A.
New sanitary sewers and all extensions to sanitary
sewers owned and operated by the Town or to private systems shall
be designed by a professional licensed to practice sewer design in
the state, in accordance with the Recommended Standards for Sewage
Works, as adopted by the Great Lakes — Upper Mississippi River
Board of State Sanitary Engineers Ten State Standards, SCSD Rules
and Regulations adopted January 21, 2003, (and as amended) and in
strict conformance with all requirements of the NYSDEC.
B.
Plans and specifications shall be submitted to and
written approval shall be obtained from the Town, the Saratoga County
Sewer District (if within its service area), and the NYSDEC, before
initiating any construction. The design shall anticipate and allow
for flows from all possible future extensions or developments within
the immediate drainage area. If, however, there is inadequate capacity
in any sewer which would convey the wastewater or if there is insufficient
capacity in the POTW treatment plant to treat the wastewater properly,
the application shall be denied. Sewer line and POTW treatment plant
current use shall be defined as the present use and the capacity which
has been committed, by resolution, to other users by the Town Board
and or SCSD No. 1.
A.
New sewers subject to approval, fees, inspection, testing, and reporting. When a property owner, builder, or developer proposes to construct sanitary sewers or extensions to sanitary sewers in an area proposed for subdivision, the plans, specifications, and method of installation shall be subject to the approval of the Town and the Saratoga County Sewer District, in accordance with § 127-23. Said property owner, builder, or developer shall pay for the entire installation, including a proportionate share of the treatment plant, intercepting or trunk sewers, pumping stations, force mains, and all other sewer district expenses incidental thereto. Each street lateral shall be installed and inspected pursuant to Article VI, and inspection fees shall be paid by the applicant prior to initiating construction. Design and installation of sewers shall be as specified in § 127-30, in conformance with Paragraphs 3 through 6 of ASTM Specification C-12, and SCSD Rules and Regulations adopted January 21, 2003, (and as amended). The installation of the sewer shall be subject to periodic inspection by the Town, without prior notice. The Town shall determine whether the work is proceeding in accordance with the approved plans and specifications, and whether the completed work will conform to the approved plans and specifications. The sewer, as constructed must pass the testing required in § 127-32, before any building lateral is connected thereto. The Town shall be notified 30 days in advance of the start of any construction actions so that such inspection frequencies and procedures as may be necessary or required, may be established. No new sanitary sewers will be accepted by the Town Board until such construction inspections have been made so as to assure the Town Board of compliance with this chapter and any amendments or additions thereto. The Town has the authority to require such excavation as necessary to inspect any installed facilities if the facilities were covered or otherwise backfilled before they were inspected so as to permit inspection of the construction. As deemed necessary, the Town Code Enforcement Officer shall report all findings of inspections and tests to the Town Board.
B.
Plans, specification, and pipe test results required. Plans, specifications, and methods of installation shall conform to the requirements of this article or the SCSD Rules and Regulations adopted January 21, 2003, (and as amended) whichever is stricter. Components and materials of wastewater facilities not covered in this chapter, such as pumping stations, lift stations, or force mains shall be designed in accordance with § 127-28, and shall be clearly shown and detailed on the plans and specifications submitted for approval. Force main details are covered in § 127-33. When requested, the applicant shall submit, to the Town, to the Saratoga County Sewer District, and to the NYSDEC, all design calculations and other pertinent data to supplement review of the plans and specifications. Results of manufacturer's tests on each lot of pipe delivered to the job site shall also be furnished, upon request.
A.
Sewer pipe.
(1)
Sewer pipe material shall be:
(a)
Reinforced concrete pipe. (Note that nonreinforced
concrete pipe shall not be used.)
[1]
Portland cement shall conform to ASTM C-150
Type II.
[2]
The pipe and specials shall conform to ASTM
Specification C-76.
[3]
The reinforcing wire cage shall conform to ASTM
Specification A15, A 82, or A 185, as appropriate.
[4]
Entrained air shall be 5.0% to 9.0% by ASTM
C-890.
[5]
Water absorption and three-edge bearing tests
shall conform to ASTM Specification C-497.
[6]
Gaskets shall conform to Sections 3.3 and 3.4
of AWWA Specification C-302.
(c)
Polyvinyl chloride (PVC) pipe, heavy wall.
[1]
Pipe shall be made from Class 12454-B materials
or better in accordance with ANSI/ASTM Specification D-1784.
(d)
Ductile iron pipe.
[1]
Pipe, fittings, and specials shall be manufactured
in accordance with ASTM Specification A-746.
[2]
Pipe shall have a minimum thickness of Class
50.
[3]
Fittings shall conform to ANSI Specification
A-21.11 and have a minimum pressure class rating of 150 PSI.
[4]
All pipe and fittings shall be cement mortar
lined in accordance with ANSI Specification A-21.4 at twice the specified
thickness, and have an internal and external bituminous seal coating.
[5]
Closure pieces shall be jointed by means of
a mechanical coupling of the cast-sleeve type.
(e)
Other pipe materials. Other pipe materials require
prior written approval of the Town before being installed.
[1]
The minimum internal pipe diameter shall be
eight inches for gravity sewers and 1/4 for low-pressure sewers.
[2]
Joints for the selected pipe shall be designed
and manufactured such that O-ring gaskets of the snap-on type are
used.
[3]
Gaskets shall be continuous, solid, natural or synthetic rubber, and shall provide a positive compression seal in the assembled joint, such that the requirements of § 127-32 are met.
[4]
Joint preparation and assembly shall be in accordance
with the manufacturer's recommendations.
B.
Safety and load factors.
(2)
Utilizing the foregoing information, design shall
be made as outlined in Chapter IX of the Water Pollution Control Federation
Manual of Practice No. 9, latest edition, Design and Construction
of Sanitary and Storm Sewers, and the pipe shall have sufficient structural
strength to support all loads to be placed on the pipe, with a safety
factor as specified above.
(3)
PVC pipe shall not be encased in concrete due to their
different coefficients of linear thermal expansion.
C.
Sewer pipe installation.
(1)
Local utilities shall be contacted to verify construction
plans and to make arrangements to disconnect all utility services
where required to undertake the construction work. The utility services
shall later be reconnected. The work shall be scheduled so that there
is minimum inconvenience to local residents. Residents shall be provided
proper and timely notice regarding disconnection of utilities.
(2)
The construction right-of-way shall be cleared only
to the extent needed for construction. Clearing consists of removal
of trees which interfere with construction, removal of underbrush,
logs, and stumps, and other organic matter, removal of refuse, garbage,
and trash, removal of ice and snow, and removal of telephone and power
poles, and posts. Any tree which will not hinder construction shall
not be removed, and shall be protected from damage by any construction
equipment. Debris shall not be burned, but hauled for disposal in
an approved manner.
(3)
The public shall be protected from personal and property
damage as a result of the construction work.
(4)
Traffic shall be maintained at all times in accordance
with applicable highway permits. Where no highway permits are required,
at least 1/2 of a street shall be kept open for traffic flow.
(5)
Erosion control shall be performed throughout the
project to minimize the erosion of soils onto lands or into waters
adjacent to or affected by the work. Erosion control can be effected
by limiting the amount of clearing and grubbing prior to trenching,
proper scheduling of the pipe installation work, minimizing time of
open trench, prompt grading and seeding, and filtration of drainage.
(6)
The trench shall be excavated only wide enough for
proper installation of the sewer pipe, manhole, and appurtenances.
Allowances may be made for sheeting, de-watering, and other similar
actions to complete the work. Roads, sidewalks, and curbs shall be
cut, by sawing or by other methods as approved by the Town, before
trench excavation is initiated.
(7)
Under ordinary conditions, excavation shall be by
open cut from the ground surface. However, tunneling or boring under
structures other than buildings may be permitted. Such structures
include crosswalks, curbs, gutters, pavements, trees, driveways, and
railroad tracks.
(8)
Open trenches shall be protected at all hours of the
day with barricades, as required.
(9)
Trenches shall not be open for more than 30 feet in
advance of pipe installation nor left unfilled for more than 30 feet
in the rear of the installed pipe, when the work is in progress, without
permission of the Town. When work is not in progress, including overnight,
weekends, and holidays, the trench shall be backfilled to ground surface.
(10)
The trench shall be excavated approximately
six inches deeper than the final pipe grade. When unsuitable soils
are encountered, these shall be excavated to a maximum depth of 2 1/2
feet below the final pipe invert grade and replaced with select materials.
(11)
Ledge rock, boulders, and large stones shall
be removed from the trench sides and bottom. The trench shall be overexcavated
at least 12 inches for five feet, at the transition from rock bottom
to earth bottom, centered on the transition.
(12)
Maintenance of grade, elevation, and alignment
shall be done by some suitable method or combination of methods.
(13)
No structure shall be undercut unless specifically
approved by the Town.
(14)
Proper devices shall be provided and maintained
operational at all times to remove all water from the trench as it
enters. At no time shall the sewer line be used for removal of water
from the trench.
(15)
To protect workers and to prevent caving, shoring
and sheeting shall be used, as needed. Caving shall not be used to
backfill the trench. Sheeting shall not be removed but cut off no
lower than one foot above the pipe crown and no higher than one foot
below final grade, and left in the trench, during backfill operations.
(16)
The pipe barrel shall be supported, along its
entire length, on a minimum of six inches of crusher run maximum one-half-inch
stone free of organic material. This foundation shall be firmly tamped
in the excavation.
(17)
Bell holes shall be hand-excavated, as appropriate.
(18)
Pipe shall be laid from low elevation to high
elevation. The pipe bell shall be up-gradient; the pipe spigot shall
be down-gradient.
(19)
Joint preparation and assembly shall be in accordance
with the manufacturer's written instructions.
(20)
The grade and alignment shall be checked and
made correct. The pipe shall be in straight alignment. Any negotiation
of curves shall be at manholes, except when site conditions require
alternative pipe laying procedures. These alternative procedures,
including bending the pipe barrel, deflecting the joint, and using
special fittings, shall require prior written approval of the plans
and also written confirmation approval of need by the Town after examination
of the site conditions.
(21)
When a smaller sewer joins a larger one, the
invert of the larger sewer shall be lowered sufficiently to maintain
the same hydraulic gradient. An approximate method which may be used
for securing this result is to place the 0.8 depth of both sewers
at the same elevation.
(22)
Crushed stone shall be placed to spring line
of pipe and select granular fill to 12 inches over the pipe in six-inch
lifts, mechanically tamped. The embedment of thermoplastic pipe shall
be in accordance with ASTM D2321 using Class 1A or 1B backfill materials.
Care shall be exercised so that stone is packed under the pipe haunches.
Care shall be exercised so that the pipe is not moved during placement
of the crushed stone.
(23)
The migration of fines from surrounding backfill
or native soils shall be restricted by gradation of embedment materials
or by use of suitable filter fabric.
(24)
The remaining portion of the trench above the
pipe embedment shall be backfilled in foot lifts which shall be firmly
compacted. Compaction near/under roadways, driveways, sidewalks, and
other structures shall be to 95% of the maximum moisture-density relationship,
as determined by ASTM Specification D 698, Method D. Ice, snow, or
frozen material shall not be used for backfill.
D.
Cleanout installation.
A.
Design of all manholes shall be submitted to the Town
and shall receive approval prior to placement.
B.
Manholes shall be placed where there is a change in
slope or alignment, and at intervals not exceeding 400 linear feet
except as authorized by the Town.
C.
Manhole bases shall be constructed or placed on a
minimum of six inches of crusher run maximum one-half-inch stone free
of organic materials.
D.
Manhole bases shall be constructed of 4,000 psi (twenty-eight-day)
concrete eight inches thick, or shall be precast bases property bedded
in the excavation. Field constructed bases shall be monolithic, properly
reinforced, and extend at least six inches beyond the outside walls
of lower manhole sections. Precast manhole bases shall extend at least
six inches beyond the outside walls of lower manhole sections.
E.
Construction.
(1)
Manholes shall be constructed using precast minimum
four-foot diameter concrete manhole barrel sections, and an eccentric
top section, conforming to ASTM Specification C-478, with the following
exceptions on wall thickness:
|
Manhole Diameter
(feet)
|
Wall Thickness
(inches)
| |
|---|---|---|
|
4
|
5
| |
|
5
|
6
| |
|
6
|
7
| |
|
6 1/2
|
7 1/2
| |
|
7
|
8
| |
|
8
|
9
|
(2)
All sections shall be cast solid, without lifting
holes.
(3)
Flat top slabs shall be a minimum of eight inches
thick and shall be capable of supporting a H-20 loading.
F.
All joints between sections shall be sealed with an
O-ring rubber gasket, meeting the same specifications as pipe joint
gaskets, or butyl joint sealant completely filling the joint.
G.
All joints shall be sealed against infiltration. All
metal parts shall be thickly coated with bitumastic or elastomeric
compound to prevent corrosion.
H.
Steps shall be installed on the interior of all manholes.
Steps shall be 14 inches wide and capable of withstanding a three-hundred-pound
concentrated live load without permanent distortion. Steps shall be
steel reinforced copolymer polypropylene plastic meeting ASTM D2146
and A615.
I.
No holes shall be cut into the manhole sections closer
than six inches from joint surfaces.
J.
Manholes which extend above grade shall not have an
eccentric top section. The top plate shall be large enough to accommodate
the cover lifting device and the cover.
K.
The elevation of the top section shall be such that
the cover frame top elevation is 0.5 foot above the one-hundred-year
flood elevation (in a field), 0.5 foot above a lawn elevation, or
at finished road or sidewalk grade.
L.
When located in a traveled area (road or sidewalk),
the manhole frame and cover shall be heavy-duty cast iron. When located
in a lawn or in a field, the manhole frame and cover may be light-duty
cast iron. The cover shall be 36 inches, minimum, in diameter. The
minimum combined weight of the heavy-duty frame and thirty-six-inch
cover shall be 735 plus or minus 5% pounds. The minimum combined weight
of the light-duty frame and thirty-six-inch cover shall be 420 plus
or minus 5% pounds. The mating surfaces shall be machined, and painted
with tar pitch varnish. The cover shall not rock in the frame. Infiltration
between the cover and frame shall be prevented by proper design and
painting. Covers shall have "Sanitary Sewer" cast into them. Covers
shall have lifting holes suitable for any lifting/jacking device.
The lifting holes shall be designed so that infiltration is prevented.
M.
A drop of at least 0.1 foot shall be provided between
incoming and outgoing sewers on all junction manholes and on manholes
with bends greater than 45°.
N.
Inverts and shelves/benches shall be placed after
testing the manholes and sewers.
O.
Benches shall be level and slope to the flow channel
at about one inch per foot.
P.
The minimum depth of the flow channel shall be the
nominal diameter of the smaller pipe. The channel shall have a steel
trowel finish. The flow channel shall have a smooth curvature from
inlet to outlet.
Q.
Manhole frames, installed at grade, shall be set in
a full bed of mortar with no less than six inches nor more than 12
inches of precast grade rings underneath to allow for later elevation
adjustment. Precast grade rings shall not exceed six inches in depth.
The total number of precast grade rings shall not exceed 12 inches
in height; however, in no event shall more than three precast grade
rings be used.
R.
Manholes which extend above grade shall have the frames
cast into the manhole top plate. The top plate shall be securely anchored
to the manhole barrel, by a minimum of six one-half-inch corrosion-resistant
anchor bolts, to prevent overturning when the cover is removed. The
anchor bolts shall be electrically isolated from the manhole frame
and cover.
S.
Internal drop pipes and fittings shall be PVC plastic
sewer pipe in compliance with ASTM D2241. Corrosion-resistant anchors
shall be used to attach the drop pipe to the inside surface of the
manhole barrel.
A.
Infiltration/exfiltration testing. All sanitary sewers or extensions to sanitary sewers, including manholes, shall satisfy requirements of final infiltration test before they will be approved and wastewater flow permitted by the Town. The infiltration rate shall not exceed 25 gallons per 24 hours per mile per nominal diameter in inches. An exfiltration test may be substituted for the infiltration test; the same rate shall not be exceeded. The exfiltration test shall be performed by the applicant, under the supervision of the Town, who shall have the responsibility for making proper and accurate measurements required. The exfiltration test consists of filling the pipe with water to provide a head of at least five feet above the top of the pipe or five feet above groundwater, whichever is higher, at the highest point under test, and then measuring the loss of water, from the pipe section under test, by the amount of water which must be added to maintain the original level. However, under no circumstances shall be head at the downstream manhole exceed 10 feet or fill to within six inches of the top of the downstream manhole. Should this condition prevail, the testing methods in Subsections F and/or G and/or shall be utilized. In this test, the test section must remain filled with water for at least 24 hours prior to taking any measurements. Exfiltration shall be measured by the drop of water level in a standpipe with a closed bottom end, or in one of the sewer manholes serving the test section. When a standpipe and plug arrangement is used in the upper manhole in the test section, there shall be some positive method for releasing entrapped air prior to taking any measurements.
B.
Test section. The test section shall be as ordered
or as approved, but in no event longer than 1,000 feet. In the case
of sewers laid on steep grades, the test length may be limited by
the maximum allowable internal pressure on the pipe and joints at
the lower end of the test section. For purposes of determining the
leakage rate of the test section, manholes shall be considered as
sections of forty-eight-inch diameter pipe, five feet long. The maximum
allowable leakage rate for such a section is 1.1 gallons per 24 hours.
If leakage exceeds the allowable rate, then necessary repairs or replacements
shall be made, and the section retested.
C.
Test period. The test period, during which the test
measurements are taken, shall not be less than two hours.
D.
Pipe lamping. Prior to testing, the section shall
be lamped. Any length of pipe out of straight alignment shall be realigned.
E.
T.V. inspection. All gravity sewers shall be inspected
by closed-circuit television. The Town will be provided with two copies
of a report of the televising inspection of each section of completed
sewer inspected. The Town will also be provided with the actual television
inspection video with the reports.
F.
Deflection testing. Also, prior to testing, all plastic
pipe in the test section, shall be tested for deflection. Deflection
testing shall involve the pulling of a rigid ball or mandrel, whose
diameter is 95% of the pipe inside diameter, through the pipe. Any
length of pipe with a deflection greater than 5% shall be replaced.
The test section shall be flushed just prior to deflection testing.
The test shall not be performed with a mechanical pulling device.
G.
Low pressure air testing alternative.
(1)
In lieu of hydrostatic testing (exfiltration or infiltration),
low-pressure air testing may be employed. Low-pressure air tests shall
conform to ASTM Specification C 828. All sections to be tested shall
be cleaned and flushed, and shall have been backfilled, prior to testing.
Air shall be added until the internal pressure of the test section
is raised to approximately 4.0 PSIG. The air pressure test shall be
based on the time, measured in seconds, for the air pressure to drop
from 3.5 PSIG to 2.5 PSIG.
(2)
Acceptance is based on limits tabulated in the Specification
Time Required for a 1.0 PSIG Pressure Drop in the Uni-Bell PVC Pipe
Association Recommended Practice For Low-Pressure Air Testing of installed
Sewer Pipe.
(3)
Before pressure is applied to the line, all connections
shall be firmly plugged. Before the test period starts, the air shall
be given sufficient time to cool to ambient temperature in the test
section.
(4)
If the test section is below groundwater, the test
pressure shall be increased by an amount sufficient to compensate
for groundwater hydrostatic pressure, however, the test pressure shall
not exceed 10 PSI, or a lower pressure as required by the Town.
(5)
The pressure test gauge shall have been recently calibrated,
and a copy of the calibration results shall be made available to the
Town prior to testing.
A.
Design. Force mains serving sewage lifting devices, such as grinder pumps and pump stations, shall be designed in accordance with § 127-28. Additional design requirements are:
(1)
Force main pipe material shall be:
(a)
Ductile iron pipe.
[1]
Pipe shall conform to ANSI A21.51. The minimum
wall thickness shall be Class 52 (ANSI A21.50). The pipe shall be
clearly marked with either "D" or "DUCTILE." Fittings shall conform
to ANSI A21.10.
[2]
Pipe and fittings shall be furnished with push-on
joints conforming to ANSI A21.11.
[3]
Pipe and fittings shall be cement-mortar lined
and have an internal and external bituminous seal coating.
(b)
Polyvinyl chloride (PVC) plastic pipe. Pipe
shall conform to ASTM D2241. Materials used in the manufacture of
PVC pipe shall meet ASTM c1784. The minimum wall thickness shall be
SDR-21. Fittings shall conform to ASTM D2241. Joints and gaskets shall
conform to ASTM D2241, D1869, and F477.
(c)
Other pipe materials. Other pipe materials require
prior written approval of the Town before being installed.
(3)
Joint preparation and assembly shall be in accordance
with the manufacturer's written instructions.
(4)
Anchorages, concrete blocking, and/or mechanical restraint
shall be provided when there is a change of direction of 7 1/2°
or greater.
(5)
Drain valves shall be placed at low points.
(6)
Automatic air relief valves shall be placed at high
points and at intervals of 400 feet, on level force main runs.
(7)
Air relief and drain valves shall be suitably protected
from freezing.
(8)
When the daily average design detention time, in the
force main, exceeds 20 minutes, the manhole and sewer line receiving
the force main discharge or the sewage shall be treated so that corrosion
of the manhole and the exiting line are prevented. The corrosion is
caused by sulfuric acid biochemically produced from hydrogen sulfide
anaerobically produced in the force main.
(9)
The force main shall terminate, in the receiving manhole,
at a PVC plastic sewer pipe T. The vertical arms of the T shall be
twice the diameter of the force main. The upper arm shall be at least
four feet long; the lower arm shall terminate in a PVC plastic sewer
pipe ninety-degree elbow in a flow channel directed to the manhole
exit pipe. The T and its arms shall be securely fastened to the inside
surface of the manhole wall using corrosion-resistant anchors.
B.
Force main testing. All force mains shall be subjected
to hydrostatic pressure of 150% of the normal operating pressure.
The duration of the test, at pressure, shall be at least two hours.
Before conducting the test, the pipe shall be filled with water and
all air shall be expelled. During the test, water shall be added,
as needed, to maintain the test pressure. The amount of Water added
shall be recorded so as to calculate leakage. Leakage shall not exceed
25 gallons per day per mile per inch nominal pipe diameter. During
the test, the owner and the Town shall walk the route of the force
main and examine the exposed pipe and the ground covering any backfilled
pipe to discover leaks. Leakage in excess of that specified above
shall be corrected with new material at the owner's expense and the
test repeated. Any observed leaks shall be repaired at the owner's
expense. Each test section length shall be as approved by the Town,
but in no event longer than 1,000 feet.
A.
All sanitary sewers and extensions to sanitary sewers
constructed at the applicant's expense, after final approval and acceptance
by the Town, and concurrence by the Town Board, shall become the property
of the appropriate sewer district, and shall thereafter be operated
and maintained by the appropriate sewer district. No sanitary sewer
shall be accepted by the Town until four copies of as-built drawings
have been so filed with the Town and the Town has approved the submitted
drawings.
B.
Said sewers, after their acceptance by the Town, shall
be guaranteed against defects in materials or workmanship for one
year by the applicant. The guarantee shall be in such form and contain
such provision as deemed necessary by the Town secured by a surety
bond or such other security as the Town may approve.
A.
All contractors engaged in connecting house laterals
with sanitary sewers, who perform any work within the right-of-way
of any highway, shall file a bond in the amount of $5,000 with the
Town to indemnify the Town against loss, cost, damage or expense sustained
or recovered on account of any negligence, omission or act of the
applicant for such a permit, or any of his, or their agents arising
or resulting directly or indirectly by reason of such permit or consent,
or of any act, construction or excavation done, made or permitted
under authority of such permit or consent. All bonds shall contain
a clause that permits given by the Town may be revoked at any time
for just cause.
B.
Required insurance certificates.
(1)
Before commencing work, the above contractor shall
file insurance certificates with the Town for the following:
(a)
Workman's compensation and employer's liability
Insurance as required by the laws of the state covering the contractor.
(b)
Personal injury liability having limits of not
less than $1,000,000 each occurrence and $1,000,000 aggregate (completed
operations/products, personal injury).
(c)
Property damage liability having limits of not
less than $1,000,000 for all damages arising during the life of the
contract; and shall include, but not be limited to, the following
designated hazards:
(e)
Business excess liability insurance in the amount
of $2,000,000.
(2)
All insurance policies must provide for five business
days' notice to the Town before cancellation and must cover all liabilities
of the Town and be in a form approved by the Town Board, and be in
a satisfactory form approved by the Town Board.
(3)
The minimum insurance limits stated above shall be
subject to periodic review by the Town and adjustments made, by resolution,
as appropriate.
C.
Where it is necessary to enter upon or excavate any
highway or cut any pavement, sidewalk or curbing, permission must
be obtained from the Town Highway Superintendent of Highways if a
Town highway is involved, from the County Department of Public Works
if a County highway is involved, and/or the New York State Department
of Transportation if a state highway is involved.
D.
The minimum insurance limits above shall be as established
by the Town Board and shall be subject to periodic review and adjustment,
as appropriate, by the Town Board.
