The purpose of the following article is to ensure that the highest standards of site, building and landscape design are conscientiously met through the use of qualified technical and aesthetic judgment, compatible with the Master Plan of the municipality. In acting upon plats, the Planning Board shall require, among other conditions, in the public interest, that the tract shall be adequately drained, and the streets shall be of sufficient width and suitable grade and suitably located to accommodate the prospective traffic and to provide access for fire-fighting equipment to buildings. The Planning Board shall further require that all lots shown on the plats shall be adaptable for the intended purposes without danger to health or peril from flood, fire, erosion or other menace. Required improvements shall be designed and constructed to conform to the specifications as established by the municipality. In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. Said standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article VIII herein.
[Added 10-6-2005 by L.L. No. 2-2005]
All lots must have soil percolation and deep
pit tests which will verify that sufficient and appropriate lands
are available for a conventional, subsurface, sanitary disposal system
designed and constructed to serve a single-family residence and an
additional area of not less than 50% of the area of the proposed conventional,
subsurface sanitary disposal system referred to above, if any, as
shown by said tests which additional area may be reserved for the
construction of additions to the system. The area proposed for the
subsurface, sanitary disposal system, including the reserve area,
shall not exceed 10% in grade. Both the area for the conventional,
subsurface sanitary disposal system and the additional reserved area
shall be clearly delineated on any map or plot submitted to and approved
by the Planning Board.
A.
Character of land. Land to be subdivided shall be
of such character that it can be used safely for building purposes
without danger to health or peril from fire, flood or other menace.
C.
Specifications for required improvements. All required
improvements shall be constructed or installed to conform to the municipal
specifications, which may be obtained from the Municipal Engineer.
A.
Width, location and construction. Streets shall be
of sufficient width, suitably located and adequately constructed to
conform with the Master Plan, if such exists, and to 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 and
shall be coordinated so as to compose a convenient system.
B.
Arrangement. The arrangement of streets in the subdivision
shall provide for the continuation of principal streets of adjoining
subdivisions and for proper projection of principal streets into adjoining
properties which are not yet subdivided, by use of stub streets, in
order to make possible necessary fire protection, movement of traffic
and the construction or extension, presently or when later required,
of needed utilities and public services, such as sewers, water and
drainage facilities. Where, in the opinion of the Planning Board,
topographic or other conditions make such continuance undesirable
or impracticable, the above conditions may be modified. The subdivision
street traffic network shall provide an orderly local access progression
from marginal streets to collector streets to main highway and shall
include a continuous network of public pedestrian walks, either independent
or incorporated within vehicular rights-of-way, to connect all properties
and public areas.
C.
Minor streets. Minor streets shall be so laid out
that their use by through traffic will be discouraged.
D.
Special treatment along major arterial streets. When
a subdivision abuts or contains an existing or proposed major arterial
street, the Planning Board may require marginal access streets, reverse
frontage with screen planting contained in a nonaccess reservation
along the rear property line, deep lots with 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.
E.
Provision for future resubdivision. Where a tract
is subdivided into lots substantially larger than the minimum size
required in the zoning district in which a subdivision is located,
such parcels shall be arranged so as to allow the opening of future
streets and logical further resubdivision in accordance with the requirements
contained in these regulations.
F.
Dead-end streets. The creation of dead-end or loop
residential streets will be encouraged wherever the Planning Board
finds that such type of development will not interfere with normal
traffic circulation in the area. In the case of dead-end streets,
where needed or desirable, the Board may require the reservation of
a twenty-foot-wide easement to provide for continuation of pedestrian
traffic and utilities to the next street. Subdivisions shall have
suitable street connections with existing public streets or streets
on an approved subdivision plat for which a bond has been posted.
G.
Block size.
(1)
The length, width and shape of blocks or acreage within
bounding roads shall be determined with due regard to:
(a)
Provision of adequate building sites suitable
to the special needs of the type of use contemplated.
(b)
Bulk requirements as to specified lot sizes
and dimensions.
(c)
The need for convenient access, circulation
and control and safety of street traffic.
(d)
Limitations and opportunities of topography.
(2)
Blocks generally shall not be less than 400 feet nor
exceed 12 times the required minimum lot widths. In general, no block
width shall be less than twice the normal lot depth. In blocks exceeding
800 feet in length, the Planning Board may require the reservation
of a twenty-foot-wide easement through the block to provide for the
crossing of underground utilities and pedestrian traffic where needed
or desirable and may further specify, at its discretion, that a four-foot-wide
paved footpath be included. Each normal block shall be planned to
provide two rows of lots, but irregular shaped blocks, oversize blocks
or "superblocks" indented by culs-de-sac, parking courts or loop streets
and containing interior block parks or playgrounds will be acceptable
when properly designed, as determined by the Planning Board. Such
blocks shall include adequate off-street parking, facilities for pedestrian
access from streets to all lots, proper easements for utility lines
and satisfactory provision for maintenance of park and open space,
where included.
H.
Intersections with collector or major arterial roads.
Intersections of minor streets with arterial or collector streets
shall be held to a minimum to avoid hazard and delay. Such intersections
shall be at least 800 feet apart, insofar as possible. Cross (four-cornered)
street intersections shall be avoided insofar as possible, except
as shown on the Master Plan or at other important traffic intersections.
A distance of at least 150 feet shall be maintained between center
lines of offset intersecting streets. Grades shall be limited to no
more than 7% within 50 feet of an intersection.
I.
Street jogs. The center line of a street shall cross
an intersecting street as a straight line. Street jogs with center-line
offsets of less than 125 feet shall be avoided.
J.
Angle of intersection. In general, all streets shall
join each other so that for a distance of at least 100 feet the street
is approximately at right angles to the street it joins, and in no
case shall two streets intersect at an angle smaller than 60°.
To this end an oblique street should be curved approaching an intersection.
Where three or more streets intersect, a traffic circle or other special
treatment may be required by the Board. At block corners the traveled
way shall be rounded with a curve having a radius of not less than
35 feet.
K.
Relation to topography. The street plan of a proposed
subdivision shall bear a logical relationship to the topography of
the property, and all streets shall be arranged so as to obtain as
many of the building sites as possible at or above the grade of the
streets. Grades of streets shall conform as closely as possible to
the original topography.
L.
Other required streets. Where a subdivision borders
on or contains a railroad right-of-way or limited 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 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.
A.
Widths of rights-of-way.
(1)
Streets shall have the following widths. (When not
indicated on the Master Plan or Official Map, the classification of
streets shall be determined by the Planning Board.):
|
Type of Street
|
Minimum Right-of-Way
(feet)
|
Minimum Pavement
(feet)
|
|---|---|---|
|
Arterial or major
|
80
|
60
|
|
Collector
|
60
|
40
|
|
Local (minor and marginal)
|
50
|
30
|
(2)
The right-of-way width for internal roads and alleys
in multifamily, commercial and industrial developments shall be determined
on an individual basis and shall, in all cases, be of sufficient width
and design to accommodate safely the maximum anticipated traffic,
parking and loading needs.
 |
 |
 |
B.
Improvements. Streets shall be graded and improved
with pavements, curbs and gutters, sidewalks, storm drainage facilities,
water mains, sewers, streetlights and signs, street trees and fire
hydrants, except where waivers may be requested, and the Planning
Board may waive, subject to appropriate conditions, such improvements
as it considers may be omitted without jeopardy to the public health,
safety and general welfare. Curbs, gutters, sidewalks, street pavements,
fire hydrants, streetlights, shade trees, monuments, water mains,
storm sewers, sanitary sewers and any other improvements that may
be required shall be designed and constructed to conform to the specifications
as established by resolution or ordinance of the Municipal Legislature.
Pedestrian easements shall be improved as required by the Municipal
Engineer. All rights-of-way shall be provided with paved, seeded or
sodded areas, properly prepared, graded and sloped in conformance
with good nursery practice. Where sidewalks and walkways are included
with street's right-of-way, suitable trees or shrubs may be required
to be planted within the required planting strips. Such grading and
improvements shall be approved as to design and specifications by
the Municipal Engineer.
(1)
Fire hydrants. Installation of fire hydrants shall
be in conformance with all requirements and specifications of the
New York Fire Insurance Rating Organization and the Division of Fire
Safety of the State of New York.
(2)
Fire alarm system.
(a)
The installation of fire alarm signal devices,
including necessary connecting facilities, shall be required or waived
pursuant to this section only with the approval of:
[1]
The legislative body of the County if the installation
is to be made in an area included in a central fire alarm system established
pursuant to Subdivision 1(h) of § 225 of the County Law;
or
[2]
The Town Board in any other case unless the
installation is to be made in a fire district in a Town in which no
central fire alarm system has been established pursuant to Subdivision
11-c of § 64 of the Town Law, in which event only the approval
of the Board of Fire Commissioners of such fire district shall be
necessary.
(b)
Required installations of fire alarm signal
devices, including necessary connecting facilities, shall be made
in accordance with standards, specifications and procedure acceptable
to the appropriate board.
(3)
Streetlighting facilities. Where required by the Planning
Board, streetlighting standards in conformance with the lighting system
of the municipality of a design approved by the Municipal Engineer
shall be installed by the subdivider in a manner and location approved
by the Municipal Engineer, the appropriate power company and the Highway
Superintendent. In the case of a subdivision involving a County or
state highway, approval shall be obtained from the County Superintendent
of Highways. Where a new lighting district is to be created or an
existing district expanded, the applicant shall petition the Municipal
Legislature to create said district or expansion before final approval.
(4)
Street signs. Street signs of the four-way type approved
by the Highway Superintendent shall be provided by the developer and
placed at all intersections in locations within the right-of-way approved
by the Superintendent.
(5)
Street trees. It is required that shade trees be furnished
and planted, at the expense of the owner of the subdivision, along
both sides of the road within his subdivision. These shade trees shall
be planted at no more than 40 feet intervals. All tree varieties,
placement, condition and quality are subject to the approval of the
Municipal Planning Board prior to and after planting. Trees shall
be hardy, suitable to local soil and climate. All trees must meet
the standards of the American Standard for Nursery Stock. Poplars,
box elders, catalpas, horse chestnuts, willows and elms shall not
be planted. New trees shall measure at least 1 1/2 inches in diameter
as measured at a point four feet above finished grade level. Survival
of such shade trees shall be guaranteed for the period extending to
the expiration of the maintenance bond.
C.
Utilities in streets. The Planning Board shall require
the underground installation of all utility systems, including dry
sewer and water systems, if such installation is determined by the
Board to be feasible and in accordance with ultimate Town planning.
The Planning Board shall, wherever possible, require that underground
utilities be placed in the street right-of-way between the paved roadway
and street line to simplify location and repair of lines when they
require attention or in perpetually unobstructed easements of a width
adequate for servicing. The subdivider shall install underground service
connections to the property line of each lot within the subdivision
for such required utilities before the street is paved.
D.
Utility easements. Where topography or other conditions
are such as to make impractical the inclusion of utilities or drainage
facilities within street rights-of-way, perpetual unobstructed easements
at least 25 feet in width for such utilities or drainage facilities
shall be provided across property outside the road lines with satisfactory
access to the road. Easements shall be continuous and shall present
as few irregularities as possible. Such easements shall be cleared
and graded as required. Easements shall be indicated on the plat.
In large scale developments, easements along rear property lines or
elsewhere for utility installation shall be required by the Planning
Board. Such easements shall be of the width and location determined
by the Board after consultation with the public utilities companies
or municipal departments concerned.
E.
Assurance by utilities. As to utilities required by
the Planning Board, the Planning Board may accept assurance from each
public utility company whose facilities are proposed to be installed.
Such assurance shall be given in a letter addressed to the Board and
stating that such public utility company will make the installations
necessary for the furnishing of its services within the time therein
specified and satisfactory to the Board. In appropriate instances,
special districts (i.e., sewer, water, lighting, etc.) shall be formed
(or extended).
F.
Grades. Grades of all streets shall be the reasonable
minimum but shall be not less than 0.5% nor more than 7% for arterial
or major streets, nor more than 8% for secondary or collector streets,
nor more than 10% for minor streets, but in no case more than 7% within
50 feet of any intersection, except that the Planning Board may approve
a grade up to 12% for minor streets where topographic conditions make
a lesser grade impracticable. Line and grade shall always give a minimum
sight distance of:
G.
Changes in grade. All changes in grade shall be connected
by vertical curves of such length and radius as meet with the approval
of the Municipal Engineer so that clear visibility shall be provided
for a safe distance, as well as a smooth transition.
H.
Curve radii at street intersections. All street right-of-way
lines at intersections shall be rounded by curves of at least 25 feet
radius and curbs shall be adjusted accordingly.
I.
Steep grades and curves; visibility of intersections.
A combination of steep grades and curves shall be avoided. 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 with an existing street) which is shown shaded on
Sketch A shall be cleared of all growth (except isolated trees) and
obstructions above the level three feet higher than the center line
of the street. Such area shall be deemed to be an easement and shall
run with the land. If directed, ground shall be excavated to achieve
suitable visibility.
 |
J.
Dead-end streets (culs-de-sac).
[Amended 4-2-2009 by L.L.
No. 2-2009]
(1)
Permanent
dead-end or cul-de-sac streets shall not in general exceed six times
the required minimum lot width and shall be equipped with a turnaround
roadway with a minimum diameter of right-of-way of 140 feet and a
minimum outside diameter of traveled way of 120 feet unless the Planning
Board approves an equally safe and convenient form of turning space.
The Board may approve a longer permanent dead-end street where topographic
conditions and landownership patterns so require. Temporary dead-end
streets shall not in general exceed 12 times the required minimum
lot width and shall be equipped with a turnaround which conforms to
the standards for permanent dead-end streets; a temporary turnaround
shall be provided with a notation on the plat that land outside the
normal street right-of-way shall revert to abutting property owners
whenever the street is continued.
(2)
The
dimensions of the cul-de-sac and the dimensions of the potential lots
created around the cul-de-sac must conform to the attached diagram.[1] Lots around the cul-de-sac shall be limited to four lots.
[1]
Editor's Note: Said diagram is included at the end of this chapter. See also § 205-66A and the definition of “lot width” in § 205-4.
K.
Watercourses. Where a watercourse separates a proposed
street from abutting property, provision shall be made for access
to all lots by means of culverts or other structures of design approved
by the Municipal Engineer.
L.
Curve radii. In general, street lines within a block,
deflecting from each other at any one point by more than 10°,
shall be connected with a curve, the radius of which for the center
line of street shall not be less than 400 feet on major streets, 200
feet on collector streets and 100 feet on minor streets. A tangent
of at least 100 feet shall be introduced between reverse curves on
arterial and collector streets.
M.
Service streets or loading space. Paved rear service
streets of not less than 20 feet in width, or in lieu thereof, adequate
off-street loading space, suitably surfaced, shall be provided in
connection with lots so designed.
N.
Free flow of vehicular traffic abutting commercial
developments. In front of areas zoned and designed for commercial
use, or where a change of zoning to a zone which permits commercial
use is contemplated, the street width shall be increased by such amount
on each side as may be deemed necessary by the Planning Board to assure
the free flow of through traffic without interference by parked or
parking vehicles and to provide adequate and safe parking space for
such commercial or business district.
O.
Undersized existing streets. Where a subdivision borders
or includes existing roads that do not conform to street widths as
shown on the Master Plan or Official Map[2] or that do not conform to the street width requirements of this article or when the Master Plan indicates plans for realignment or widening of a road that would require use of some of the land in the subdivision, the subdivider shall be required to show areas for widening or realigning such roads on the plat, marked "reserved for road realignment (or widening) purposes" along either one or both sides of such streets of substandard width. If the subdivision is along one side only, 1/2 of the required width shall be dedicated. It shall be mandatory to indicate such reservation on the plat when a proposed widening or realignment is shown on the Municipal or County Official Maps. Land reserved for such purposes may not be counted in satisfying yard or area requirements of Chapter 205, Zoning; said reservations shall be required to be dedicated to the Town, prior to final approval.
[2]
Editor's Note: Said Plan and Map are available
in the Town offices.
P.
Walkways and sidewalks. Subdivision designs shall
indicate consideration for suitable protection of different types
of land uses and the segregation of vehicular and pedestrian traffic
where desirable. The pedestrian walk network, whether independent
or combined with the vehicular road network, shall conveniently provide
connections to all generators of pedestrian traffic both within and
without the subdivision, including but not necessarily limited to
parking areas, recreation areas, schools, stores, bus stops and other
walks. Such walks shall be so designed and constructed so as to encourage
their use by their proximity to generators of traffic, convenient
arrangement, evenness and durability of surface, pleasant appearance
and exposure to scenic areas and views. Where sidewalks cross driveways,
they shall be reinforced and shall provide a smooth transition through
such driveways.
Q.
Monumentation. Monuments shall be set at all street
intersections, angle points, points of curve and subdivision corners.
There shall be a clear foresight and backsight to adjacent monuments
on line or lines on which a monument is set. Center-line street monuments
shall be railroad spikes (or equal) with a minimum dimension of 1/2
inch by 1/2 inch by four inches. Monuments, other than center-line
street monuments, shall be 36 inches long, five inches square at the
top tapering to six inches square at the bottom and shall have centered
in the top a three-eighths-inch or one-half-inch drill hole, a three-eighths-inch
or one-half-inch steel rod slightly protruding or some other permanent
and satisfactory center mark. Monuments shall be of cut granite free
from imperfections or of concrete. Monuments shall not be set before
final grading has been completed nor while frost is in the ground
and shall be set so that the top is flush with the finished grade
in such a manner as to prevent settlement or shifting. Prior to dedication
of roads, a map showing at least three survey ties to each monument
shall be prepared by a licensed land surveyor and furnished to the
Town, said map to be certified to the Town as being correct and accurate.
R.
Roads. The requirements contained in "Minimum Standards
for Roads to be Dedicated to the Town of Greenville," approved by
the Town Board and the Superintendent of Highways and as hereinafter
may be amended, shall apply, and all road construction or design shall
conform thereto; said minimum standards being attached hereto and
made a part hereof.[3]
[3]
Editor's Note: Said requirements are available
from the Town offices.
A.
Type of name. All street names shown on a preliminary
plat or subdivision plat shall be approved by the Planning Board.
In general, streets shall have names in harmony with community standards.
B.
Names to be substantially different. Proposed street
names shall be substantially different so as not to be confused in
sound or spelling with present names, except that streets that join
or are in alignment with streets of an abutting or neighboring property
shall bear the same name. Generally, no street should change direction
by more than 90° without a change in street name.
A.
Lots to be buildable. The lot arrangement shall be such that in constructing a building in compliance with Chapter 205, Zoning, there will be no foreseeable difficulties for reasons of topography or other natural conditions. A lot intended for use for single-family residential purposes must contain a dwelling and, except in areas where municipal sanitary sewer service is provided, a septic system site of not less than 5,000 square feet (with a minimum dimension of 25 feet) of land meeting all zoning district requirements relative to setbacks, etc., plus meeting the following criteria:
B.
Side lines. All side lines of lots shall be substantially
at right angles to straight street lines and radial to curved street
lines, unless a variance from this rule will give a better street
or lot plan.
C.
Corner lots. In general, corner lots should be larger
than interior lots to provide for proper building setback from each
street and to provide a desirable building site.
D.
Driveway access. Driveway access and grades shall
conform to specifications of the Town driveway ordinance, if one exists.
Driveway grades between the street pavement and the building setback
line shall not exceed 14%.
E.
Access from public streets.
(1)
The subdividing of land shall be such as to provide,
by means of a public street, each lot with satisfactory access to
an existing public street.
(2)
Double frontage and reverse frontage lots shall be
avoided. Reverse frontage lots which have their rear yard abutting
a collector or major street shall be provided with effective shrubs
or screening along the full width of the rear property line to screen
the rear yard from adjacent traffic.
(3)
Lots of less than 200 feet frontage apiece fronting
on a County or state road must be so designed as to share a common
curb-cut with an adjacent lot, if either adjacent lot has not been
granted a curb-cut permit. When more than eight lots are proposed
to be subdivided from a parcel with frontage on a County or state
road (or there is the possibility of creating nine or more lots equal
in size to the average area of the lots proposed for subdivision),
frontage for all must be on internal streets (not on the County or
state highway). Each lot permitted to front on a County or state road
must provide for an on-site turnaround so as to obviate the necessity
of any vehicle from backing onto such roadway.
F.
Access from private streets. Access from private streets
(under § 280-a of the Town Law) shall be deemed acceptable
only if such streets are designed and improved in accordance with
these regulations.
G.
Monuments and lot corner markers. Permanent monuments
meeting specifications approved by the Municipal Engineer as to size,
type and installation shall be set at such block corners, angle points,
points of curves in streets and other points as the Municipal Engineer
may require, and their location shall be shown on the subdivision
plat.
H.
Dedication of land for widening of existing streets.
Where extra width has been dedicated or set aside for widening of
existing streets, lots shall begin at such extra width line, and all
setbacks shall be measured from such line.
I.
Minimum lot size. Lot dimensions shall conform to the requirements of Chapter 205, Zoning. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear, and excessive depth in relation to the width shall be avoided. A proportion of 2 1/2:1 will normally be considered maximum.
J.
Land reserved for future development. Land reserved
from the subdivision for future development shall be of a useful dimension
for permissible forms of development.
K.
Topsoil. If any topsoil is removed from its natural
position in the process of grading the subdivision site, such topsoil
shall be replaced to a depth approximately equivalent to that existing
prior to such grading, except in streets, driveways and foundation
areas.
L.
Additional standards. Where the property to be subdivided
is next to, or includes, a railroad right-of-way, suitable provisions
shall be made for such things as road crossings, screening and freight
access as recognition of the relationship between the railroad and
the subdivision.
A.
Removal of spring and surface water. All subdivisions
shall be related to the drainage pattern affecting the areas involved,
with proper provision to be made for adequate storm drainage facilities.
The subdivider shall be required by the Planning Board to carry away
by pipe or open ditch any spring or surface water that may exist either
previous to or as a result of the subdivision. Such drainage facilities
shall be located in the street right-of-way where feasible or in perpetual
unobstructed easements of appropriate width. A culvert or other drainage
facility shall, in each case, be of adequate size to accommodate the
potential runoff from the entire upstream drainage area, whether inside
or outside the subdivision area. The design and size of this facility
shall be subject to the approval of the Municipal Engineer.
B.
Drainage structure to accommodate potential development upstream. A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, not only the anticipated discharge from the property being subdivided but also the anticipated runoff that will occur when property at a higher elevation in the drainage basin is developed. The Municipal Engineer shall approve the design and size of facility based on anticipated runoff from the following storm frequencies under conditions of total potential development permitted by Chapter 205, Zoning, in the watershed:
(1)
For watersheds with drainage areas less than 320 acres,
all structures should be designed to carry the peak runoff for a fifteen-year
storm.
(2)
For watersheds with drainage areas between 320 and
640 acres, the structures should be designed to carry peak runoff
for a twenty-five-year storm.
(3)
For watersheds with drainage areas larger than one
square mile, all structures should be designed to carry peak runoff
for a fifty-year storm.
C.
Responsibility from drainage downstream. The subdivider's
engineer shall study and submit a written report of the effect of
each subdivision on the existing downstream drainage facilities outside
the area of the subdivision; this study shall be reviewed by the Municipal
Engineer and the Orange County Soil and Water Conservation District.
Where it is anticipated that the additional runoff incident to the
development of the subdivision will overload an existing downstream
drainage facility during a twenty-five-year storm, provision for the
storage of the increased runoff must be made by the developer or reinforcement
of affected drainage facilities be effected. (See Appendix B, Stormwater
Management, found in the Town Soil Report.)
D.
Land subject to flooding. Land subject to periodic or occasional 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 increase danger to health, life or property, or aggravate the flood hazard, but such land within the plat shall be set aside for park purposes in addition to that area which is required in § 181-28.
E.
Easements. Where a subdivision is traversed by a watercourse,
drainage way, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourse and such further width or construction,
or both, as the Municipal Engineer may deem adequate to the purpose,
but in no case less than 25 feet in width, and of such width as to
encompass the flood of record plus three feet in elevation. Drainage
easements shall be carried from the road to a natural watercourse
or to other drainage facilities. When a proposed drainage system will
carry water across private land outside the subdivision, appropriate
rights must be secured and indicated on the plat.
F.
House and lot drainage. Drainage of individual lots
and dwellings, including footing drains to assure proper runoff from
roofs, driveways and paved surfaces, shall be required for Planning
Board approval to assure a positive outfall (i.e., storm drains, streams
or swales, not to pavement). The installation of such facilities shall
be required prior to the issuance of certificate of occupancy.
G.
Storm drainage.
(1)
The drainage system and/or culverts shall be designed
in accordance with established engineering principles, approved by
the Municipal Engineer. The minimum grade of any drainage pipe or
culvert shall not be less than .05%. No culvert shall be smaller than
18 inches in diameter unless by approval of the Municipal Engineer.
Such drainage shall be installed in accordance with an approved storm
drainage plan. The width of the trench in which the pipe is placed
shall be sufficient to permit thorough tamping of the backfill under
the haunches and around the pipe. In no case shall the top of any
drainage pipe be less than 18 inches below the finished grade of the
pavement. Where soft, spongy or unsuitable soil is encountered or
where rocks, boulders or ledges are present, such shall be removed
and replaced with suitable materials and in a manner as directed by
the Municipal Engineer. The pipe shall be laid to true line and grade
on the prepared bed of the trench. The installation whether for corrugated
metal pipe or reinforced concrete culvert pipe shall be in accordance
with the standard practice. The backfilling of the trench shall be
in accordance with good engineering procedure and as directed by the
Municipal Engineer.
(2)
All corrugated metal pipe and reinforced concrete
pipe shall conform to the items covering such in the latest New York
State Department of Transportation specifications.
(3)
Drainage pipe or culverts shall be installed to carry
the present requirements of the subdivisions, as well as that which
may reasonably be anticipated from future construction, both from
within the subdivision and from adjoining properties which normally
drain across the area of the proposed development.
(4)
The discharge of established natural watercourses
and stormwater in open ditches shall be permitted only after specific
approval by the Planning Board. If, in its opinion, public health
or safety is jeopardized, or there is danger of erosion, approval
shall be denied. In all cases, pipe of the proper kind and size shall
be installed or the required paved sluiceways constructed. It shall
be the responsibility of the developer to set aside areas for the
collection and passage of both natural and stormwaters.
(5)
Catch basins or drop inlets shall be constructed in
order that surface water be intercepted.
(6)
Headwalls of concrete or stone masonry shall be constructed
at the inlet and discharge end of the culvert pipe. Culverts shall
extend beyond the toe of the embankment, or, if carried in easements
through or along lots, to a point of no less than 75 feet beyond the
rear of proposed residences.
(7)
If, in the opinion of the Planning Board, it is necessary
to intercept and carry away groundwater to protect the stability of
the road bed, underdrains, as required by the Planning Board shall
be installed. Perforated pipe, having a minimum diameter of 4 inches
shall be used for such purpose if deemed necessary by the Municipal
Engineer.
(8)
Manholes or catch basins shall be provided in drain
lines not more than 300 feet apart and wherever branches are connected
or sizes are changed and wherever there is a change in alignment or
grade.
(9)
Alignment of pipes shall be in a straight line between
manholes.
(10)
Drain lines shall be placed within the right-of-way
of the road insofar as is practical, or in easements.
(11)
Generally, a run of not more than 500 feet of
pavement shall be constructed without catch basins and storm drains
being installed.
(12)
Drainage structures which are located on state
or County highway rights-of-way shall be approved by the state or
County highway engineer's office, and a letter from said office indicating
such approval shall be directed to the Municipal Planning Board.
(13)
Surface drainage in gutters shall be limited
to the equivalent of that flowing from 1.5 impervious acres; however,
where the tributary impervious area exceeds the runoff from 1.0 impervious
acres, a double inlet catch basin shall be used.
(14)
Planned use of natural and other open drainage
lines shall be based on an investigation and a written report to the
Planning Board, as to the downstream conditions anticipated as a result
of such use.
(15)
All open drainage lines (watercourses, swales
and ditches) shall be protected by easements guaranteeing to the municipality
the right of access and power to improve the channels, as well as
prohibiting structural or terrain encroachments within the easement
except on approval by the Municipal Engineer or other delegated municipal
officer. Such easements shall have a minimum width of 25 feet, which
shall run with the land.
(16)
All open drainage lines and swales shall be
protected against erosion by suitable stabilizing materials or construction.
H.
Inconsistency. Where the technical provisions of Subsection G above are in conflict or disagreement with provisions of other ordinances, specifications or regulations applicable to the subdivision, then the most recently adopted provision shall be utilized unless specifically indicated otherwise by the Planning Board.
A.
Purposes. The purpose of this section is to provide
an equitable and effective development standard for securing adequate
land for parks, playgrounds and recreation purposes throughout the
municipality.
B.
Except as hereinafter provided, lands comprising approximately
10% of the total area to be subdivided shall be reserved for parks,
playgrounds or recreational purposes in a location with suitable public
access within the subdivision, as selected and determined by the Planning
Board.
C.
Recreation areas shown on Master Plan.[1] Where a proposed park, playground or open space shown on the Master Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection D below. Such area or areas may be dedicated to the municipality or County by the subdivider if the Municipal Legislature approves such dedication. While the plan may show only a general location of such proposed sites, the required reservation of land for recreation purposes must be specifically located and designated on the subdivision plat.
[1]
Editor's Note: The Master Plan is on file
in the Town offices.
D.
Parks and playgrounds not shown on Master Plan.
(1)
The Planning Board shall require that the plat show
sites of a character, extent and location suitable for the development
of a park, playground or other recreational purpose. The Planning
Board may require that the developer satisfactorily grade and seed
any such recreation areas shown on the plat.
(2)
The Board shall not accept areas of less than three
acres and shall require that not less than three acres of recreation
space be provided per 100 dwelling units shown on the plat. Open spaces
of a lesser area may be approved where the difference may be made
up in conjunction with the future subdivision of adjacent land. However,
in no case except in planned and cluster developments shall the required
amount be more than 10% of the total area of the subdivision. Such
area or areas may be dedicated to the municipality by the subdivider
if the Municipal Legislature approves such dedication.
(3)
All lands designated on the plat as park, playground
and recreation area must be offered to the Town for dedication and
shall be subject to such conditions as the Planning Board may establish
on the subdivision concerning access, use and maintenance of such
lands as deemed necessary to assure the preservation of such land,
in perpetuity, for their intended purposes. Such conditions shall
be shown on the plat prior to plat approval and recording.
E.
F.
Information to be submitted. In the event that an
area to be used for a park or playground is required to be so shown,
the subdivider shall submit, prior to final approval, to the Planning
Board, three prints showing, at a suitable scale, such area and the
following features thereof:
(1)
The boundaries of said area, giving lengths and bearings
of all straight lines and radii, lengths, central angles and tangent
distances of all curves.
(2)
Existing features, such as brooks, ponds, clusters
of trees, rock outcrops and structures.
(3)
Existing, and, if applicable, proposed changes in
grade and contours of said area and of area immediately adjacent.
G.
Waiver of plat designation of area for parks and playgrounds.
In cases where the Planning Board finds that due to the size, topography
or location of the subdivision, land for park, playground or other
recreation purpose cannot be properly located therein or, if in the
opinion of the Board, it is not desirable, the Board may waive the
requirement that the plat show land for such purposes. The Board shall
then require as a condition to approval of the plat a payment to the
municipality of an amount equal to the fair market value of 10% of
the development site as unimproved acreage, said market value to be
determined by the Municipal Assessor. Such amount shall be paid to
the Municipal Legislature prior to final plat approval, and no plat
shall be signed by the authorized officer of the Planning Board until
such payment is made. All such payments shall be held by the Municipal
Legislature in a special Municipal Recreation Site Acquisition and
Improvement Fund to be used for the acquisition of land that:
(1)
Is suitable for permanent park, playground or other
recreational purposes;
(2)
Is so located that it will serve primarily the general
neighborhood in which the land covered by the plat lies; and
(3)
Shall be used only for park, playground or other recreational
land acquisition or improvements. Such money may also be used for
the physical improvement of existing parks or recreation areas serving
the general neighborhood in which the land shown on the plat is situated,
provided that the Planning Board finds there is a need for such improvements.
H.
Reserve strips prohibited. Reserve strips of land,
which might be used to control access from the proposed subdivision
to any neighboring property or to any land within the subdivision
itself are specifically prohibited.
I.
Preservation of natural features. The Planning Board
shall, wherever possible, establish the preservation of all natural
features which add value to residential developments and to the community,
such as large trees or groves, watercourses and falls, beaches, historic
spots, vistas and similar irreplaceable assets.
(1)
Natural terrain. Subdivision design shall preserve,
insofar as possible, the natural terrain and natural watercourses,
improvements and drainage areas.
(2)
Trees. A conscious effort shall be made to preserve
all worthwhile trees and shrubs which exist on the site. Such features
may well be suggested for park or playground areas. On individual
lots or parcels care shall be taken to preserve selected trees to
enhance the landscape treatment of the development. No tree with a
diameter of eight inches or more as measured three feet above the
base of the trunk shall be removed unless such tree is within 10 feet
of a building site or the right-of-way of a street as shown on the
final subdivision plat. Removal of additional trees shall be subject
to the approval of the Planning Board. In no case, however, shall
a tree with a diameter of eight inches or more as measured three feet
above the base of the trunk be removed without prior approval by the
Planning Board.
(3)
Soil. Natural fertility of the soil shall be preserved
by disturbing it as little as is possible, and no topsoil shall be
removed from the site, without a soil removal permit.
(4)
Watercourses. Open watercourses shall be recognized as community assets. Subdivision design may well be enhanced by featuring streams and brooks. Floodplain land, areas bordering on watercourses, drainageways and other lands which cannot be used safely for building purposes without danger to health or peril from flood may be offered to the municipality as a gift to be used as public open space or for recreational purposes, but shall be in addition to that required in Subsection B above.
J.
School site. Upon receipt from the School Board of
a letter declaring its interest in a school site of a specific size
and location within a proposed subdivision, the Planning Board may
require a subdivider to set aside such area in the design of the subdivision.
Upon failure of the School Board to secure an option to acquire or
to purchase such school site prior to the date of the final approval
of the plat, the subdivider shall be relieved of the responsibility
of showing such land for public purposes.
A.
Purpose. For the purpose of promoting the public health, safety and general welfare; determining, establishing and refining soil groups and to adopt such regulations for each group, the entire area of Greenville is hereby divided into 15 soils groups. (See Subsection I, Table of Soil Groups, below.)
B.
Map. The groups are comprised of several soil types
as identified hereinafter and which soil types are shown on the maps
designated as the "Greenville Soil Maps," and made a part of this
regulation.[1] All pertinent notations, soil mapping unit designators
and other information shown upon said map shall be as much a part
of this regulation as if the matter and things set forth by said map
were fully described herein.
[1]
Editor's Note: The Soil Maps are on file in
the office of the Building Inspector.
C.
Preparation. The soil groups and the Greenville Soil
Maps were prepared with the assistance and cooperation of the USDA,
Soil Conservation Service, Orange County, New York, published in January
of 1972.
D.
Applicability. These regulations shall not repeal,
impair or modify private covenants or other public laws, except that
it shall apply whenever it imposes stricter regulations.
E.
Nonrepresentation. The granting of a permit due to
the designations, grouping, characteristics and special foundation
requirements shall not constitute a representation, guaranty or warranty
of the suitability of lands, practicability or safety of any structure,
use or other plan proposed.
F.
Sediment control.
(1)
The subdivider shall provide effective sediment control
measures for planning and construction of subdivisions. Use of the
following technical principles shall be applied as deemed appropriate
by the Orange County Soil and Water Conservation District:
(a)
The smallest practical area of land shall be
exposed at any one time during the development.
(b)
When land is exposed during development, the
exposure shall be kept to the shortest practical period of time.
(c)
Temporary vegetation and/or emulsion shall be
used to protect critical areas exposed during development.
(d)
Sediment basins and debris basins (silting basins
or silt traps) shall be installed and maintained to remove sediment
from runoff waters on lands undergoing development.
(e)
Provision shall be made to effectively accommodate
the increased runoff caused by changing soils and surface conditions
during and after development.
(f)
Permanent final vegetation and structures should
be installed as soon as practical in the development.
(g)
The development plan should be fitted to the
type of topography and soils so as to create the least erosion potential.
(h)
Wherever feasible, natural vegetation should
be retained and protected.
(2)
A permit is required to grade and/or shape the topography
and is subject to the same restrictions and reviews as are subdivisions.
A site grading plan shall be prepared as a part of all submissions
and must be approved prior to final approval of any plat or site plan.
G.
Drainage channels. All primary drainage channels which
are located within or immediately adjacent to an improvement or a
subdivision shall be protected by the developer.
H.
Utilization.
(1)
It is recognized that the soil maps and the information
found in the Orange County Soil Report do not eliminate the need for
future on-site investigations. The delineated areas of a given soil
mapping unit may contain small areas of other kinds of soil that have
strongly contrasting properties. The small areas (between 10% to 15%
of the total area) are called inclusions and cannot be separated out
on the scale of mapping used in Orange County.
(2)
The Building Inspector and/or the Town Engineer shall
have full authority to make additional requirements to fit conditions
that may be observed in field and as a result of subsequent tests.
(3)
A permit applicant whose construction plan does not
meet minimum requirements of the regulation may:
(a)
Incorporate in the construction plans accepted
methods of construction and/or accepted materials whose use will meet
the added requirements; or
(b)
Petition the Board of Appeals for a variance
from the decision of the Building Inspector. Said Board may request
the Soil and Water Conservation District conduct an immediate on-site
soil inspection for the purpose of determining the specific soil type
and subsequent group, or insist that a subsurface soil investigation
be conducted by a registered soils engineer to determine the soil-bearing
capacity, its stability, drainage characteristics, permeability and
other properties that may be in question.
I.
Table of soil groups. Soils are grouped as follows:
(1)
Group I: soils developed in sands and gravel, nearly
level through sloping.
(a)
Characteristics. The soils in this group are
excessively well- through well-drained, medium- and coarse-textured
and are formed in glacial outwash plains, terraces and stream valleys.
They are underlain by water-deposited beds of sand or sand and gravel.
These soils have moderately rapid to very rapid permeability. The
seasonal high water table and bedrock are below six feet. Slope ranges
from 0% through 15%. Soils included in this group are: 1A, 1B, 1C,
2A, 2B, 2C, 9A, 9B, 9C, 10A, 10B, 10C, 13A, 13B and 13C.
(b)
Use and requirements.
[1]
These soils may be used for on-site septic systems
that are adequately designed. These soils have slight limitations
for septic systems on A and B slopes and moderate limitations on C
slopes.
[2]
Buildings with and without basements may be
installed on these soils. These soils have slight limitations for
homesites with and without basements on A and B slopes and moderate
limitations on C slopes.
[3]
Erodability on these soils is low to medium
and may be a problem on the steeper C slopes.
(2)
Group II: soils developed in very fine sands and silts,
nearly level to gently sloping.
(a)
Characteristics. The soils in this group are
well-drained and occur in areas where glacial lake sediments have
accumulated. These sediments contain very fine sands and silts. These
soils are moderately permeable and have a seasonal high water table
of six feet plus. Bedrock generally occurs at six feet plus. Slope
ranges from 0% through 8%. Soils included in this group are: 78A,
78B, 79A and 79B.
(b)
Use and requirements.
[1]
These soils may be used for on-site septic systems
that are adequately designed. These soils have slight limitations
for septic systems.
[2]
Buildings with and without basements may be
installed on these soils. These soils have slight limitations for
homesites with and without basements.
[3]
Erodability of these soils is high and may be
a problem on all slopes.
(3)
Group III: soils developed in coarse silts and loam
with a firm basal till layer, nearly level through sloping.
(a)
Characteristics. The soils in this group are
well-drained, medium- to moderately coarse-textured and are developed
in thick glacial till deposit of the upland. These soils are moderately
permeable in the upper 30 inches and slowly permeable below 30 inches.
The water table and bedrock are generally six feet or deeper. Slope
ranges from 0% to 15%. Soils included in this group are: 38C, 39A,
39B, 63B and 63C.
(b)
Use and requirements.
[1]
These soils may be used for on-site septic systems
that are adequately designed. These soils have moderate limitations
for septic systems.
[2]
Buildings with and without basements may be
installed on these soils. These soils have slight to moderate limitations
for homesites.
[3]
Erodability on these soils is low to medium,
and erosion may be a problem on the C slopes.
(4)
Group IV: soils developed in coarse silts and loam
with a firm fragipan, nearly level through sloping.
(a)
Characteristics. The soils in this group are
well to moderately well-drained and occur mostly on the tops and sides
of drumlin hills. The soils are underlain by compact glacial till
and have a fragipan 16 inches to 30 inches below the soil surface.
These soils are moderately through very slowly permeable and have
a seasonal high water table at 1 1/2 feet through four feet. Bedrock
is usually below six feet. Soils included in this group are: 5A, 5B,
20B, 20C, 35A, 35B, 35C, 40B, 40C, 41B, 41C, 64B and 64C.
(b)
Use and requirements.
[1]
These soils may be used for on-site septic systems
that are adequately designed to overcome the noted limitations. These
soils have moderate to severe and severe limitations for on-site septic
systems. The Bath (40) and Swartswood (20) soils have a slowly permeable
layer at 24 inches to 30 inches, and the Troy (41), Wurtsboro (35)
and Braceville (5) soils have a slowly permeable layer at 16 inches
to 24 inches. If the well-drained layers are removed during grading
or if systems are installed below the well-drained layers, problems
can be expected. On-site investigation is necessary to determine site
conditions, with special attention given to time of year, and field
conditions under which tests are taken. (See New York State Department
of Health Bulletins.)
[2]
Buildings with and without basements may be
installed on these soils. In cases where buildings are installed deeper
than four feet on the Bath and Swartswood, and three feet on the Troy
and Wurtsboro, a free-flowing outlet should be provided. These soils
have slight to moderate limitations for buildings. The Castile (Braceville)
soils are influenced by the seasonal high table and position in the
landscape.
[3]
Erodability is low to medium on these soils,
and erosion may be a problem on the C slopes.
(5)
Group V: soils developed in heavy silts and clays,
nearly level to gently sloping.
(a)
Characteristics. The soils in this group are
moderately well-drained and occur in areas where glacial lake sediments
have accumulated. These sediments contain clay and heavy silts. These
soils are slowly permeable, very unstable and have a high shrink and
swell potential. The water table is from 1 1/2 feet to three feet.
Bedrock is generally below 6 feet. Slope ranges from 0% to 8%. Soils
included in this group are: 80A, 80B and 84B.
(b)
Use and requirements.
[1]
These soils may be used for septic systems,
if it is proven that the limitations as stated in the Soils Interpretation
Report for Orange County have been or will be overcome. These soils
have severe limitations for septic systems.
[2]
Buildings with and without basements may be
installed on these soils. In cases where basements are constructed
at depths greater than three feet, adequate foundation drainage to
a free outlet should be provided. These soils have slight through
severe limitations for homesites.
[3]
Erodability on these soils is high, and erosion
may be a problem on all slopes.
(6)
Group VI: soils developed in medium sands and silts
influenced by bedrock and surface stones, early level through sloping.
(a)
Characteristics. The soils in this group are
well- to moderately well-drained and occur on the tops and sides of
drumlin hills. The soils are underlain by compact glacial till and
have a fragipan that ranges from 16 inches to 30 inches. The soils
in this group have a surface stoniness condition and shallowness-to-bedrock
problem. On-site investigation is a must on these soils. Slope ranges
from 0% to 15%. Soils included in this group are: 22AC, 65AC, 77B,
77C and 020 BC.
(b)
Use and requirements.
[1]
In cases where deep pockets of Bath soils are
found in the Bath-Nassau complex unit (77), these soils may be used
for on-site septic systems if adequately designed. On-site septic
systems may also be used in cases where the extreme stoniness of the
Bath Swartswood (020) soils is found to be only a surface condition.
On-site investigation is necessary to determine the extent of stoniness
or the bedrock condition of these soils. The soils have severe limitations
for septic systems.
[2]
Buildings with and without basements may be
installed on these soils if adequate foundation drainage is provided
to a free-flowing outlet. These soils have moderate to severe limitations
for homesites.
[3]
Erodability on these soils is low to medium.
Erosion may be a problem on the C slopes.
(7)
Group VII: soils developed in silts, clays and very
fine sands that are wet, nearly level to gently sloping.
(a)
Characteristics. The soils in this group are
somewhat poorly drained and occur in concave areas in the glacial
till upland. These soils are very fine sands through silty clay loam
texture. Permeability is slow to very slow. The seasonal high water
table is 1/2 foot to 1 1/2 feet. Bedrock is generally six feet plus.
These soils are subject to ponding. Soils in this group are: 4A, 4B,
7, 25A, 42A, 42B, 81, 85A, 85B and 025B.
(b)
Use and requirements.
[1]
Septic systems shall not be installed on these
soils. (See the Soils Interpretation Report for Orange County.)
[2]
Homesites with basements shall not be installed
on these soils. Homesites without basements may be installed if adequate
drainage is provided to a free-flowing outlet.
[3]
Erosion on these soils ranges from low to high.
[4]
Red Hook (7) and Raynham (81) are placed in
this group, but, in some cases, these soils are subject to ponding
and flooding. On-site investigation is necessary to determine the
location of these soils on the landscape.
(8)
Group VIII: soils developed in silts that are influenced
by bedrock, nearly level through sloping.
(a)
Characteristics. The soils in this group occur
mostly in the rougher areas of the upland. The soils are underlain
by hard bedrock, and some areas contain exposed rock outcrops. In
most places, hardrock is found from 20 inches to 40 inches below the
soil's surface. Permeability is moderate to slow above the bedrock.
Where limestone bedrock occurs, severe cracks and voids in the rock
must be considered. Slope ranges from 0% to 15%. Soils included in
this group are: 3A, 3B, 3C, 48B, 48C, 75AB, 75C, 070BC, 071BC, 073AC,
074AC, 077AC and 080AB.
(9)
Group IX: soils developed in silts, clay and very
fine sands that pond, nearly level.
(a)
Characteristics. The soils in this group are
poorly to very poorly drained, with a seasonal high water table at
zero feet to 1/2 foot. These soils are located in flat concave areas
on the landscape. Permeability is very slow. A ponding condition will
occur during most of the year. In some areas these soils are located
along streams and are subject to infrequent flooding. Slope ranges
from 0% to 3%. Soils included in this group are: 8, 26, 43, 82, 86,
87, 97, 98 and 026.
(b)
Use and requirements.
[1]
Septic systems shall not be installed on these
soils.
[2]
Buildings shall not be installed on these soils.
These are ponding soils and give temporary storage during heavy rainfalls.
In cases where buildings are installed on these soils, the storage
eliminated by draining these areas should be replaced with holding
ponds so as not to increase runoff to areas below.
(10)
Group X: soils developed in very fine sands
and silts that flood, nearly level.
(a)
Characteristics. The soils in this group are
nearly level and are in the floodplains of stream valleys. All these
soils are subject to flooding with the lower-lying, poorly drained
soils being flooded most frequently. The seasonal high water table
fluctuates with the stream level. Permeability is moderate through
very slow. Slope ranges from 0% to 3%. Soils included in this group
are: 88, 89, 91, 92, 93, 99, 100, 101, 193 and 293.
(b)
Use and requirements.
[1]
These soils shall not have septic systems installed
on them.
[2]
Buildings with and without basements shall not
be constructed on these soils.
[3]
Red Hook (7) and Raynham (81) soils are placed
in Group VII, but, in some cases, these soils are located along small
streams and are subject to ponding and flooding. On-site investigation
is necessary to determine location of these soils on the landscape.
(11)
Group XI: soils developed in very fine sands,
heavy silts and clays, gently sloping.
(a)
Characteristics. The soils in this group are
well- to moderately well-drained and occur in areas where glacial
lake sediments have accumulated. These sediments are in layers composed
of silts, very fine sands and clay. These soils are slowly permeable,
very unstable and have a high shrink and swell potential. The water
table ranges from 1 1/2 feet to six feet. Erosion and sluffing on
these soils is severe. Bedrock is generally below six feet. Slope
ranges from 8% to 15%. Soils included in this group are: 78c, 79C
and 84C.
(b)
Use and requirements.
[1]
These areas shall not be used for on-site septic
systems except in cases where it can be proven that erosion and sluffing
will not occur, or necessary measures have been taken to prevent them.
[2]
Buildings with and without basements shall not
be installed on these soils except in cases where it can be proven
that erosion and sluffing will not occur, or necessary measures have
been taken to prevent them.
[3]
Erodability on these soils is high, and erosion
and sluffing may be a severe problem.
(12)
Group XII: soils developed in sands and silts
that are influenced by steep slopes, moderately steep to steep.
(a)
Characteristics. The soils in this group are
all soils that occur on slopes ranging from 15% through 25%. Slope
percentages in some units are combined. The range of these soils is
15% through 35%. These soils are rated rapid for surface runoff. Soils
included in this group are: 1D, 9D, 13D, 20D, 22DE, 38D, 39D, 40D,
64D, 65DE, 77D, 020DE, 070DE, 071DE, 074DE, 075DE, 076DE and 077DE.
(b)
Use and requirements.
[1]
Septic systems shall not be installed on these
soils.
[2]
Buildings shall not be constructed on these
soils except in cases where 50% of the area where the buildings are
to be constructed is less than 15% slope (or 4,000 square feet).
[3]
Erodability on these soils is low to medium,
and erosion may be a problem on the C slopes.
(13)
Group XIII: soils developed in sands, silts
and clays that are dominated by very steep slopes.
(a)
Characteristics. The soils in this group are
all soils that occur on slopes ranging from 25% through 45%. These
soils are rated very rapid for surface runoff. Soils included in this
group are: 01E, 20E, 22F, 40E, 65F, 84D, 020F, 071F, 074F, 076F and
077F.
(14)
Group XIV: soils developed in organic material,
nearly level.
(a)
Characteristics. The soils in this group occur
in depressional areas where surface organic materials are generally
five feet or greater. These areas are subject to either flooding or
ponding, and are covered with water most of the year. Soils included
in this group are: 94, 96, 194, 197, 294 and 295.
(15)
Group XV: water bodies and marshland. This group
consists of marshland and water bodies within Orange County. The marshland
has approximately one foot to two feet of water during most of the
year. All ponds and lakes are also included in this group. The mapping
unit in this group is 103.
It is the policy of the municipality that all
central sewer and water systems be owned and operated by the municipality.
It is required as a condition to final approval of the plat that where
central sewer and/or water systems are to be installed, that an improvement
district be legally formed or extended. Such systems with appurtenances
shall be offered for dedication to the Town, without cost to the Town.
A.
Water and sewage facilities.
(1)
Endorsement. The proposed subdivision plat shall be
properly endorsed and approved by the Orange County Department of
Health. Such endorsement and approval shall be secured by the subdivider
after approval of the preliminary plat by the Planning Board.
(2)
Local requirements. Approval from the Orange County
Department of Health shall constitute only the minimum requirement
necessary and, where considered essential by the Board, a public sanitary
and/or water system may be required for any subdivision.
(3)
The requirements contained in the "Greenville Sewage
Disposal Ordinance" approved by the Municipal Legislature of the Town
of Greenville, and as hereafter may be amended, shall apply, and all
sewage disposal systems shall be constructed in conformance thereto;
said Sewage Disposal Ordinance being attached hereto and made a part
hereof.[1]
[1]
Editor's Note: See Ch. 175, Sewers.
(4)
Dedication. Water and sewer mains and systems are
to be offered for dedication to the municipality and, upon acceptance
of the completed facility, shall be maintained by the municipality
and shall be located in the street rights-of-way or in perpetually
unobstructed sites or easements of a width adequate for servicing.
(5)
Connections. The developer shall be responsible, not
only for the laterals within the development, but also for any lines
or connections that may be necessary to bring the service to the development.
(6)
The Planning Board may require that prior to final
approval, the Municipal Engineer shall determine the capacity of a
well to adequately supply a development with water. In order to assure
adequate water supply for the safety, health and comfort of the residents,
a seventy-two-hour test shall be taken during which time an amount
equal to at least 600 gallons per dwelling unit shall be obtained
on a sustained basis.
B.
Standards for water systems.
(1)
All water mains over six inches in diameter shall
be Transite Ring Tite Pressure Pipe or equal.
(2)
All water mains under six inches in diameter shall
be cast iron to meet AWWA requirements.
(3)
Mains having a total length from source of supply
of over 2,000 lineal feet shall be six inches in diameter unless otherwise
approved by the Municipal Engineer.
(4)
Hydrants shall be installed on the end of system,
at the end of all branches and at eight-hundred-foot intervals throughout
the subdivision.
(5)
Hydrants shall be four-inch inlet as manufactured
by Eddy Valve Company, or equal, with two-and-a-half-inch nozzle connections
and one pumper connection.
(6)
Threads on nozzle connections of hydrants shall be
National Standard.
(7)
All water mains shall be valved in such manner that
repairs may be made without shutting down the entire system.
(8)
Corporation cocks shall be installed at a 45°
angle to the water main and not from the top of the main.
(9)
A curb box and cock shall be installed on each lot,
the same to be 18 inches inside the curbline and brought to finished
grade.
(10)
All valve boxes in street shall be brought to
finished grade line of said street.
(11)
All water mains shall be laid with a minimum
of four feet of cover.
(12)
All service lines to buildings shall be three-fourths-inch
type K copper tubing as manufactured by Chase Brass or equal.
(13)
All water mains shall be inspected by the Municipal
Sanitary Inspector or Municipal Engineer before any backfilling is
started.
(14)
A water meter shall be installed in each building,
the same to be as manufactured by Rockwell Meter Company or equal.
(15)
Before any water district is accepted by the
municipality, it shall meet with the approval of the Municipal Engineer
as to capacity, quality and output of water from wells.
(16)
In all instances, adequate chlorine equipment
shall be installed in the proper manner to safeguard water supply.
(17)
All water mains shall be tested to withstand
normal pressures plus 50%.
C.
Standards for sewage systems.
(1)
Minimum size of sanitary sewers shall be eight inches.
(2)
Sewers shall be of cement asbestos or vitrified clay
American Society of Testing and Materials (ASTM) Specifications (C-13).
(3)
Manholes shall be constructed at all changes in direction,
street intersections and otherwise at three-hundred-foot intervals.
(4)
All sanitary sewers shall be installed in accordance
with requirements and approval of the New York State Department of
Health.
(5)
Manholes shall be precast reinforced concrete or constructed
of eight-inch brick walls or eight-inch sewer blocks. If constructed
of blocks, the exterior of the manhole shall be plastered with three-fourths-inch
of cement plaster.
(6)
Iron steps shall be installed in the masonry and shall
not exceed 15 inches on center.
(7)
Twenty-four-inch heavy (highway-type) cast-iron tops
shall be installed over the masonry hole.
(8)
Sewer lines shall be inspected by the Municipal Sanitary
Inspector or Municipal Engineer before any backfilling is started.
(9)
All house sewer lines shall run from house to sewer
through cast-iron pipe or approved equal.
(10)
All sewage treatment plants shall be inspected
during construction and shall be subject to approval by the Municipal
Engineer before final acceptance.
(11)
Chlorine treatment for sewage plant shall be
gas-type as manufactured by Wallace and Tiernan or equal.
