Prior to an action by the Planning Board approving a final plat, the applicant shall be required to complete, in accordance with the Planning Board's decision and to the satisfaction of the appropriate Town departments, all the street and other improvements, including any required landscaping, specified in the action approving said plat or, as an alternative, to file with the Town Board a method of payment pursuant to § 82-31 in an amount estimated by the Planning Board to secure to the Town the satisfactory construction and installation of the incomplete portion of required improvements. All required improvements shall be made by the applicant at his/her expense without reimbursement by the Town or any district therein.
Alternatively, a provision of payment therefor in a form that shall be satisfactory to the Town Board as to form, sufficiency and manner of execution shall be provided to cover the full cost of the required improvements in § 82-30 above. A period of one year, or such other period as the Planning Board may determine appropriate, within which required improvements must be completed shall be specified by the Planning Board and expressed in the form of payment as required by the Town Board. The form of payment shall also provide that an amount determined adequate by the Planning Board shall be retained for a period of one year after the date of completion of the required improvements to assure their satisfactory condition.
A.
Monuments. Monuments shall be placed at all block corners, angle
points, points of curvature in streets and points of tangency or horizontal
curves, and at intermediate points as required by the Town Engineer.
However, in no case shall there be fewer than four permanent monuments
per block. At least one monument in each subdivision shall be related
to the United States Geological Survey system and shall bear the true
elevation above sea level. In addition, markers shall be placed at
all points when street lines intersect the plat boundary and at all
lot corners. The monuments and markers shall be of such material,
size and length as may be approved by the Town Engineer.
B.
Water and sewerage facilities. Facilities for water and sewerage
shall be provided in each new subdivision in accordance with the requirements
of the appropriate agency having jurisdiction over the planning and
installation of these in the area of the subdivision; however, the
following minimum requirements of the Town shall be met:
(1)
Central water supply systems shall be designed with adequate pressures,
mains and fire hydrants to meet Association of Fire Underwriters'
specifications for a Class B protected area.
(2)
All water mains shall be at least six inches in diameter.
(3)
Sanitary sewers shall not be used for stormwater drainage.
(4)
The central sewerage system shall provide a four-inch minimum size
connection to each lot.
C.
Storm drainage facilities. The Town of Pleasant Valley must comply,
and all subdivision, site plan and building permit applications must
address or comply, with Phase II regulations according to the Department
of Environmental Conservation (DEC). For questions about the Phase
II regulations, contact the Dutchess County Soil and Water Conservation
District office.
(1)
Regulation. The New York State Department of Environmental Conservation
(NYSDEC) regulates stormwater management practice installation under
the State Pollutant Discharge Elimination System (SPDES). Contact
the local Region 3 NYSDEC representative for the most current application
and permitting information. The technical standards for stormwater
practice design are in the New York Stormwater Management Design Manual.
(2)
Drainage. The NYSDEC "Reducing the Impacts of Stormwater Runoff from
New Development" should be consulted. A primary goal is to ensure
that the peak rate of surface water flowing off site shall not increase
above predevelopment conditions, and shall not adversely affect drainage
on adjacent properties or public roads.
(3)
General design.
(a)
Preferred runoff pattern. Preferred design of streets and grading
in relation to storm drainage shall be such that runoff from roofs,
driveways and other impervious surfaces will be collected in the ditches
and/or gutters along the street in short runs (300 feet or 400 feet)
and will then be diverted from the surface into storm sewers or natural
watercourses unless storm sewers are to be installed.
(b)
Downstream disposal. Subdivision and development of an area
increases and concentrates the runoff of stormwater from the area.
Applicants are warned that such increase may cause flood or erosion
damage to undeveloped properties lying downstream. Storm drainage
channels opening on unimproved land shall empty directly into natural
watercourses unless suitable agreement is reached with the owner of
the downstream property for another method of handling. In any instance,
the disposal of storm drainage downstream shall be satisfactory to
the Planning Board, as advised by the Town Engineer.
(4)
Open watercourses. The use of open watercourses for drainage may
involve problems relating to safety, erosion control, stagnant water,
protection of capacity and appearance, all of which shall be given
adequate attention by the developer as follows:
(a)
Safety. Broad, shallow courses shall be created wherever necessary
to increase capacity or eliminate steep banks, except in those areas
where natural conditions are such that erosion of banks will not occur.
Ditches shall, wherever feasible, be in the shape of a wide-top "V"
with rounded or squared invert.
(b)
Erosion control. Adequate measure shall be taken to prevent
erosion. The Planning Board shall require seeding, sodding, planting,
riprap or such other measures as may be necessary to prevent scouring.
(c)
Drainage. The developer shall avoid the creation or continuation
of swampy areas or stagnant pools. The Planning Board shall require
fill and/or channel improvements in order to forestall such problems.
(d)
Protection of capacity. The developer shall provide adequate
measures for the protection of open drainage channels by establishing
drainage easements sufficiently wide (generally 20 feet) to enable
the working of the channel by motorized equipment, or, alternately,
where authorized by the Planning Board, a center block park of a minimum
width of 50 feet. All easements shall prohibit the erection of structures,
the dumping of fill or the alteration of obstruction of the watercourses
without the written permission of the Town Board. Property lines shall
be so drawn as to allow drainage easements along side and rear lot
lines, except that drainage easements may be allowed to cross lots
larger than one acre.
(e)
Appearance. Any drainage created by the developer shall be improved
and landscaped as directed by the Planning Board.
(5)
Design of storm sewers.
(a)
Size and grade. Storm sewers shall have a minimum diameter of
12 inches and a minimum grade of 0.5%.
(b)
Manholes. Manholes shall not be more than 300 feet apart where
pipe sizes of 24 inches or less are used, and not more than 540 feet
apart where larger sizes are installed.
(c)
Change in direction. Special sections with radii of 10 feet
to 15 feet shall be installed where abrupt changes are made in alignment.
(6)
Design of ditches and gutters.
(a)
Length of flow. Subdivisions shall be so designed that the length
of flow of water in a gutter or roadside ditch does not exceed 300
feet, except as permitted by the Planning Board. Runs exceeding the
maximum shall be put in storm sewers or diverted to natural drainageways.
(b)
Minimum grade. All enclosed drainage courses shall be designed
with sufficient grade to create a water flow velocity of three feet
per second. A lesser grade may be permitted by the Planning Board
where such a grade cannot be achieved.
(c)
Street crossing. Water in gutters and ditches shall not be allowed
to flow over intersecting streets but shall be placed in adequate
culverts.
(d)
Depth and shape of ditches. Where roadside ditches are permitted
for runs of more than 300 feet, or where subgrade drainage is necessary,
the bottom of such ditch should be below the subgrade and, at a minimum,
should be approximately 18 inches below the crown of the road. Ditches
shall be V-shaped or parabolic with sides sloping at approximately
one inch to three inches horizontal, except where another cross-section
plan is authorized.
(7)
Erosion
control. Suitable headwalls, endwalls, ditch seeding or sodding and
other procedures or devices to prevent erosion shall be used. Town
soil and erosion control regulations should be referenced.
D.
Street and other improvements.
(1)
Streets shall be graded and improved with pavement, street signs,
sidewalks, street lighting standards, curbs, gutters, trees, water
mains, sanitary sewers, storm drains and fire hydrants, except where
the Planning Board may waive, subject to appropriate conditions, such
improvements as it considers are not requisite in the interest of
public health, safety and general welfare.
(2)
Underground utilities required by the Planning Board shall be placed
between the paved roadway and street line to simplify location and
repair of the lines, and the subdivider shall install underground
service connections to the property line of each lot before the street
is paved.
(3)
Pad-mounted transformers for underground electric service should
be located outside the public right-of-way on private property on
an easement provided by the subdivider. Sewer lines and water lines
which will cross under buried electric cables should be installed
before the trench is dug for wiring. Street lighting facilities compatible
with proposed underground electric facilities shall be provided for
at the time of initial construction.
(4)
Grading and improvements shall conform to the Town minimum road specifications
and shall be approved as to design and specifications by the Town
Superintendent.
(5)
All surfaces from the roadway to the property line shall be finish
graded with an established ground cover of hardy grass or planted
with ivy, myrtle, or other suitable ground cover in sufficient quantity
to stabilize any slope present.
(6)
In open lots, trees shall be planted along a line parallel to and
five feet distant from the street right-of-way. At least one tree
shall be planted per open lot. Trees shall be native to the area,
tolerant to local conditions, not less than six feet in height, and
appropriate to the setting. Taken into consideration will be the potential
full-grown height to prevent interference with utility lines.
(7)
A letter of credit, its amount to be approved by the Town Board with
the recommendation of the Planning Board, may be required to ensure
maintenance of required landscaping for a minimum of one year.
The Town may employ an inspector to act as agent of the Planning
Board for the purposes of assuring the satisfactory completion of
improvements required by the Planning Board, and shall determine an
amount sufficient to defray costs of inspection. The applicant shall
pay the Town costs of inspection before the subdivision plat is signed
for filing. If the Planning Board or its agent finds, upon inspection,
that any of the required improvements have not been constructed in
accordance with the approved drawings, the applicant and the bonding
company will be severally and jointly liable for the costs of completing
said improvements according to specifications.
The Board may accept assurance from each public utility company
whose facilities are proposed to be installed. Such assurance shall
be in writing, addressed to the Board, stating that such public utility
company will make the installations necessary for the furnishing of
its services within a specified time, in accordance with the approved
plat.