Town of Cazenovia, NY Article V Design Standards

§ 146-25 General requirements.

The following design standards shall be interpreted to be read in conjunction with Chapters 107, 133, 146A and 165.

A. Compliance with minimum standards. In the layout, development, and improvement of a subdivision, the developer shall comply with all standards, specifications, codes, local laws and ordinances of the Town. In addition, the developer shall meet, at a minimum, the standards of design and principles of land subdivision, as described in this article. If the Planning Board finds that, because of unusual features or special conditions of the area to be subdivided or its immediate environs, the minimum standards referred to herein are insufficient to effectuate the purposes and intent outlined in Article I, the Planning Board may impose such higher standards as will satisfy the purposes of Article I.

B. Flood land. Land subject to flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may involve danger to the health, life, or property, or aggravate the flood hazard, but such land within the area of the plan shall be set aside for such uses as shall not be endangered by periodic or occasional inundation.

C. Conformity to Official Map and Comprehensive Plan. Subdivisions shall conform to the Official Map of the Town and be in harmony with the then-current Comprehensive Plan.

D. Natural features. Natural features of the land to be developed shall be shown on plats as directed by the Planning Board. Natural features shall be protected and maintained during development, as feasible. Natural features include, but are not limited to, large trees, groves, rock outcroppings, streams, and wetlands.

E. Multiple driveway cuts. Multiple driveway cuts onto an existing road may not be approved if the parcel of land has enough developable space to support an internal road.

F. Site runoff. In all proposed developments, the peak runoff flow rate of the discharge from a proposed site after development shall not exceed the peak runoff flow rate that prevailed prior to development. In general, this requirement will necessitate the design and construction of detention/retention facilities of various types. The design frequency shall be in accordance with the then-current NYSDEC SPDES stormwater regulations, Chapter 140 and requirements, and such other requirements as the Planning Board may determine.

§ 146-26 Street layout and construction specifications.

All streets located within the Town that are offered to the Town for dedication and acceptance shall comply with the design standards and construction specifications and other requirements for streets most recently approved by resolution of the Town Board, and in accordance with these regulations.

§ 146-27 Approval of plans.

A. A preliminary meeting shall be held by the prospective dedicator of a street with the Highway Superintendent and Town Engineer to review the requirements of the proposed street(s).

B. Prior to the start of construction, two sets of plans shall be submitted to the Town for review and approval by the Town Engineer and the Planning Board, and eventually by the Town Board. The plans shall be signed and sealed by a professional engineer, licensed in the State of New York.

C. The plans shall include, at a minimum, the following information: site plan, horizontal and vertical alignments, grading and drainage, typical sections, erosion control and other necessary information required for construction, as determined by the Town Engineer, Planning Board or Town Board.

§ 146-28 Commencement of work and permits.

A. The subdivider shall notify the Town Engineer at least 10 days prior to the start of work. Construction shall not commence until the plans have been approved, in writing, by the Town Engineer.

B. No work requiring excavation, filling, cutting of pavement, drainage improvements or installation or maintenance of pipelines or utilities will be permitted within the right-of-way of any Town road without the prior issuance of a permit. Individuals, corporations or other entities seeking such a permit shall make application upon such forms as provided by or acceptable to the Town Highway Superintendent. The application shall include plans detailing the proposed work.

§ 146-29 Materials and workmanship.

All construction materials and workmanship shall be as shown on the approved plans, and in accordance with the current New York State Department of Transportation (NYSDOT) Standard Specifications for Construction and Materials and Addendums, unless those requirements have been amended by resolution of the Town Board, in which event the requirements most recently approved by resolution of the Town Board shall control. References to the "Department" or "Engineer" in the NYSDOT specifications shall be understood to mean the Town and the Town Engineer, respectively. All materials shall be obtained from NYSDOT-approved sources or sources approved, in writing, by the Town Engineer.

§ 146-30 Inspection of work.

A. Inspection of the work will be performed periodically by the Town Codes Enforcement Officer and/or Town Engineer throughout construction, either of whom, on behalf of the Town, may reject any and all materials or workmanship that does not meet the approved plans and specifications. The subdivider shall be responsible for survey and stakeout of all roads and facilities, in accordance with the approved plans and specifications.

B. In addition to the requirements of § 146-28, the subdivider shall notify the Town Engineer at least two days prior to placing subbase and/or asphalt materials. These materials shall not be placed until prior work has been inspected and approved by the Town Engineer.

C. Upon substantial completion of the work, the Town Engineer will perform an inspection and prepare a checklist of items requiring further attention by the subdivider. A final inspection will be made after these items of work have been completed.

§ 146-31 Record drawings.

Upon completion of the work, as evidenced by the written statement from the Town Engineer to the Town to that effect, the subdivider shall submit to the Town Engineer one reproducible set and three paper sets of record drawings showing the as-constructed road. Information to be included shall contain, at a minimum, road center-line elevations, drainage pipe inverts, catch basin inverts and grade elevations, underdrain locations and all field modifications made to the approved plans during construction. If the road is part of a new subdivision, these drawings shall be in addition to those required by Article III, Procedures for Obtaining Subdivision Approval, of these regulations.

§ 146-32 Acceptance of work and conditions for road dedication.

No road offered for dedication will be accepted as a Town road unless the road conforms to all of the following requirements.

A. The following conditions shall apply for acceptance of roads:

(1) All applications for dedication of a road shall be made to the Town in writing and presented to the Town Clerk.

(2) If a subdivision is involved, all of the requirements of these regulations shall be complied with.

(3) The subdivider shall have had the land to be dedicated surveyed and mapped by a surveyor in accordance with the requirements of Subsection A(4)(e) and, after the survey approved by the Town Board, it shall be filed in the in the Town Clerk's office.

(4) The subdivider shall, at its sole cost and expense, tender to the Town Attorney, at least 10 days prior to the then upcoming Town Board meeting:

(a) The originals of all deeds and easements, properly signed and acknowledged in recordable form;

(b) Any necessary subordination or other agreements so as to convey an unencumbered interest in the proposed roads and easement areas to the Town, properly signed and acknowledged in recordable form;

(c) A completed real property transfer gains tax affidavit (Form TP-584 or acceptable substitute) signed by the subdivider;

(d) A completed real property transfer report, signed by the subdivider;

(e) Three originals of an "as-built" survey showing (i) the edge of pavement of any roads, (ii) the boundaries of the lands described in the deed and/or easement, (iii) the location of the facilities (e.g., drainage, sidewalks, etc.) to be conveyed to the Town, (iv) all easements affecting the lands so described (by location on the survey and by book and page of recording), and (v) such other information as the Town Board may require. The survey shall be an ALTA survey (all options, unless previously waived by resolution of the Town Board), and, if a subdivision is involved, three original prints of the final plat to be filed, all certified to (an ALTA certification is required) by the surveyor to the Town;

(f) A policy of title insurance, in an amount equal to the value of the lands and improvements located thereon and satisfactory to the Town Board, naming the Town of Cazenovia as insured and insuring all of the property interests conveyed;

(g) An original abstract of title, current to the date of recording of the deed(s) and/or easement(s), covering the lands for which the subdivider intends to convey to the Town a fee title or easement interest. The owner shall pay all recording fees; and

(h) The written approval of the engineer as to adequacy and compliance of the infrastructure improvements located within the areas described in the deed or easement.

(5) The subdivider shall provide a maintenance bond or security for the value of the completed road construction in the amount fixed by resolution of the Town Board. The bond or security shall be conditioned for the faithful performance by the subdivider of any repairs needed to correct or replace any and all damage to the road(s) from the time of acceptance by the Town Board to the time of completion of the last building lot on the road(s), but in no case shorter than one year.

(6) Prior to the Town's acceptance, the written approval shall be obtained by the subdivider, and shall be filed with the Town Clerk, from the Madison County Department of Transportation regarding drainage and access where proposed Town roads intersect county roads.

(7) Prior to acceptance by the Town, approval shall be obtained by the subdivider, and shall be filed with the Town Clerk, from the New York State Department of Transportation regarding drainage and access where proposed Town roads intersect state roads.

(8) Permanent signs, including street names, stop and yield signs, and any other signs required by the New York State Manual of Uniform Traffic Control Devices (MUTCD), or by the Town, shall be provided by the subdivider and installed in accordance with the MUTCD, the approved final plat and site plan, if any. Street name signs showing approved street names shall be acceptable to the Town Highway Superintendent and placed at all intersections.

B. For those roads that are partially completed and for which a performance bond is furnished to assure completion as required by these regulations, a maintenance bond shall also be furnished for the value of the completed portion of road in the amount and for the period as fixed by resolution of the Town Board. A road will not be considered for dedication or acceptance until at least the binder course of pavement is installed, and approved in writing, by the Town Engineer.

C. For those roads that are part of a phased project, separate deeds for the road(s) and separate easements and all the other documents described in Subsection A(4) and (5) shall be presented for each phase, with the final phase deed describing all previously presented deeds for the road(s).

§ 146-33 Road classifications.

The following road classifications shall be utilized for all new development in the Town of Cazenovia. The arrangement, character, extent, width, grade and location of all roads shall conform to the Town's Comprehensive Plan and the Town specifications and other requirements for roads, most recently approved by the resolution of the Town Board, and shall be considered in relation to existing and planned roads, topographic conditions, public convenience and safety and to proposed land uses to be served by such roads. The Planning Board shall determine, in its sole discretion, the road classification for each proposed road.

A. Arterial roads or major roads: designed for the efficient movement of through traffic at speeds which are as high as can be safely and reasonably allowed. Access to abutting properties is generally restricted, with provisions at major traffic generators such as commercial or high-density housing provided.

B. Collector roads: designed to provide access to abutting properties, and also to enable moderate quantities of traffic to move expeditiously between local streets and the arterial road network.

C. Minor or local streets and culs-de-sac: designed to provide access to immediately adjacent properties. Through movements are generally discouraged by operational controls, such as controlled intersections, geometric restrictions, signs, etc.

D. Major collectors or minor arterials: designed for efficient movement of traffic within a large development or between major points in both urban and rural areas. Access to abutting properties is generally restricted, with provisions at major traffic generators such as commercial or high-density housing provided.

§ 146-34 Geometric standards.

A. Street system.

(1) Location and construction. Streets shall be of suitable arrangement, character, extent, width, grade, location, and construction to conform to the Town's Comprehensive Plan and Town specifications and requirements most recently approved by resolution of the Town Board, and shall accommodate the prospective traffic, and afford access for fire-fighting, snow removal, and other road maintenance equipment. The arrangement of streets shall be such as to cause no undue hardship to adjoining properties, shall be appropriate in relation to the proposed uses of the land to be served by such streets, and shall be coordinated so as to compose a convenient system.

(2) Arrangement. Local streets in a new development shall be so laid out as to discourage through traffic, but the provision for the extension and continuation of major streets into and from adjoining areas (for example, temporary hammerheads) is required. At all times, the street layout should be logically related to the topography of the land.

(3) Special treatment along major streets. When a subdivision abuts or contains an existing or proposed arterial, major collector or minor arterial, the Planning Board may require marginal access streets, reverse frontage with screen planting (minimum width 10 feet) contained in a nonaccess reservation along the rear property line, special setback requirements, extra deep lots, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

(4) Provision for future resubdivision. If the lots resulting from the original development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street opening for such an eventuality shall be provided. Resubdivision of any lot in an approved subdivision shall not be permitted within a minimum five-year period from the date of approval of the original subdivision.

(5) Culs-de-sac. Culs-de-sac in the local street system shall not exceed 500 feet in length and must have a turnaround having an outside roadway diameter of at least 100 feet, and a street property line diameter of at least 120 feet. The creation of dead-end or loop residential streets should only be permitted where the Planning Board finds that such development will not interfere with normal traffic circulation in the area.

(6) Intersections with local streets and collectors. Where the center lines of local streets opening into opposite sides of a collector street are within 200 feet of each other, they shall be made to coincide by curving, angling, or redesigning the local streets.

(7) Intersections with collector or major arterial roads. Minor or secondary street openings into such roads shall, in general, be at least 1,000 feet apart.

(8) Reserve strips. Reserve strips of land controlling access to streets or the orderly extension of streets for the development of adjacent property shall be prohibited, except where their control is definitely placed with the Town Board under conditions approved by the Planning Board.

B. Street design.

(1) Street right-of-way widths shall be as shown on the Official Map and/or Comprehensive Plan of the Town, and where not shown therein shall conform to the specifications and other requirements for street width most recently approved by resolution of the Town Board. For specifications and requirements other than width, streets shall conform to the specifications and other requirements for streets most recently approved by resolution of the Town Board.

(a) Additional widths may be required by the Planning Board upon findings that the same are required for:

[1] Public safety, pedestrian mobility and convenience.

[2] Parking in commercial, industrial, or public use areas.

[3] Old roads which do not provide the proper widths and, as a consequence, additional dedication is necessary.

(b) Street alignment, street grades, street intersections, drainage standards, (e.g., pipe, structures, underdrainage and other drainage standards and requirements) for streets and drainage facilities shall conform to the specifications and requirements for streets and for drainage facilities, most recently approved by resolution of the Town Board.

C. Drainage facilities. All drainage pipe and appurtenant drainage structures (such as catch basins, manholes, culvert sizing, catch basin spacing and types, ditch sizing, underdrains, etc.) shall comply with the specifications and the other requirements for drainage pipe and appurtenant drainage structures most recently approved by resolution of the Town Board.

§ 146-35 Excavation and embankment.

A. All excavation and embankment work shall be performed in accordance with § 203 of NYSDOT's Standard Specifications. Soils, rock and other material removed shall be utilized or disposed of in accordance with the approved plans. Embankment placement operations shall not be performed from November 1 to April 1, unless approved in advance, in writing, by the Town Engineer.

B. Prior to commencement of excavation or placement of embankment, all erosion control and temporary drainage facilities shall be in place and operable. The area shall be stripped to remove all topsoil, roots, organic matter, rubbish or other deleterious materials. Usable topsoil shall be stockpiled outside of the limits of work.

C. Trench and culvert excavation shall be performed in accordance with § 206 of NYSDOT's Standard Specifications and shall consist of the excavation of materials and backfill or disposal of excavated materials required for culverts, pipes and other minor structures, including, but not limited to, catch basins, manholes, inlets, etc.

§ 146-36 Subgrade.

A. Prior to placement of subbase material, the road subgrade shall be brought to the true line and grade, as shown on the approved plans and cross sections. The subgrade shall be proof-rolled with a smooth steel-wheeled roller weighing not less than 10 tons (or other equipment as approved, in writing, by the Town Engineer), and shall be witnessed and approved by the Town Engineer. Depressions and soft areas shall be filled with suitable materials and compacted.

B. After approval of the subgrade, fabric material (Mirafi 500X) or an alternate material approved, in writing, by the Town Engineer shall be placed on the subgrade surface for the full width of the proposed pavement. Placement shall be in accordance with the manufacturer's recommendations.

§ 146-37 Subbase.

A. Subbase materials shall be furnished, placed and compacted in conformity with the lines, grades and thicknesses most recently approved by resolution of the Town Board and as indicated on the approved plans, and in accordance with § 304 of NYSDOT's Standard Specifications. The type, source, gradation and material characteristics shall be approved, in writing, by the Town Engineer prior to placement of the materials.

B. Compaction and testing shall be performed in accordance with § 203 of NYSDOT's Standard Specifications. Prior to placement of asphalt material, the road subbase shall be brought to the true line and grade, as shown on the approved plans and cross sections. The subbase shall be proof-rolled with a smooth steel-wheeled roller weighing not less than 10 tons (or other equipment as approved, in writing, by the Town Engineer), and shall be witnessed and approved by the Town Engineer.

§ 146-38 Drainage during construction.

All construction activities shall be conducted in a manner so as to ensure satisfactory drainage at all times. Existing culverts and drainage systems shall be maintained in satisfactory operating condition throughout the course of work or until new drainage facilities are operational. If it becomes necessary to interrupt existing surface drainage prior to completion of the new facilities, temporary drainage shall be provided, subject to the prior written approval of the Town Engineer.

§ 146-39 Bituminous pavement.

A. Bituminous pavement materials shall be furnished, placed and compacted in conformity with the lines, grades and thicknesses and other requirements for those items most recently approved by resolution of the Town Board and as indicated on the approved project plans, and in accordance with § 400 of NYSDOT's Standard Specifications.

B. Asphalt concrete top course shall be placed only during the period May 1 to October 15, unless approved in advance, in writing, by the Town Engineer. In areas of new development, the top course shall not be placed until a minimum 75% of the proposed development is complete, unless approved in advance, in writing, by the Town Engineer.

C. The Town reserves the right to have pavement cores taken on all new road construction, the cost of which shall be borne by the subdivider.

§ 146-40 Maintenance and protection of traffic.

Where new construction is being performed in areas of existing homes and/or businesses, continuous access to and from driveways shall be provided, and the traveled way shall be adequately signed and barricaded to protect the traveling public.

§ 146-41 Blocks and lots (conventional subdivisions).

A. Blocks. The lengths, widths, and shapes of blocks shall be determined with due regard to:

(1) Provision of adequate building sites suitable to the special needs of the type of use contemplated.

(2) The requirements as to lot sizes and dimensions set forth in the Zoning Law.[1]

[1] Editor's Note: See Ch. 165, Zoning.

(3) Satisfactory provisions for convenient access, circulation, control and safety of street traffic.

(4) Limitations and opportunities of topography.

B. Lots.

(1) The lot size, width, depth, shape, and orientation, and the minimum building setback lines shall comply with the Zoning Law[2] and shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

[2] Editor's Note: See Ch. 165, Zoning.

(2) Lot dimensions shall conform to the requirements of the Zoning Law for the zone in which located.

§ 146-42 Building lines.

The minimum building setback shall be controlled by the provisions of the Zoning Law.[1]

[1] Editor's Note: See Ch. 165, Zoning.

§ 146-43 Utilities.

A. Where sanitary sewer, storm sewer, water, gas, electrical, streetlighting, or other public utility facilities are to be located within a street, their location and installation shall be constructed so that they may be added to, repaired, or enlarged at minimum cost.

B. If easements are used at the rear of lots to provide such facilities, an easement to the Town shall be required and shall have a minimum width of at least 20 feet. (Where lots back up to each other, this would require a ten-foot easement from each lot.)