be allowed
in all other locations.
(7)
All storm drains, sanitary sewers and water and gas
main lines are to be laid out so that they will not be under the proposed
roadway or streets. If possible, storm drain main lines should be
designed to be installed on the high side of the right-of-way.
A.
The following specifications and drawings show the
minimum acceptable construction for typical catch basins and curb
inlets. Whenever, in the opinion of the Town Superintendent of Highways,
ground conditions or other circumstances require it, larger or heavier
materials, additional materials, reinforcing or other modifications
and improvements in design and construction shall be made as directed
by the Town Superintendent of Highways at any time prior to paving.
B.
Location. Catch basins shall be constructed at all
points of change of slope or alignment and at all junction points.
At no time shall catch basins be spaced farther apart than 300 feet
on slopes less than 3%, 250 feet on slopes from 3% to 6% and 200 feet
on slopes over 6% in steepness.
C.
Excavation and concrete base. The hole for a catch
basin shall be excavated to a depth of 35 inches below the designated
elevation of the invert of the effluent pipe. Crushed stone or run-of-bank
gravel to a uniform depth of nine inches, leveled and compacted over
the entire area under the base, shall be laid in the hole. On this
stone or gravel shall be laid an eight-inch-thick slab of one-to-two-to-four
mix Portland cement concrete. The slab shall extend four inches beyond
the outside of the walls of the catch basin on every side. The slab
shall be smooth and level. Through the center of the slab there shall
be an opening for drainage one square foot in area which shall be
protected and kept clean of concrete, mortar or other obstructing
materials during construction.
D.
Walls.
(1)
To a maximum depth of five feet below the finished
surface, the catch basin walls shall be constructed of solid concrete
catch basin corner and stretcher blocks, six inches thick, similar
or equal to those manufactured by the Multiplex Concrete Company,
Inc., of East Orange, New Jersey.
(2)
From five feet to a maximum depth of 10 feet below
the finished surface, the walls shall be constructed of solid concrete
catch basin corner and stretcher blocks, eight inches thick, similar
or equal to those manufactured by the Multiplex Concrete Company,
Inc.
(3)
Below 10 feet from the finished surface, the catch
basin walls shall be 12 inches thick and shall be constructed of concrete
blocks conforming to ASTM Designation C-139. All hollows in or between
blocks in each course shall be completely filled with mortar before
the succeeding course is laid so that the finished wall is solid.
(4)
All blocks forming the catch basin walls shall be
laid up with mortar composed of Portland cement and mortar sand conforming
to New York State Department of Transportation specifications in the
proportion of 1:2.
(5)
The inside dimensions of the catch basin shall remain
constant from top to bottom and shall match the frame opening of the
curb inlet to be used.
(6)
Precast concrete catch basin units will be allowed
with the approval of the Town Superintendent of Highways.
E.
Installation of pipes.
(1)
Concrete blocks around all pipes entering or leaving
the catch basin shall be cut to fit the contours of the pipes as closely
as possible. Remaining interstices shall be solidly filled with mortar
for the full thickness of the wall. The ends of all pipes shall be
cut off flush with the inside surfaces of the catch basin walls.
(2)
When the diameter of the effluent pipe is greater
than that of the influent pipe, the elevation of the top of the influent
pipe shall be no lower than the elevation of the top of the effluent
pipe.
(3)
When the diameter of the effluent pipe is the same
as or smaller than that of the influent pipe, the elevation of the
invert of the influent pipe shall be no lower than the elevation of
the invert of the effluent pipe. In no case shall the top of any influent
pipe be more than five feet above the invert of the effluent pipe.
F.
Curb inlets.
(1)
All catch basins shall be capped with curb inlets
having a minimum frame opening of 30 inches by 48 inches. Curb inlets
shall be similar or equal to either Campbell Foundry Company Pattern
No. 2501 or Campbell Foundry Company Pattern No. 2541 (stream flow
grating), as designated by the Town Superintendent of Highways.
(2)
Curb inlets shall be installed so that the top of
the grating is nine inches below the proposed center-line elevation
opposite the catch basin, and the pavement shall be sloped toward
the inlet as shown on the drawings which appear at the end of this
chapter.
(3)
Curb-front openings on all curb inlets shall have,
centered in the opening, a solid horizontal bar to prevent the ingress
of small children. This bar shall be part of the casting or solidly
welded in place subsequent to manufacture.
G.
Steps. Catch basins having a depth greater than 48
inches from the finished surface to the top of the concrete base shall
be provided with steps. Steps shall be of wrought iron having a minimum
diameter of three-fourths (3/4) inch which shall be hot bent to shape
and hot-dipped galvanized after bending. They shall be solidly set
in the masonry at the time of construction and shall extend all the
way through the wall. The steps shall extend four and one-half (41/2)
inches inside the wall of the catch basin. The top step shall be not
more than 18 inches below the finished surface and thence to the base
steps shall be no more than 18 inches apart.
A.
Before fine grading or construction of curbs and sidewalks
is started, all storm and sanitary sewers and all utilities, including
house connections and hydrants, shall have been installed and all
fill and backfill shall have been thoroughly compacted to the satisfaction
of the Town Superintendent of Highways.
B.
Also before fine grading or construction of curbs
and sidewalks is started, all heavy trucking for building or site
construction purposes shall have been completed, if possible.
C.
After completion of the rough grade and prior to the
laying of the foundation course, the subgrade shall be shaped to the
line and grade and thoroughly compacted with an approved self-propelled
roller weighing not less than 10 tons. All hollows and depressions
which develop under rolling shall be filled with acceptable granular
material and again rolled, this process to be continued until no depressions
develop. The subgrade shall not be muddy or otherwise unsatisfactory
when the foundation course is laid upon it.
D.
Any soft or unstable portions of the subgrade which
develop under the roller shall be completely excavated and removed
from the right-of-way and shall be replaced with acceptable granular
material and the area regraded and compacted as above.
E.
Fine grade shall conform to the prescribed width of
the pavement and shall extend equidistant from the center line of
the road right-of-way and shall conform to the typical cross section
of the road pavement and to the approved line and grade.
A.
After the fine grade has been constructed to the satisfaction
of the Town Superintendent of Highways, the developer shall furnish
and place a foundation course of approved run-of-bank gravel, crusher-run
stone or crusher-run gravel to the depths as called for in these specifications.
All materials acceptable for this course shall be hard, durable and
sound and shall be well graded from coarse to fine, the maximum diameter
of the large particles not exceeding two-thirds (2/3) of the thickness
of the compacted foundation course, and 90% to 100% by weight of the
particles shall be of such size as will pass through a four-inch-square
hole, not more than 70% by weight shall pass the No. 40 mesh sieve
and not more than 10% by weight shall pass the No. 200 mesh sieve.
B.
The materials shall be placed on the finished subgrade
by means of mechanical spreaders and shall be thoroughly compacted
by rolling with a self-propelled ten-ton roller. Water shall be added
to the materials in such amounts as the Town Superintendent of Highways
may consider necessary for proper compaction. After compaction, the
course shall be true to the grade, and cross sections and any depressions
shall be eliminated by the use of additional granular materials thoroughly
rolled in place. In all cases, the foundation course must be so thoroughly
compacted that it will not weave under the roller.
A.
After the foundation course has been completed as
the applicable sections of these specifications dictate and to the
satisfaction of the Town Superintendent of Highways, the developer
shall construct a base course of clean, dry one-and-one-half-inch
crushed stone to depths as required in the details included at the
end of this chapter. The stone shall be evenly spread by means of
an approved mechanical spreader in such quantities that, after being
compacted with a ten-ton roller, the thickness of the course shall
be as called for in these specifications. Since it is imperative that
this course conform accurately to the line, grade and cross section
specified and as called for on the plans, the developer shall set
up pins and lines or other controlled devices to attain the desired
accuracy. Rolling shall begin at the sides or curbline and continue
towards the center and shall continue until there is no movement of
the course ahead of the roller.
B.
After the stone base course has been completed and
only between the dates of April 15 and November 15 and when the stone
is dry and clean, free of frost and the atmospheric temperature is
above 50° F., latex emulsion shall be applied to the base course
by means of a pressure distributor at a rate of not less than one-half
(1/2) gallon of latex emulsion per square yard per inch of compacted
thickness of stone, but in no event less than two gallons per square
yard. Immediately after the application of the latex emulsion and
while the liquid is still warm and in a tacky condition, the surface
of the base course shall be filled with clean, dry three-eighths-inch
crushed stone, after which it shall be thoroughly rolled with a self-propelled
ten-ton roller. Additional stone shall be applied and broomed about
the surface during rolling until all voids in the surface of the stone
base course are completely filled. Rolling shall continue until the
cover stone is thoroughly keyed in the bitumen. Surplus stone shall
then be removed from the surface.
C.
After compaction, the top surface of this course shall
not extend above the theoretical elevation for this course, and, when
tested with a straightedge 16 feet in length, any depressions over
one-fourth (1/4) inch below the theoretical grade line shall be satisfactorily
eliminated.
Between November 15 and April 15, with the prior
written approval of the Town Superintendent of Highways, the following
alternate base course may be substituted for the penetration macadam
base course specified above:
A.
Asphaltic concrete base course. Under this alternate
the developer shall substitute an asphaltic concrete base course equal
in compacted thickness to that specified for a penetration macadam
base course. After the foundation course has been completed to the
satisfaction of the Town Superintendent of Highways, asphaltic concrete
conforming to the current specifications of the New York State Department
of Transportation of 1973, as amended, for Base Course Type 1A, shall
be uniformly spread by a self-propelled mechanical spreader equipped
with tamping bars and a heating unit and in sufficient depth as to
provide a finished compacted thickness after rolling equal to that
specified for a penetration macadam base course. The base material
in place shall be thoroughly rolled with a ten-ton roller. No trucking
or construction traffic shall be permitted on any base course until
the wearing surface has been constructed.
A.
After the stone or asphaltic concrete base course
has been completed to the satisfaction of the Town Superintendent
of Highways, a one- or two-course bituminous concrete wearing course
shall be constructed conforming to the New York State Department of
Transportation specifications of 1973, as amended, for Binder Course
and/or Top Course Type 1A.
B.
After the base course has been thoroughly cured and
cleaned of all foreign material, a bituminous concrete binder course
and/or bituminous top course shall be uniformly spread by a self-propelled
mechanical spreader with tamping bars and a heating unit at a sufficient
depth so as to provide a finished compacted thickness after rolling
as called for in these specifications and the approved plan. The course
or courses shall be thoroughly rolled with a ten-ton roller.
C.
Where a two-course wearing surface is required, and
in the event that the binder course has been subject to traffic for
an extended period of time, prior to the installation of the top surface
course, the binder course must be thoroughly cleaned of all foreign
material, and a tack coat of asphalt emulsion must be applied to the
surface at the rate of one-tenth (1/10) to one-twentieth (1/20) gallon
per square yard.
D.
Extreme care shall be exercised in the placing of
bituminous concrete to ensure that all longitudinal joints shall be
lapped in the placing of adjoining strips and that all lateral joints
are trimmed before continuing with the placing of additional materials
on that strip.
A.
Curbs will be required on all streets.
B.
Asphaltic concrete curbs in a design approved by the
Town Superintendent of Highways shall be constructed on both sides
of the street as shown on Figures 11, 12a, 12b and 13, appearing at
the end of this chapter and to the dimensions and specifications as
shown on Figure 11, appearing at the end of this chapter. Any modification
in the size or shape of curbs will have to be authorized, in writing,
by the Town Superintendent of Highways.
C.
Asphaltic concrete curbs shall conform in material
and construction details to Item 609-3.08 of the current New York
State Department of Transportation specifications, dated January 2,
1973, and as amended.
D.
Where required by the Town Superintendent of Highways,
six-inch Armco perforated pipe or its equal shall be laid in three-fourths-inch
crushed stone under all curbs, as shown on Figure 11, appearing at
the end of this chapter. This underdrain shall be so graded that any
water under the curbs will drain to the nearest catch basin where
the underdrain shall be connected as shown on said Figure 11.
[Amended 10-12-1976]
A.
The developer and/or owner of the total subdivision
or the individual lot, plot or parcel being developed with a driveway
shall so design, lay out and construct such driveway, both within
and without the limits of the right-of-way, that the latest models
of modern cars may enter and leave the right-of-way without difficulty.
B.
The developer and/or owner shall construct all driveway
entrances according to the dimensions and specifications shown on
Figure 6, appearing at the end of this chapter, and any modification
will have to be authorized, in writing, by the Town Superintendent
of Highways.
C.
All necessary entrances within the subdivision shall
be constructed at the time of construction of the curbs.
D.
Before a building permit may be issued, the developer,
owner or contractor must obtain a driveway permit, and pay the requisite
fee for said permit, from the Superintendent of Highways, and permit
form, together with a plan drawn accurately to scale and showing the
entire parcel of land, together with metes and bounds; North arrow,
owner's name and address of the property; scale; location of the building
on the property; and layout of the driveway from the paved street,
through the right-of-way and into the property to building and/or
parking areas. Where the existing property grade exceeds 5%, accurate
existing and proposed grades shall be shown. Driveway grades shall
conform to Figure 6, appearing at the end of this road specifications
chapter. A section through the driveway shall be shown on the permit
drawing which shall show the materials and method of construction.
The driveway shall be paved with a minimum of one and one-half (11/2)
inches of macadam over a six-inch-deep run-of-bank gravel base that
has been properly compacted and sealed at a minimum from the edge
of the pavement of the public street or road to the property line.
Where required by the grade and/or the direction of the Superintendent
of Highways, a culvert, with a minimum fifteen-inch diameter, of galvanized
corrugated metal pipe, shall be installed under the driveway to maintain
proper drainage along the public road or street. The driveway construction
within the property shall be so designed and constructed as to eliminate
any erosion or siltation on any public road or street or adjacent
properties.
[Amended 1-7-1988 by L.L. No. 1-1988]
E.
After the developer and/or owner has secured a driveway
permit and building permit, he shall rough out the driveway in accordance
with the approved plan. He shall provide temporary siltation basins
and/or any other type of energy dissipators as shall be additionally
required by the Superintendent of Highways in order to eliminate siltations
from flowing onto any portion of the right-of-way. In the event that
any siltation does occur, the Code Enforcement Officer shall issue
a stop order of all construction until this problem has been corrected
to the satisfaction of the Superintendent of Highways. Any siltation
and other damages that occur within the right-of-way of any adjoining
property shall be corrected immediately, and no other construction
shall continue until the Superintendent of Highways has approved such
correction.
[Amended 8-9-1994 by L.L. No. 1-1994]
F.
Before the certificate of occupancy is issued and
before anyone may be permitted to occupy and utilize any structure,
the permanent driveway shall be installed and completed to the satisfaction
of the Superintendent of Highways. The Superintendent of Highways
shall issue a certificate of driveway completion, after he has inspected
the same and found said driveway completed in accordance with the
approved plan, approved with the issuance of the driveway permit.
No certificate of occupancy may be issued without the driveway completion
certificate having first been issued and filed with the Code Enforcement
Officer.
[Amended 8-9-1994 by L.L. No. 1-1994]
As required, the developer shall construct four-inch-thick
reinforced Portland cement concrete sidewalks on streets, as shown
on Figure 4, appearing at the end of this chapter. Concrete shall
be of a one-to-two-to-three mix, air-entrained with Durex or its equal,
one course, properly screeded and finished to the true grade with
a wooden float and shall be cured, all to the satisfaction of the
Town Superintendent of Highways.
The developer shall construct all street intersections
in accordance with Figures 13, 14 and 15, appearing at the end of
this chapter, except in the case of a new street intersecting an existing
narrow road, when it shall be modified as shown on Figure 15, appearing
at the end of this chapter.
The developer shall furnish and install a four-way
street name sign at every street intersection made by the streets
he constructs. Signs and posts shall conform to the standards established
by the Town Board and as shown on Figure 16, appearing at the end
of this chapter.
A.
Monuments shall be set on all right-of-way lines of
streets at all street intersections, angle points, points of curve
and subdivision corners and all easements or where ordered by the
Town Superintendent of Highways. There shall be a clear foresight
and backsight to adjacent monuments on the right-of-way line or lines
on which a monument is set.
B.
Monuments shall be 36 inches long, five inches square
at the top, tapering to six inches square at the bottom and shall
have centered in the top a three-eighths-inch or one-half-inch drill
hole, a three-eighths-inch or one-half-inch steel rod slightly protruding
or some other permanent and satisfactory center mark. Monuments shall
be of cut granite free from imperfections or of concrete and similar
or equal to those supplied by Bergen Building Block, Inc., Ridgefield
Park, New Jersey.
C.
Monuments shall not be set before the final grading
has been completed, nor shall they be set while frost is in the ground.
They shall be set so that the top is flush with the finished grade.
They shall be so set and tamped as to prevent settlement or shifting.
D.
The developer's engineer and/or licensed land surveyor
shall certify that the location of all monuments is accurate before
acceptance of the street by the Town Board.
A.
The developer shall dedicate to the Town, by recordable
instrument, all easements as shown on the approved plan.
B.
All drainage easements must have a minimum width of
20 feet and shall include the right to enter upon said property for
the purposes of installing, maintaining and repairing the pipe or
pipes as placed in such easements. It is the general policy of the
Town that storm drainage be enclosed in drainage pipe and that all
easements contain a provision for the right to install underground
pipes and to discharge stormwater therein. The Town Superintendent
of Highways and the Town Engineer may permit some open drainagecourses
where, in the judgment of the Town Superintendent of Highways and/or
the Planning Board, such drainage methods would provide for a better
system of drainage in any particular area. The developer shall install
a minimum of 20 feet of pipe, from the catch basin into the easement
pipe, of sufficient size to provide for present and future runoff.
C.
Where it is proposed that stormwater be drained from
the street or highway or from other lands of the developer to the
perimeter of the developer's property, easements shall be provided
in recordable form and free and clear of all liens from the adjoining
owners permitting the discharge of stormwater drainage onto such adjoining
lands.
D.
The developer shall provide an acceptable title company's
certificate of title indicating that the above-mentioned easements
and rights to discharge surface water are free and clear of all liens.
A.
With the approval of the Town Superintendent of Highways
and the Town Engineer, open ditches may be used in lieu of storm drain
pipes when the grade of the land traversed is flat or when it is desirable
to drain and dry up the surrounding area. Open ditches shall be constructed
in accordance with Figure 1 of these specifications, which appears
at the end of this chapter, but in no case shall the grade of the
open ditch exceed 6%. Riprap, when called for, shall consist of fieldstone
or rough unhewn quarry stones as nearly cubical in form as is practicable,
placed upon a slope not steeper than 1:2 and so laid that the weight
of the larger stones is carried by the soil and not by the stone adjacent.
All stones shall weigh between 50 and 150 pounds each, and at least
60% of them shall weigh more than 100 pounds each.
B.
The largest stones shall be placed first, roughly
arranged and in close contact. The spaces between the larger stones
shall be filled with spalls of suitable size.
C.
Whenever a drain pipe enters an open ditch, the bottom
and sides of the ditch shall be riprapped for a distance of at least
30 feet beyond the end of the pipe.
Roof and cellar drains shall in no case be allowed
to flow onto the street right-of-way. With the approval, in writing,
of the Town Superintendent of Highways and the Town Engineer, these
drains may be piped to the street stormwater pipe drain, to which
they shall be connected on the top only. Such drains must be installed
prior to the start of fine grading of the streets.
Whenever a temporary or permanent dead end is
allowed on a subdivision street, a turnaround shall be constructed.
This turnaround shall take the form of a circle or other shape as
required by the Town Planning Board and shall be constructed as shown
on Figures 20a and 20b, appearing at the end of this chapter. The
temporary type of construction shall be used only when authorized
by the Town Planning Board because of foreseeable future extension
of the street. The circular-shaped turnaround shall be completely
paved, with no center island.
A.
Streets shall be so designed that finished tangent
grades will not be less than 2% nor more than 10%.
B.
Every change in grade shall be effected with a vertical
curve of sufficient length to ensure adequate stopping sight distance
and to provide for a smooth transition. These vertical curves shall
be designed in accordance with the graph shown on Figure 5 of these
specifications, appearing at the end of this chapter, which is taken
from New York State standards for speeds of 30 miles per hour.
The final decision as to the interpretation
of any part of these street specifications shall rest with the Town
Superintendent of Highways.
In the event that any part or parts of these
street specifications for subdivisions or of any ordinance or regulations
which may govern or otherwise affect them is for any reason modified
or invalidated, the other portions of said specifications not affected
thereby shall remain in full force and effect.
A.
The developer shall afford the Town Superintendent
of Highways the opportunity to inspect the work in order that he,
the Superintendent, may assure himself that these minimum specifications
are being complied with.
B.
Such inspections shall occur at the following listed
places in order of construction, and the developer shall give the
Town Superintendent of Highways at least two days' notice of such
expected completions and shall not proceed to the next order of work
until the Town Superintendent of Highways has approved the work inspected.
(1)
Upon completion of the subgrade.
(2)
Upon completion of the foundation course, at which
time the developer shall furnish the Town Superintendent of Highways
with men and equipment to dig, or have dug, test holes to establish
and confirm the depth and quality of the foundation course.
(3)
Upon the beginning of paving operations.
(4)
The Town Superintendent of Highways or his representatives
shall be given access to the work at all times in order that he may
inspect the work as it progresses.
A.
Conditions to be satisfied before the Town Board considers
the acceptance of a new highway are as follows:
(1)
A set of as-built plans of the highway showing right-of-way
lines, drainage and utility easements and a road center-line profile
must be submitted to the Town Clerk. These plans must bear the stamps
of both a licensed professional engineer and a licensed land surveyor,
and if they are a portion of a subdivision or site plan, they must
also bear the stamp of approval of the Planning Board.
(2)
Metes and bounds descriptions of all rights-of-way
and easements prepared by a licensed land surveyor must be submitted
to the Town Clerk.
(3)
The plans and descriptions must be reviewed by the
Town Engineer, who shall indicate his approval either by a letter
to the Town Board or by the stamping of said plans and descriptions.
(4)
The submitted deeds must be checked by the Town Attorney
as to form and sufficiency. A title search must be made of the land
offered to assure the validity of the title and the cost of the work.
B.
The work completed on the highways at the date of
submittal must be approved by the Town Highway Superintendent, and
the Town Board shall be notified of this approval.
C.
Approved permanent concrete or granite monuments shall
be set according to the Town highway specifications or as directed
by the Town Engineer, and their location shall be shown on the road
plan. Iron pipes, unless embedded in concrete, shall not be considered
permanent monuments for the purpose of these regulations.[1]
[1]
Editor's Note: Former Subsection D, allowing
acceptance of dedications only between April 1 and October 30, which
immediately followed this subsection, was repealed 1-17-2007 by L.L.
No. 1-2007.
