Town of Brutus, NY Required Improvements

Construction phase. An erosion and sediment control plan for the construction phase of the plat shall be prepared by the applicant and approved by the Planning Board after review by the Cayuga County Soil and Water Conservation District.

A drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part.

Drainage requirements (grading). The subdivider shall grade each subdivision in the following order to establish street, block and lot grades in their proper relation to each other and to the topography.

Trees.

As many trees as can be reasonably utilized in the final development plan shall be retained and the grading adjusted to the existing grade at the streets.

Trees shall be provided in all residential subdivisions of a type compatible with local conditions. Such trees shall be planted in the front yard setback area spaced at intervals of not more than 50 feet. The size, type and species of such trees shall be approved by the Planning Board.

Street improvements; streetlights. Street signs, streetlighting and fire alarm signal devices shall be provided at appropriate locations on all streets. The type, height and design shall be approved by the Planning Board.

Sewer and water facilities. Sewer and water facilities shall meet the requirements of the Cayuga County Health Department.

Public sites and sidewalks.

Where reasonable and desirable, the Planning Board may require sidewalks, the design of which shall be determined following discussion with the developer. In general, sidewalks will be required where there is a reasonable belief that traffic flow will be sufficient to threaten the safe movement of pedestrians within the subdivision.

The Planning Board may, as it deems appropriate, require the placement of parks, playgrounds and open space with the subdivision. When such facilities are required, they shall be shown on the required plat and be in conformance with the town's comprehensive land use plan. (See § 108-23A.)

The following tables may serve as a guide for the development of open space areas.

Single-Family Residential Uses
Average Lot Area for Residential Uses (square feet)	Land Area Required for Public Use (acres per gross acre in subdivision)
43,561 or more*	0.06
20,001 to 43,560*	0.07
12,001 to 20,000*	0.08
8,001 to 12,000*	0.09
Less than 8,000*	0.10
*NOTE: The Planning Board may vary these requirements.

Non-Single-Family Residential Uses
Type of Use	Land Area Required for Public Use (acres per gross acres in subdivision)
Multifamily	0.12*
Industrial	0.05*
Business	0.05*
*NOTE: The Planning Board may vary these requirements

Monuments.

Monuments shall be placed by the subdivision so that scored or marked point shall coincide exactly with the intersection of the lines to be marked and shall be set so that the top of the monument is level with the surface of the surrounding ground.

Concrete markers shall be provided at all four corners of each lot on the center of the marker designated four inches in diameter and 30 inches deep. Monuments shall be set at the intersection of all lines forming angles in the boundary of the subdivision.

§ 108-25 Construction requirements; inspections.

Preconstruction meeting and work schedule. A preconstruction meeting shall be held with the Planning Board and Town Board prior to the commencement of any project. At this time the project will be discussed in regard to procedure, plats, materials, inspections, etc.

Construction inspections. The Brutus Highway Superintendent shall be responsible for the inspection of all street and drainage construction. The Cayuga County Health Department shall be responsible for the inspection of all sanitary sewer and water systems that fall under this or its authority.

§ 108-26 Water supply.

Provision of water supply. Where public water supply, in the opinion of the Planning Board, is reasonably accessible, the subdivision shall be provided with a complete water distribution system, including a connection for each lot and appropriately spaced fire hydrants which shall not be greater than 500 feet apart, in accordance with Town fire specifications. Where public water supply is not within reasonable distance, an alternate supply approved by the County Health Department shall be furnished.

Location of water lines. Where public water lines are installed, all such water lines shall be located between the curbline and the property line within any street right-of-way.

§ 108-27 Sanitary sewer system.

Public sewer system. Where the public sanitary sewer, in the opinion of the Planning Board, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the public system.

On-lot sewage and water tests.

Where evidence indicated that the minimum lot size requirements specified in other sections of these regulations or in any applicable zoning ordinance are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Planning Board may require that the subdivider request the State Department of Health to make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. In all such cases, a certificate from such Health Department indicating that the proposed facilities are adequate shall be prerequisite to final approval of the plan.

Capped sewers. Where the municipality has a plan for extending the public sanitary sewer system into an area that is being subdivided, and it is reasonably expected that the area will be served by the public system within a period of five years, capped sewers shall be installed to adequately serve all lots in the proposed subdivision.

Location of sewer lines. Whenever sanitary sewers are provided, they shall be located on the side of any street right-of-way as is reasonably possible, and all such sewer lines shall provide service connections to the property line of each and every lot, said service connections being properly capped.

Type of sewer system. No combined sanitary and storm sewer systems will be permitted.

Manholes. Sanitary sewer manholes will be provided at all changes in grade and direction, and in no instance shall the distance between said manholes exceed 400 feet.

§ 108-28 Storm sewers.

Provision of storm sewers. Storm sewers and related drainage facilities shall be installed, if in the opinion of the Town Highway Superintendent and/or other applicable regulatory agencies, it is deemed necessary to provide adequate drainage for the subdivision. Such facilities shall provide a clear channel adequate to handle runoff from a ten-year storm.

[Amended 4-8-1996 by L.L. No. 1-1996]

Purpose of storm sewers. When storm sewers, culverts and related installations are provided, they shall be designed as follows:

To permit unimpeded flow of natural watercourses;

To ensure adequate drainage of all low points along the line of streets; and

To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained and at all intersecting streets.

Special problems. In the design of storm sewage installations, special consideration shall be given to avoidance of problems which may arise from concentration of stormwater runoff over the adjacent properties.

Construction standards. The applicant shall provide a certified plan from the engineer that all drainage structures, culverts, boxes, grates, etc., shall conform to the state, county and local laws, rules and regulations.

[Amended 4-8-1996 by L.L. No. 1-1996]

§ 108-29 Other utilities.

Electric power, telephone and television community antenna lines. All subdivisions shall have easements provided for the installation of electric power and telephone utility lines to serve each and every lot, and provision shall be made, when necessary, for the location of television community antenna lines to be installed in said easements. Electric power and telephone utility lines shall be installed underground.

Gas transmission lines. When any subdivider proposes to provide gas transmission lines within a subdivision, said gas transmission lines shall be installed underground between the curbline and the property line of any street right-of-way located on the opposite side of the street from water lines.

§ 108-30 Powers and duties of inspectors.

Inspectors shall be authorized to inspect any work done and all material furnished. Such inspection may extend to all or any part of the work and to the preparation, fabrication or manufacture of the materials to be used. The inspector shall not be authorized to revoke, alter or waive any requirements of the specifications or plats. He shall be authorized to call to the attention of the contractor any failure of the work materials to conform to the specifications and contract. He shall have the authority to reject materials which do not meet specification requirements or suspend the portion of the work involved until any question at issue can be referred to and decided by the Town Board.

Inspection during the installation of improvements may be made by the inspector to ensure conformity with the approved plans and specifications as in the subdivider's construction agreement.

§ 108-31 Final inspection.

Upon completion of all the improvements, the subdivider shall request, in writing, a final inspection. The Brutus Highway Superintendent shall make a final inspection of streets and drainage improvement. The Cayuga County Health Department shall make a final inspection of all sanitary sewer and water systems that fall under its authority.

§ 108-32 Responsibilities of subdividers.

Cooperation of subdivider and/or contractor. The subdivider and/or contractor shall have available on the project at all times two approved copies of all required plats and specifications. He shall cooperate with the inspector and with other contractors in every way possible.

Repair of damage. Any damage to the improvements by construction traffic, local traffic or by any other means shall be repaired or the damaged materials replaced before the next item of construction is begun.

Final cleaning up. Upon completion of the work and before acceptance, the subdivider and/or contractor shall clean all ground occupied or affected by him in connection with the work. The entire area shall be left in a neat and presentable condition satisfactory to the inspector.

Maintenance of improvements on dedicated streets. The subdivider shall be responsible for the maintenance of the improvements during the construction period and shall be responsible for providing the services necessary to guarantee access to all occupied lots until final acceptance of the improvements by the Town Board. The subdivider shall be notified by the Town Board of the need for said maintenance or service. If the subdivider fails to perform such necessary maintenance or service within a time specified by the Town Engineer, the Town Engineer may perform said maintenance or service and bill the subdivider for said service. Payment shall be guaranteed by the performance bond. In addition, the subdivider shall maintain all improvements for such periods specified as in § 108-27D.

§ 108-33 Agreements and guaranties; insurance requirements.

All bonds and insurance required under this section shall be secured from companies authorized to transact business in the State of New York and shall be deposited and remain at all times with the Clerk of the town.

Construction agreement.

To assure construction and installation of improvements required by these regulations, the subdivider shall execute a construction agreement with the Town Board in form and substance as determined by the Town Engineer and approved by the town's legal counsel.

This agreement shall provide that all such improvements shall be constructed and installed at the subdivider's expense in compliance with the standards of each of the various types of improvements; such improvements shall be available to and for the benefit of the lands within the subdivision; and that such improvements will be completed and installed within a reasonable period determined by the Town Board. Any further provisions that the Town Board, on the advice of its legal counsel, may deem necessary in the public interest may be added.