A.
The land shown on any preliminary layout or subdivision
plat shall be capable of being developed for the use or uses proposed.
Areas proposed for dwelling purposes shall be free from hazard to
life or property due to flooding, lack of access to required utilities,
lack of adequate access by emergency vehicles or services or other
comparable hazard.
B.
Due regard shall be paid to the preservation of natural
features that will enhance the value of the subdivision, such as trees,
watercourses, scenic views or historic sites.
A.
The street system and other features of the subdivision
shall conform to the requirements of the Master Plan for the Town
as it may be adopted from time to time.
B.
The streets, parks and/or drainage system of the subdivision
shall conform to the Official Town Map, if any, as it may be adopted
and amended from time to time by the Town Council.
A.
Streets shall be laid out to achieve a convenient
system, conformable to the Master Plan and Official Town Map, if any,
and to discourage through traffic on local streets.
B.
The arrangement of streets in the subdivision shall
provide for the continuation of the streets in adjoining subdivisions
or for their proper projection when adjoining property has not been
subdivided, insofar as, in the judgment of the Planning Board, such
continuations or projections are necessary for fire protection, for
the proper movement of traffic or for the construction or extension,
presently or when required, of needed utilities and public services
such as sewers, water and drainage facilities. Where streets are continued,
they shall be at least as wide as the existing connecting streets,
but never less than fifty (50) feet.
C.
Reserved strips of land controlling access to streets
or land otherwise reserved for public use shall be subject to the
approval of the Board. Reserve strips of land controlling access to
all egress from other property or to or from any street or area or
having the effect of restricting or damaging the adjoining property
for subdivision purposes or which will not be taxable or accessible
for special improvements shall not be permitted in any subdivision
unless special reserve strips are confined to the Town.
D.
Block lengths shall not exceed one thousand two hundred
(1,200) feet or be less than four hundred (400) feet unless otherwise
approved by the Planning Board. Block depths shall be not excessively
greater than zoning requirements, encouraging future lots not fronting
on a street. Areas bounded entirely by streets shall provide for two
(2) rows or lots unless otherwise approved by the Board.
E.
Intersections shall be designed to provide maximum
visibility and safety. Cross-intersections are to be avoided except
where necessary to permit the convenient flow of through traffic.
The angle of intersection of streets shall be ninety degrees (90º)
or as close thereto as possible. Offset intersections of less than
one hundred fifty (150) feet shall be avoided.
F.
A dead-end street shall not exceed five hundred (500)
feet in length, except in exceptional cases, and shall be provided
with a turnaround at the closed end. Turnarounds of circular design
shall have a pavement diameter of at least eighty (80) feet and a
property-line diameter of at least one hundred (100) feet. Turnarounds
of a Y design shall have two (2) arms of not less than sixty (60)
feet, measured from the center line of the road, and an arm width,
at the end, of not less than fifty (50) feet.
G.
A temporary turnaround shall be shown at the end of
all streets extending to the subdivision boundary and not connected
to an existing street at the time of subdivision. The excess street
area needed for such turnaround shall be shown as reverting to adjoining
lots of and when the street is extended. Suitable setback shall be
shown on the site plan as approved by the Planning Board in cases
where a temporary turnaround is shown.
A.
All proposed street improvements shall be installed
by the subdivider except as may otherwise be provided in these regulations
or established Town policy. The design of all such improvements shall
be subject to the review and approval of the Engineer and Town Superintendent
of Highways in those cases where these regulations do not provide
a definite guide.
B.
Grades of all streets shall be the reasonable minimum
and, unless warranted by extenuating circumstances, shall be not less
than three-tenths percent (0.3%) or more than eight percent (8%) for
arterial and major streets, and not less than three-tenths percent
(0.3%) or more than ten percent (10%) for minor streets. A continuous
gradient shall be used to facilitate surface drainage to proper natural
or artificial outlets. All changes in street grades shall be connected
by vertical curves of not less than two hundred (200) feet in length.
Sight distances over grades shall not be less than two hundred (200)
feet.
C.
Street curvature (measured horizontally) shall not
be less than one hundred (100) feet in radius, measured at the inside
property line. Radii of major streets shall not be less than two hundred
(200) feet. Property lines at street intersections shall be rounded
by a curve of not less than thirty (30) feet in radius. Sight distances
around curves shall not be less than two hundred (200) feet. Within
a block, street lines deflecting from each other at any one (1) point
more than ten degrees (10º) shall be connected with a curve,
the radius of which for the inner street lines shall not be less than
three hundred fifty (350) feet on arterial streets, two hundred fifty
(250) feet on major streets and one hundred fifty (150) feet on minor
streets. The curbline, where curbs are installed, shall be parallel
or concentric to the property line.
D.
Curb radii at intersections where the angle is greater
than eighty degrees (80º) shall not be less than twenty-five
(25) feet, and where the street lines intersect at less than eighty
degrees (80º), larger curb radii shall be provided, as determined
by the Engineer, and property lines shall be established concentric
thereto. Minor or major street openings into an arterial street shall
be at least one thousand (1,000) feet apart.
E.
Proposed streets shall be adjusted to the contour
of the land to avoid streets of dangerous gradient. Curved alignment
should be used to secure economic location of streets where the terrain
is steep. Traffic-distributing circles may be required where needed.
F.
Whenever there is a dedicated or platted half street
or alley adjacent to the property to be subdivided and which exists
at the time of the adoption of this chapter, then the other half shall
be platted. Dedication of a half street is strictly forbidden. The
subdivider who wishes to dedicate a half street on the edge of his
subdivision must himself arrange for the dedication of the adjoining
half. Whenever any stream or important sewer drainage course is located
in property that is being subdivided, the subdivider shall dedicate
a second easement alongside of the stream for the purpose of widening,
deepening, sloping, improving or broadening the stream or for drainage,
parkway or recreational park.
G.
Street improvements shall, in general, include the
following:
(1)
Graded area for pavement, sidewalk and drainage facilities,
as needed.
(2)
Suitable pavement, curbing and drainage facilities
and appurtenances.
(3)
Sidewalks, if required by the Planning Board. The
subdivider shall create a sidewalk district if so required by the
Planning Board.
(4)
Water supply and sewerage lines to each lot line,
except where private facilities are approved.
(5)
Utility lines (gas and electric, underground).
(6)
Fire hydrants, where water mains are required.
(7)
Streetlighting standards and lights in lighting districts,
or where required by the Planning Board.
(8)
Street trees planted inside of property lines.
(9)
Street signs.
H.
Specifications for improvements shall be as follows:
(1)
Installation of improvements. Prior to the granting
of final approval, the subdivider shall have installed or shall have
furnished adequate bond for the ultimate installation of the required
improvements listed and described in this section. All of the required
improvements shall be made in full compliance with the specifications
for each of the various units of work, as required by the Town or
by the state or county health authorities, according to the nature
of the improvements.
(2)
Rights-of-way. The rights-of-way shall conform to
the following:
(3)
Street cross section.
(a)
Where the right-of-way is fifty (50) feet, there
shall be thirty (30) feet between the curblines.
(b)
Where the right-of-way is sixty (60) feet, there
shall be forty (40) feet between the curblines.
(c)
Where the right-of-way is eighty (80) feet or
wider, the minimum width between the curblines shall be sixty (60)
feet.
(d)
The required width of pavement shall be thirty
(30) feet minimum. Sidewalks, when required by the Planning Board,
shall be four (4) feet in width and, in residential areas, shall be
placed one (1) foot outside the property line. The placing of any
street trees, shrubbery or retaining walls within the right-of-way
shall not be permitted.
(4)
Grading.
(a)
All grading of streets shall be in accordance
with the grades approved by the Engineer.
(b)
All streets shall be graded between property
lines to conform to the established cross section and to provide for
required pavements, drainage, utilities, sidewalks and driveways.
All driveways shall be constructed to meet the sidewalk grade.
(5)
Pavement specifications. All pavement shall conform
to the latest road and/or highway ordinance of the Town of Cortlandt.
(6)
Curbs. Curbs shall be eighteen (18) inches in depth
with five (5) inches extending above the waterline and six (6) inches
in width at the top, expanding to a width of seven (7) inches at the
waterline and continuing at that width to the bottom. The curb shall
be constructed of concrete as per the latest New York State specifications.
If approved by the Town Superintendent of Highways, extruded bituminous
curbs may be substituted for concrete curbs.
(7)
Sidewalks. Sidewalks shall be six (6) inches thick,
reinforced with steel reinforcing, weighing not less than sixty (60)
pounds per square foot and at least four (4) feet wide, constructed
of one-course concrete with 1-1-3/4-3-1/2 mix. Where the sidewalk
is laid in driveway entrances, it shall be eight (8) inches thick,
properly reinforced. Premolded bituminous joints shall be placed between
sidewalks and curb, pavement, buildings, etc., and shall be installed
in slabs where required.
(8)
Driveway aprons. Driveway aprons shall be eight (8)
inches thick, properly reinforced, ten (10) feet in width at the face
of the curb and seven (7) feet in width at the property line, with
a step in the face of the curb at one (1) inch, constructed of one-course
concrete using a 1-1-3/4-3-1/2 mix. Bituminous drives may be installed
where approved by the Town Superintendent of Highways.
(9)
The foregoing specifications are subject to change
by the Town at any time. But in general they follow the specifications
of the State of New York Department of Transportation.
I.
Utilities.
(1)
The Planning Board may require the developer to furnish
all necessary public utilities in and to the proposed subdivision.
Water and sewage disposal must be furnished in accordance with plans
approved by the Westchester County Health Department.
(2)
All gas mains installed by the utility company shall
be installed in accordance with the specifications of the utility
company.
(3)
All streetlights and lighting standards shall be installed
in accordance with the specifications of the Town of Cortlandt.
(4)
Electric light and telephone wires shall be underground
in accordance with Town ordinances.
(5)
Sanitary sewers.
[Amended 2-5-1991 by Res. No. 48-91]
(a)
Except as exempted by Subsection J(2) below, in all subdivisions in which a street or streets are to be constructed, a system of sewers shall be installed to serve each lot, and connection shall be made to an existing central sewer system; however, if such connection is not immediately feasible in the opinion of the Town Engineer, then said system of sewers shall be installed but properly sealed and left dry until such time as connection to an existing central sewer system becomes feasible, in the opinion of the Town Engineer. Until such connection is in fact made, individual on-site sewage disposal systems shall be constructed to serve improvements on each lot, in addition to the installation of said system of sewers.
(b)
Exemptions.
[1]
A subdivision in which a street or streets are to be constructed may be exempted from the requirement to install sewers as provided in Subsection J(1) above if the Town Engineer determines, in a written report to the Planning Board, that connection to a sewer is not now feasible and likely will not be feasible in the future based upon the following considerations:
[a]
It shall not be contained in a
capital improvement plan adopted pursuant to General Municipal Law
§ 99-g by the Town Board or be inconsistent with such a
plan.
[b]
Lack of proximity to existing or
proposed sewers of adequate capacity.
[c]
Lack of availability of adequate
transmission links to a sewer treatment plant.
[d]
Physical conditions such as geology,
groundwater, hydrology, topography and major man-made barriers which
make such connection impractical.
[2]
In such cases, individual on-site sewage disposal
systems shall be constructed to service improvements on each lot.
J.
Waterlines.
(1)
Where an approved public water supply is reasonably
accessible, in the opinion of the Planning Board or on the advice
of the Town Engineer, or procurable, the subdivider shall extend,
at his own cost and expense, necessary water mains to make the water
supply available for each lot within the subdivided area. The subdivider
shall also install fire hydrants in accordance with the requirements
of the Water Department and/or Engineer.
(2)
If sufficient water supply is not available, the subdivider
shall construct or provide a water-supply system in such a manner
that an abundance of potable water will be available to every lot
within the subdivision. The water-supply system shall be constructed
in accordance with the requirements of the Westchester County Health
Department.
K.
Monuments. The plat boundary and the lines of all
streets or roads shall be monumented with monuments of reinforced
concrete or stone. Monuments shall be constructed of reinforced concrete
or stone and shall be six (6) inches square, with a length of at least
forty-eight (48) inches and according to the designs and specifications
of the Engineer. The Engineer reserves the right to check monuments
for accuracy of location. A permanent bench mark shall be accessibly
placed at a location and elevation which shall be accurately noted
on the subdivision plat. An approved datum shall be used as reference.
L.
Street trees. Street trees shall be located and planted
wherever required by the Planning Board, and the trees shall be of
a type and size approved by them. Planting strips in the street right-of-way
shall be loamed and seeded by the developer. No trees or shrubs shall
be planted in this area.
M.
Street signs. Street signs shall be placed at all
intersections and at other points, if required, and shall be constructed
as follows:
(1)
Standard: metal post three (3) inches in diameter,
ten (10) feet in length, two and one-half (2 1/2) feet embedded in
concrete, seven and one-half (7 1/2) feet above grade, finished at
top with a post-cap.
(2)
Sign: galvanized or bonderized steel, twelve-gauge,
four and one-half (4 1/2) inches in width by a minimum length of nineteen
(19) inches, maximum thirty (30) inches, securely fastened to a post-cap
to prevent swinging or turning. A black sign of durable finish with
indented letters at least two (2) inches in height, with letters painted
with aluminum, phosphorus or other luminous paint, in accordance with
specifications of the Town Superintendent of Highways. Street signs
of different design and specifications may be placed upon approval
of the said Superintendent of Highways.
N.
Naming of streets. Streets that are extensions of
or obviously in alignment with the existing main streets shall bear
the names of the existing streets. The names of any streets shall
be subject to the approval of the Planning Board and shall not duplicate
existing street names except as provided above. A list of acceptable
street names will be supplied by the Planning Board.
B.
Side lines of lots shall be at right angles or radial
to street lines unless otherwise approved by the Planning Board.
C.
Corner lots shall be of sufficient dimensions so that
any dwelling placed thereon shall have an adequate back yard and may
conform to the front yard setback line of each street.
D.
Depth of lots shall not, in general, exceed two hundred (200) feet, except in areas where the minimum lot size required by Chapter 307, Zoning, is forty thousand (40,000) square feet or more, where the depth of lots shall not exceed three hundred (300) feet unless there are topographic or other unusual conditions.
E.
Whenever lots are included within a Business or Industrial
Zoning Use District or are proposed for such uses, adequate provisions
must be made for off-street loading and unloading and off-street parking.
F.
Where practicable, lots shall be so laid out that
driveways have access to a local street and not a major road carrying
general traffic. Where possible, driveways should be arranged to avoid
backing into traffic on roads.
G.
Lots to be served by septic tanks shall be large enough
to contain sufficient land of proper character to permit satisfactory
performance of septic tank disposal fields and compliance with the
regulations of the County Department of Health.
H.
No building shall be located in the bed of a mapped
street as shown on the Official Map unless a permit is obtained from
the Zoning Board of Appeals in conformity with § 280-a of
the Town Law.
I.
The owner may place restrictions on the development greater than those required by Chapter 307, Zoning. The greater restrictions, however, shall be indicated on the plat submitted.
J.
An easement of not less than ten (10) feet in width
shall be provided on each side of all lot lines and side lines where
necessary for conduits, storm and sanitary sewers and gas and water
mains. Easements of greater width may be required along lines or across
lots where necessary for the extension of main sewers and similar
utilities.
K.
All easements shall be specifically labeled "utility
easement" and, in general, shall not be less than twenty (20) feet
wide and follow lot lines.
L.
The Planning Board, wherever feasible, may require
a staggered setback.
