A.
The proposed land uses shown on a plat, whether they
are for residential, business, industrial or any other land use, shall
conform to the Master Plan and the planning objectives on which it
is based, as well as to the requirements of the Zoning Ordinance of
the municipality.[1]
B.
Park requirements in plats.
(1)
Each plat shall have a park site in the proportion
of not less than 10% of the gross area of such plat, suitably located
for playground or other recreational purposes, including passive recreational
uses, unless the Planning Board shall determine that such park requirement,
in whole or in part, cannot be properly located in any such plat or
is otherwise not practical. In making such determinations, the Planning
Board shall refer to the Master Plan as well as to the terrain and
the quality of alternate sites within the same local planning areas.
(2)
The Planning Board may require the subdivider to grade
such park site in a manner appropriate for its projected use and compatible
with its surroundings.
(3)
Where such park site incorporates a unique natural
feature or a landmark, the subdivider shall be responsible for the
protection of such feature or landmark from any destructive action
during the course of the plat development.
(4)
In cases where the Planning Board determines that a suitable park site cannot be properly located within the plat, in whole or in part, the subdivider shall be required to pay a park fee to the municipality as set forth in the most current resolution of the Town Board fixing the fee pursuant to § 137-1 of the Town Code. All such payments shall be held by the municipality in a trust fund to be used by the municipality exclusively for park, playground or other recreational purposes, including the acquisition of property.
[Amended 11-3-1993 by L.L. No. 2-1993; 8-5-1998 by L.L. No. 8-1998; 9-6-2000 by L.L. No. 5-2000; 2-21-2007 by L.L. No. 1-2007]
C.
The arrangements of streets, building lots and other
land uses shall be of such character that they can be used safely
without danger to health or peril from fire, flood or other menace.
D.
Subdivision designs shall indicate consideration for
suitable separation and protection of different types of land uses,
including highways.
A.
Location, width and improvement of streets. Streets
shall be suitably located, of sufficient width and adequately improved
to accommodate prospective traffic and to afford satisfactory access
to police, fire-fighting, snow removal or other road maintenance equipment,
and shall be coordinated so as to compose a convenient system. Where
a street connection is necessary for the appropriate development of
adjoining land, the arrangement of streets shall include such provisions.
B.
Widths of right-of-way. Each street shall be the right-of-way prescribed in the schedule in Subsection C(1) below, unless otherwise required by the Planning Board.
C.
Standards for street design.
(1)
Streets shall meet the following design standards:
|
Street Classification
| |||
|---|---|---|---|
|
Widths and Grades
|
Local
|
Secondary
|
Business
|
|
Minimum width of right-of-way (feet)
|
50
|
60
|
60
|
|
Minimum width of pavement, excluding curbs or
gutters (feet)
|
30, except 36 where located in a multifamily residence district and 24 in R-1; also see Subsection C(3) of this section
|
38
|
40
|
|
Ordinary minimum radius of horizontal curves
of street line (feet)
|
200
|
400
|
400
|
|
Ordinary minimum length of vertical curves at
surface of pavement (feet)
|
Not less than 20 for each 1% algebraic difference
of grade
|
Not less than 30 for each 1% algebraic difference
of grade
|
200
|
|
Ordinary minimum length of tangents between
reverse curves (feet)
|
50
|
150
|
200
|
|
Ordinary maximum grade
|
10%
|
8%
|
6%
|
|
Ordinary minimum grade
|
1.5%
|
1.5%
|
1.5%
|
|
Minimum sight distance (feet)
|
150
|
250
|
250
|
(2)
Easements shall be 15 feet wide or more where specified.
(3)
For local residential streets, the Planning Board
may authorize a reduction of the minimum width of pavement to 24 feet
for permanent dead-end streets not longer than six times the minimum
lot width for the zoning district and for all or part of the length
of other streets in R-1 and larger zoning designations where considerations
of grade, sight distance and probable traffic volume and speed indicate
that such lesser width would be consistent with requirements of safety
and convenience.
(4)
Grades of a cul-de-sac shall not exceed 5%.
(5)
The length of a dead-end cul-de-sac is limited to
six times the minimum lot width for the Zoning District. The Planning
Board, at its discretion, may allow this length to be increased, provided
that adequate provisions are made for a secondary access for emergency
vehicles to the site.
D.
Local streets shall be laid out so that their use
for through traffic will be discouraged. Particular attention shall
be given to eliminating possible bypasses around traffic signals and
major intersections.
E.
Collector streets shall be provided to give easy access
to and between local streets.
G.
Intersections.
(1)
No more than two streets shall intersect or meet at
any one point.
(2)
Streets shall intersect one another at an angle of
90°, where practicable.
(3)
Intersections of major streets by other streets shall be at least 800 feet apart, if possible. Cross streets (four-cornered intersections) shall be avoided in general. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Within 100 feet of an intersection, streets shall be at approximately right angles. Grades shall be limited to no more than 3% within 50 feet of an intersection. All street intersection corners shall be rounded by curves at the property line as provided in § 204-33I. In order to provide visibility for traffic safety, that portion of any corner lot (whether at an intersection entirely within the subdivision or of a new street within an existing street) shall be cleared of all growth (except isolated trees) and obstructions above the level three feet higher than the center line of the street. If desired, ground shall be excavated to achieve visibility.
I.
Corners.
(1)
The corners of each street intersection shall be rounded.
(2)
The minimum radius at a corner shall be 12 feet at
the property line at the intersection of local streets, 25 feet at
an intersection of a local street with a collector street and 40 feet
at an intersection of a local or collector street with a highway.
J.
Width, pavement and curbs and sidewalks. Street improvements
shall be laid out in accordance with the general cross-section standards
set forth in the approved standards of the Town of Harrison and shall
be constructed in accordance with the specifications established by
the municipality.
B.
Where a subdivision abuts a highway or in the case
of certain collector streets designated by the Planning Board, the
streets and lots shall be laid out so that there is no direct access
from the lots to such highway or collector street. The lots shall
either back on such highway or collector street, fronting on an interior
street, or, alternately, fronting on a marginal road.
(1)
In the case of reversed lots, a limited access easement
across the rear of the lot shall prohibit ingress or egress from the
lot to the highway or collector street, and the subdivider shall provide
fencing and screen plantings as required by the Planning Board.
(2)
In the case of a marginal road, the subdivider shall
construct said road.
D.
Special attention shall be given to corner lots to
ensure sufficient size for front yards on each street, one rear yard
and one side yard and leaving adequate building area for an average
house.
A.
Subdivision design shall preserve, insofar as is possible,
the natural terrain and natural drainage pattern and endeavor to prevent
the degradation or destruction of any lake, pond, stream and any groundwaters
or wetlands found on the site or adjacent to it.
B.
If lakes, ponds, streams, unusual vegetative cover,
wetlands or other natural or historic features are located on the
site, they shall be considered for park areas as set forth in the
Master Plan.
C.
A conscious effort shall be made to preserve all worthwhile
trees and shrubs existing on the site as determined by the Planning
Board.
Local electric power and telephone wires shall
be placed underground. Utility companies shall place special emphasis
on preserving the vitality and appearance of trees in the vicinity
of their aboveground installations.
