The Planning Board, in reviewing an application
for approval of a subdivision plat, shall be guided by the considerations
and standards presented in this article. In its review, the Planning
Board shall take into consideration the prospective character of the
development and require that subdivision improvements be designed
to such standards as are consistent with reasonable protection of
the public health, safety, welfare and environment. In addition, all
design shall be in accordance with the design procedures and the construction
specifications for land development in the Town of Chili.
A.
Lot size and arrangement. The dimensions and arrangements
of lots shall be such that there will be no foreseeable difficulties,
for reasons of topography or other conditions, in providing access
to buildings on such lots or in securing building permits to build
on the lots in compliance with the Zoning Local Law,[1] the Pure Waters Agency, storm drainage requirements or
other requirements. In general, side lot lines shall be at right angles
or radial to street lines, unless a variation from this can be shown
to result in a better plan.
B.
Access. Insofar as possible, lots shall not derive
access from an arterial street. Access to lots adjacent to an arterial
street shall, in general, be from marginal access streets or other
streets within the subdivision. All lots shall abut a street, other
than an alley for at least the minimum lot width specified in the
Zoning Local Law of the Town of Chili.[2] Where a watercourse separates the buildable area of a
lot from the street by which it has access, provision shall be made
for installation of a culvert or other structure, which shall be subject
to the same design criteria and review as all other stormwater drainage
facilities in the subdivision.
C.
Existing utilities. Before work is started, the contractor
shall notify all public utility companies, in writing, and the superintendents
of all publicly owned facilities whose works are located in the same
highways or cross easements which will be occupied by the work to
be built. The contractor shall take precautions which the companies
or superintendents request to prevent damage to their structures.
D.
Prevention of landlocked parcels. No division of land
shall result in any of the parcels not having at least one access
point to at least one public road. Where the remaining parcel is located
so that access to a public road would be gained by a road from the
main portion of the parcel, there shall be enough land remaining to
provide for a public road from the site to the main road.
E.
Provision for future resubdivision. Where a tract
is subdivided into lots two or more times as large as the minimum
size required in the zoned district in which subdivision is located,
the Board may require that streets and lots be laid out so as to permit
future resubdivision in accordance with the requirements contained
in these regulations and the Zoning Local Law.[3]
A.
General. Street systems shall be designed with due
regard to the needs for: adequate capacity; convenient traffic access
and circulation; pedestrian safety; traffic control and safety; access
for firefighting, snow removal, and street maintenance equipment;
bus service; and stormwater drainage and sewage disposal. Street layout
shall be such as to separate through traffic from neighborhood traffic
insofar as it is practicable. Street systems shall be designed to
accommodate the following:
(1)
Where a subdivision adjoins undeveloped land its streets
shall be laid out so as to provide suitable future street connections
with the adjoining land when the latter shall be subdivided. A street
thus temporarily dead-ended shall be constructed to the property line
and shall be provided with a temporary turnaround of the same dimensions
as for permanent dead-end streets if in excess of 200 feet, with a
notation on the subdivision plat providing for temporary easements
for the turnaround until such time as the street is extended. These
same requirements shall apply at the discretion of the Planning Board
in those cases where the adjoining land is another section of the
same subdivision and which is not scheduled for development at the
same time.
(2)
Streets shall be layed out so as to best preserve
the natural features of the site, provide an attractive development
setting and constrain through and high-speed travel. All streets shall
be arranged so as to obtain as many as possible of the building sites
at or above the grade of the streets. Grades of streets shall conform
as closely as possible to the original topography. A combination of
steep grades and sharp curves shall be avoided.
(3)
Where a subdivision abuts on or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a non-access reservation along the rear property line, deep lots with
or without rear service alleys or such other treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic and preserve road functions.
(4)
Where a subdivision borders or contains an existing
or proposed railroad right-of-way or controlled access highway right-of-way,
the Planning Board may require a street approximately parallel to
and on each side of such right-of-way, at a distance suitable for
the appropriate use of the intervening land, as for park purposes
in residential districts or for business, commercial or industrial
purposes in appropriate districts. Such distances shall also be determined
with due regard for the requirements of approach grades and future
grade separations.
B.
Standards for street design. All streets shall be
designed and constructed to conform to the requirements set forth
in the following table:
|
Standards for Street Design
| |||
|---|---|---|---|
|
Alleys
|
Minor
Streets
|
Collector
Streets1
| |
|
Minimum width of right-of-way (feet)
|
24
|
60
|
80
|
|
Minimum width of pavement (feet)
|
20
|
20
|
24
|
|
Design speed (miles per hour)
|
15
|
25
|
35
|
|
Minimum radius of horizontal curves2 (feet)
|
50
|
150
|
300
|
|
Maximum grade (percent)
|
8
|
6
|
5
|
|
Minimum grade (percent)
|
0.5
|
0.5
|
0.5
|
|
NOTES:
| |||
|
1Collector streets
which do not service an area containing less than 150 dwelling units
under ultimate area development may be considered as minor streets
for purposes of design standards. The service area of a collector
street includes those dwelling units on minor streets which feed into
the collector.
| |||
|
2Radius of horizontal
curves shall be measured to the center line of the street.
| |||
C.
Street intersections.
(1)
Intersections of arterial streets shall be held to
a minimum and spaced at least 1,000 feet apart, and intersections
of a collector street with other streets shall be at least 800 feet
apart. Offset street intersections (spacing less than 250 feet) on
new layouts shall not be permitted. Within 100 feet of an intersection,
streets shall be approximately at right angles and in no case shall
the angle of intersection be less than 75° without approved additional
channelization. Minimum curb, pavement or gutter radii shall depend
on the intersecting street types and shall be as follows:
|
Street Type
|
Minimum Radius
(feet)
|
|---|---|
|
Collector with arterial
|
50
|
|
Collector with collector
|
50
|
|
Minor with arterial
|
35
|
|
Minor with collector
|
35
|
|
Minor with minor
|
35
|
(2)
All property comers at street intersections shall
be rounded with a radius of 30 feet or have comparable cutoffs or
chords, as the Planning Board sees fit. Within triangular areas formed
by the intersecting street lines, for a distance of 75 feet from their
intersection, and the diagonals connecting the end points of these
lines, visibility for traffic safety shall be provided by exclusions
of plantings or structures and regrading as necessary. Grades within
the intersection and within 50 feet of the intersection shall not
exceed 2%. Between 50 and 100 feet from the intersection the grades
shall not exceed 3%. Traffic channelization and signalization shall
be required at intersections where present or anticipated traffic
conditions indicate their advisability for traffic control or safety.
D.
Dead-end streets. Where a street does not extend to
the boundary of the subdivision and its continuation is not needed
for access to adjoining property, it shall be separated from such
boundary by a distance sufficient to accommodate a lot meeting the
requirements of the Zoning Local Law.[1] Reserve strips of land shall not be left between the end
of a proposed street and an adjacent piece of property. However, the
Planning Board may require the reservation of an easement 20 feet
wide for pedestrian traffic or utilities. A turnaround of a minimum
right-of-way radius of 80 feet and minimum pavement radius of 40 feet
shall be provided at the end of any permanent dead-end street. For
greater convenience to traffic and more effective police and fire
protection, the length of permanent dead-end streets shall be limited
to six times the minimum lot width for the zoning district, such length
to be measured to the center point of the turnaround.
A.
Street grading and shoulders. Areas within street
right-of-way shall be graded as necessary to eliminate any slopes
steeper than one foot vertical in three feet of horizontal distance.
Shoulders shall be provided on both sides of all noncurbed streets
for a minimum width of eight feet from edge of pavement (gutter included
within the shoulder area). Street shoulders shall not exceed a slope
of 8% at right angle to the street center line. Shoulders and all
other unpaved areas within the street right-of-way shall be treated
with topsoil and seeded to grass.
B.
Sidewalks. Concrete sidewalks at least five feet wide
shall be required on both sides of all arterial and collector level
streets. They may also be required within pedestrian easements through
blocks to provide a system of pedestrian walkways to schools, parks
and other community facilities. Sidewalks should be two feet from
the property line inside the right-of-way, unless the adjacent street
is a state or county highway, in which case the sidewalk shall be
placed adjacent to the outside of the right-of-way. Sidewalks within
pedestrian easements shall be generally centered within the easement.
C.
Trees. The subdivider shall take adequate measures
to preserve desirable existing trees in suitable locations within
the subdivision. An overall tree planting plan shall be developed
and approved by the Planning Board. Street trees shall be planted
on both sides of the street and 10 feet outside of the right-of-way,
at intervals of approximately 50 feet, subject to location of drives,
street intersections or other features. All trees shall be at least
three inches in diameter and shall have a two-year warranty. In general,
the street right-of-way shall be cleared of existing trees, but occasional
existing trees of unusual value may be preserved within the street
right-of-way if approved by the Planning Board.
[Amended 12-3-2008 by L.L. No. 4-2008]
D.
Location of buildings and planting of vegetation.
As much as is possible, consideration should be given to noise sources,
privacy, prevailing wind directions and seasonal sun movements when
locating structures and open spaces on lot parcels as well as when
selecting locations for and types of vegetation to be planted on the
lot.
E.
Street names and signs. All streets shall be named,
and such names shall be subject to the approval of the Planning Board
and Postal Department. A street which is a continuation of an existing
street shall bear the same name. Relating street names to features
of local historical, topographical or other natural interest is encouraged.
In no case shall a street name be the same as one existing in Monroe
County. Street names and signs shall be provided by the developer
at all intersections and other locations and shall be of the type
approved by the Town Superintendent of Highways or the Town Engineer.
F.
Monuments. Permanent survey monuments shall be set
in the boundary of rights-of-way at intersecting streets, PC and PT
of curves, though the PI of short curves may be used instead, where
such is practical, at the discretion of the Town Superintendent of
Highways or the Town Engineer. Monuments shall be placed on one side
of the street only and at only one corner of intersecting streets.
Adjacent monumented points shall be intervisable. Monuments shall
be tied into the New York State Coordinate System, or other acceptable
datum where practical at the discretion of the Town Superintendent
of Highways or the Town Engineer. Monument locations shall be shown
on the subdivision plat; and field notes of ties to monuments or a
tie sheet shall be submitted to the Town Engineer after installation
of monuments. Monuments shall be of stone or concrete and not less
than four inches in diameter or square and not less than 42 inches
long or from the top of underlying rock. Concrete monuments shall
be reinforced with steel rods and a plug, brass plate or pin shall
serve as the point of reference. If stone, a drill hole shall serve
as the point of reference and a reinforcing rod or other metal shall
be placed adjacent to the monument to allow for magnetic recovery.
After construction and fine grading is completed, the corners of each
lot shall be staked with iron pipe or pins having a minimum diameter
of one inch and at least 24 inches long.
G.
Widening of existing street right-of-way. Where a
subdivision adjoins an existing street which does not conform to the
right-of-way standards given in the table entitled "Standards for
Street Design" in this chapter,[1] the subdivider shall reserve for highway purposes as herein
defined or whatever additional right-of-way width is necessary to
provide, on the subdivision side of the normal street centerline,
a width which is equal to at least 1/2 of the minimum standard width
for the respective type of street. Where a subdivision adjoins an
existing county or state road the subdivider shall reserve for highway
purposes as herein defined or dedicate additional right-of-way as
may be requested by the proper county or state agency.
A.
Drainage systems. Adequate and comprehensive drainage
systems shall be provided to convey the stormwater runoff originating
within the upstream and downstream of the subdivision in accordance
with the natural direction of runoff for the total upland watershed
area affecting the subdivision. Such drainage systems shall have sufficient
capacity to accommodate the potential future runoff based upon the
probable land use and ultimate development of the total watershed
area upland of the subdivision as provided for in the Town Comprehensive
Plan. In general, the preservation of natural watercourses is preferable
to the construction of drainage channels and wherever practicable
such natural watercourses shall be preserved. Storm sewers and subdivision
drainage facilities shall be based upon the peak flow resulting from
a storm of ten-year frequency (a maximum storm whose probability of
occurrence in any given year is 10%). The design of natural watercourse
channels shall depend upon the drainage area according to the following
table:
|
Design Return Intervals for Natural Watercourses
| |
|---|---|
|
Drainage Area
(square miles)
|
Storm Frequency
(years)
|
|
Above 20
|
100
|
|
Between 4 and 20
|
50
|
|
Between 1 and 4
|
25
|
|
Under 1
|
10
|
B.
Flood hazard prevention. Flood hazard prevention shall
include the control of soil erosion of land surface and drainage channels
and the prevention of inundation and excessive groundwater seepage
by comprehensive site grading and the establishment of adequate elevations
of buildings, building openings, and roadways above the observed,
anticipated or computed water levels of storm sewers, stream channels,
floodplains, detention basins and swales. Particular attention shall
be paid to development in the vicinity of Black Creek and its floodplain;
and no alteration of the existing characteristics of this area shall
take place without the specific approval of the Town Engineer as to
the adequacy of the protective measures taken, and the effects of
such development on upstream and downstream reaches to the watercourse
and adjacent properties.
C.
Erosion control. In order to ensure that the land
can be developed without danger to health or peril from fire, flood
or other menace, the developer shall follow necessary erosion control
practices. Both the Planning Board and Town Engineer shall review
the developer's plans to ensure that the required procedures are being
put into practice. Such procedures shall include:
(1)
Exposing the smallest practical area of land at any
one time during development.
(2)
Provision of temporary vegetation or mulching to protect
critical areas.
(3)
Provision of adequate drainage facilities to accommodate
effectively the increased runoff caused by changed soil and surface
conditions during and after development.
(4)
Fitting of the development plan to the topography
and soils so as to minimize the erosion potential.
(5)
Retention and protection of natural vegetation wherever
possible.
(6)
Installation of permanent final vegetation and structures
as soon as practicable to include six inches of topsoil over areas
that have been stripped or filled with subsoil during development.
[Amended 12-3-2008 by L.L. No. 4-2008]
(7)
Topsoils shall not be stored on rear lot lines or
drainage easements.
A.
Water supply and sewage disposal. Provisions for water
supply and sewage disposal shall comply with requirements for the
Monroe County Department of Health, Pure Waters Agency, Water Authority,
New York State Department of Environmental Conservation or the Town
of Chili.
B.
Underground installation. All utility companies (telephone,
electric, etc.) are now equipped to make underground installation
of their services. Underground installation shall be required.
Easements within the subdivision shall be provided where required for storm drains, sanitary sewers, other utilities, recreation areas, open spaces or pedestrian traffic. The designation of any such easement on a subdivision plat shall constitute a dedication of the area affected for the purposes indicated thereon and shall constitute a restriction against the location of any building or conflicting use on such easement. Such easements shall generally be not less than 20 feet wide. Easements for natural watercourses and for constructed channels shall be provided as needed, with the required width based on the needed cross section of channel to pass the design flow specified in § 439-25A. (Consult also Chapter 433, Stormwater Management, and Chapter 223, Design Criteria and Construction Standards, of the Code of the Town of Chili.)
Pursuant to § 277 of the Town Law,
subdivision plats shall show, in proper case and when required by
the Planning Board, suitable areas for neighborhood parks or playgrounds.
In general, the Planning Board will require such areas to be provided
in subdivisions or portions of subdivisions which are in proximity
to a public school site or public park or playground. When such recreation
areas are required by the Planning Board, they shall be provided on
the basis of at least three acres for every 100 families to be accommodated
within the subdivision. They shall have physical characteristics and
locations which render them readily usable for appropriate recreation
purposes, and their locations shall be selected with a view of minimizing
hazards from vehicular traffic for children walking between such facilities
and their homes in the neighborhood. No such area may be smaller than
two acres, and in general, any recreation area of less than four acres
shall be located at a suitable place on the edge of the subdivision
so that additional land may be added at such time as the adjacent
land is subdivided. The subdivision plat shall include a detailed
site development plan for each neighborhood park or playground. As
a minimum, the site development shall provide for an approximately
level area at least 175 feet square for children's field games. The
site plan shall show how the entire area is to be graded, drained
and landscaped to make it a useful and attractive feature of the neighborhood.
All improvements shown on the site development plan shall be made
by the subdivider as part of the required improvements of the subdivision
as a whole. If the Planning Board determines that a suitable park
or parks of adequate size cannot be properly accommodated in any such
plat or is otherwise not practical, the Board shall require as a condition
to approval of a plat a payment to the Town of a sum to be determined
by the Town Board which sum shall constitute a trust fund to be used
by the Town exclusively for park, playground or recreation purposes
including the acquisition of property.
At completion of development and prior to the
dedication the developer's engineer shall submit as-built drawings
showing all utilities, roads or any additional changes made during
construction.
