Town of Queensbury, NY Design Standards

Monuments shall be reinforced concrete or stone four inches square, a minimum of three feet long.

There shall be a minimum of two monuments within each subdivision to control the location of lot corners and road lines. If these monuments are at road intersections or along road lines, they should not be set until the road has been constructed. They should be in position when the Town Highway Superintendent inspects the road prior to dedication.

The number of monuments to be set should depend on the size of the subdivision. In general, a pair of intervisible monuments should be set along each road.

The record map should show the location of the monuments to be set, along with the coordinate values and elevation of the top of each monument. The elevation of the monuments should be referred to sea level datum, as established by the United States Geological Survey or other governmental agencies.

(5)

If an elevation control monument does not exist within one mile of the subdivision, then the elevation shown on the United States Geological Survey topographic map, at the nearest road intersection, shall be used as a benchmark and so noted on the subdivision map.

Permanent markers. Each lot in the subdivision shall be indicated by permanent iron rod markers, set in the ground, designating each corner and change of direction.

§ A183-25 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, drainage, flood or other menace.

Topsoil moved during the course of construction shall be redistributed so as to cover all areas of the subdivision and shall be stabilized by seeding or planting. At no time shall topsoil be removed from the site without written permission from the Planning Board. There shall be a minimum of six inches of topsoil redistributed over all leach beds or fields.

To the fullest extent feasible, all existing trees and shrubbery and endangered/protected species shall be conserved by the subdivider. Special consideration shall be given to the arrangement and ultimate improvement or development of the lots to this end.

Property or any part thereof which has been clear-cut within the last five years will not be considered for subdivision.

Precautions shall also be taken to protect existing trees and shrubbery and protected plants or endangered species during the process of grading the lots and roads. Where there is a question as to the desirability of removing a group of trees which serves to add interest and variety to the proposed subdivision in order to allow for use of the land for a lot or lots, the Planning Board may, after proper investigation, require modification of such lots.

Where any land other than that included in public rights-of-way is to be dedicated to the public use, the developer shall not remove any trees from the site without written permission from the Planning Board.

Where a subdivision is traversed by a natural lake, pond or stream, the boundaries or alignment of said watercourse shall be preserved unless, in the opinion of the Planning Board, a change or realignment will enhance the development and beauty of the subdivision or the utilization of such features by the future residents of the subdivision. All proposed changes in watercourse alignment shall be in accordance with the Environmental Conservation Law.

Unique physical features, such as historic landmarks and sites, rock outcroppings, hilltop lookouts, desirable natural contours and similar features, shall be preserved, if possible.

The subdivider shall not be permitted to leave any surface depressions which will collect pools of water. This shall not preclude the use of retention or detention basins as part of a stormwater management program.

The subdivider shall not be permitted to leave any piles or mounds of dirt or other debris or materials around the tract. All surfaces shall be restored within six months of the time of the completion of the phase of the subdivision.

Floodplain.

Mapping. If any portion of the land within the subdivision is subject to inundation or flood hazard by stormwater, such fact and portion shall be clearly indicated on the preliminary and subdivision plats and a prominent note placed on each sheet of such map whereon any such portion shall be shown.

Use. Land subject to flooding and land deemed by the Planning Board to be otherwise uninhabitable shall not be planed for residential occupancy nor for such other uses as may increase danger to health, life or property or aggravate the flood hazard.

§ A183-26 Density.

The maximum number of buildable lots for a conventional subdivision shall be calculated as follows:

From the total area of the property to be subdivided, subtract:

Local, state, or federally regulated wetlands.

Water bodies, including but not limited to ponds, streams, rivers, etc.

Rock outcrops.

Slopes in excess of 20%, to include both natural and man-made slopes.

(5)

The area to be set aside for other public use, such as parkland.

(6)

The area to be occupied by the proposed streets or rights-of-way.

(7)

The area occupied by other public easements or rights-of-way across the property such as major power or telephone lines.

Then divide the resulting figure (the remaining acreage) by the density allowed in the zone in which the lots will be located specified in § 179-3-040 in the Town of Queensbury Zoning Law.

§ A183-27 Layout of streets and roads.

The Town streets and roads shall include both public and private streets and roads in all sections of these regulations.

Relationship to natural features.

All streets and roads shall be logically related to existing topography, soil, vegetation and other natural features and shall be coordinated into a logical and efficient system. All roads shall be arranged so as to obtain a maximum number of building sites at or above the grade of the roads.

Grades of roads shall conform as closely as possible to the original topography, except that in all cases the provisions concerning road grades of this article shall be observed.

Installation of all utility distribution and service lines shall be planned at the time road layout is determined. For these purposes, areas with steep slopes, shallow soils or a water table at or near the surface and soils that are highly susceptible to erosion or slippage shall be avoided insofar as is practical.

Road layout shall minimize stream crossings and be perpendicular to the stream, traversing existing slopes exceeding 25% measured perpendicular to the road. All stream crossings and stream bed disturbances shall comply with the design standards in § 179-6-050D(2)(f) of Town Code.

[Amended 5-1-2023 by L.L. No. 6-2023]

Easements. An easement shall be provided for all natural drainageways and all utility lines when such utility line or lines do not fall within a dedicated right-of-way. All easements shall be plotted on the preliminary plat and subdivision plat. A clause shall be inserted in the deed of each lot affected by an easement indicating that the easement exists and its purpose. Except as further required in this section, easements shall have a minimum width of 10 feet. Where a subdivision is traversed by a drainageway, channel or stream, a drainageway easement conforming substantially with the lines of such watercourse shall be provided. The easement shall be 20 feet wide or such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance. Where it is found that additional easement width is needed, the width shall be determined by the Planning Board. Prior to the completion of the roadway, all utility lines which are primarily intended to provide service to the lots within the subdivision shall be installed underground at a depth and at such location as will minimize the risk of interruption of services.

Intersections. In general, all streets and roads shall intersect so that for a distance of at least 100 feet each street is approximately at right angles to the street it joins. Local street intersections with collector streets or arterial highways shall be separated by at least 300 feet.

Special treatment along certain highways. When a subdivision abuts or contains a regional arterial highway, local arterial highway or collector highway, the Planning Board shall require that no new lots shall front or have direct access on such highway. In subdivisions of four lots or fewer, if the Planning Board finds the foregoing requirement not feasible, then new lots may be created on such highway, but the width for such lots shall be increased by 100% of the authorized density within the applicable zone. The 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 other such treatments as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. Provision of turnarounds shall be required on all lots fronting on arterial or collector streets.

Local streets. Subdivisions shall be so designed as to provide a street pattern which shall be based upon a local residential street pattern connected to a residential collector street system. Local streets shall be laid out so that their use by through traffic will be discouraged.

Dead-end streets. Dead-end or loop residential streets will be permitted wherever the Board finds that such type of development will not interfere with normal traffic circulation in the area. In the case of dead-end streets, 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, when the Board, in its discretion, feels such easement is necessary or desirable. Subdivisions containing 15 lots or more shall have at least two street connections with existing public streets. In the case of an internalized subdivision, the requirements for two entrances may be satisfied by a provision of a double-width (two times the standard road width) road from the main connecting street to the first intersecting street. A planted center island will be required in a double-width roadway, and an increase in the right-of-way will be required to provide for the planted center island. When a planted island is proposed, the subdivider shall indicate on the plan who shall maintain such.

Continuation of projection of certain streets. 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 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 Town Board, topographic or other conditions make such continuation or projection undesirable or impracticable, this requirement may be modified. Approved future connector links shall be dedicated at the same time the principal streets are dedicated.

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 distance shall also be determined with due regard for the requirements of approach grades and future grade separations.

Location. Streets shall follow low land, except wetlands, whenever feasible. When a subdivision street intersects an existing street, the Board may require the owner to improve the existing street within 100 feet of said intersection to meet the requirements of these regulations for intersection design.

Street design.

Curves.

A curve shall be required whenever a collector or local street deflects more than 10°. A curve shall be required for any deflection in an arterial street. The minimum center-line radius for horizontal curves shall be as follows:

	Street Type	Minimum Radius (feet)
	Collector	300
	Local	300
	Marginal access	250

A tangent of at least 50 feet shall be required between reverse curves, except where the topographical conditions of the site being subdivided would require a lesser radius or tangent without disturbing major portions of unexcavated soil and foliage.

Street grades.

Maximum street grades shall be as follows:

	Street Type	Maximum Grade
	Collector	8%
	Local	10%
	Marginal access	10%

Street grades shall not be less than 0.5%. Grades at street intersections shall be held to a maximum of 3% for a distance of 100 feet from the edge of pavement of the intersected street. Vertical parabolic curves shall be introduced at changes of grade exceeding an algebraic difference of 1% and shall provide the following minimum sight distances:

	Street Type	Minimum Sight Distance (feet)
	Collector	250
	Local	100
	Marginal access	100

Street intersections.

T-intersections shall be used in residential areas where practical. Intersections of more than two streets shall be prohibited. Intersecting streets shall be laid out so as to intersect at 90°. Any change in street alignment to meet this requirement shall be at least 100 feet from the pavement edge of the intersected street.

Street right-of-way lines and roadways at intersections shall be rounded with a radius determined from the following table by the higher type of street in the intersection:

Street Type	Minimum Right-of-Way Radius (feet)	Minimum Roadway Radius (feet)
Arterial	Varies	Varies
Collector	28	40
Local	10	20
Marginal access	5	20

Intersections with arterial streets shall be held to a minimum and preferably be spaced at least 1,000 feet apart.

(d)

Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.

Dead-end streets. Dead-end streets shall not be longer than 1,000 feet and shall be provided with a turnaround at the closed end, having a street right-of-way diameter of at least 140 feet and an outside edge of pavement diameter of at least 110 feet. Street length shall be measured from the point where the center line of the proposed road intersected with the right-of-way line for the existing road, thence along the center line of the proposed road the furthest point on the back side of the turnaround or loop. If an island is left in the turnaround, it shall be nearly level to facilitate snowplowing, and there shall be no curbs around the island. The turnaround pavement shall slope to the outside of the circle. The pavement radius at the entrance to the turnaround shall be at least 50 feet for symmetrical turnarounds and greater for offset turnarounds. When a street is extended beyond an intersection to make provision for its future extension, a temporary turnaround shall be provided at the end of the street unless no lots are served by the extension. The temporary turnaround shall meet the requirements for a permanent turnaround.

(5)

Street access. Access to arterial streets shall be restricted as far as practicable.

(6)

Street setbacks. Setbacks from existing streets shall be in accordance with the Zoning Law.[1]

[1]

Editor's Note: See Ch. 179, Zoning.

(7)

Fill slopes. Where streets are constructed on new fill, the side slopes of the fill shall be as follows:

	Fill Height (feet)	Slope (vertical to horizontal)
	0 to 6	1 to 4 or flatter
	6 to 12	1 to 3 or flatter
	Above 12	Not permitted

Guardrailing. Where streets are constructed on fills of greater than six feet in height, guardrailing shall be installed along the side of the road, eight feet from the edge of the roadway.

Street entrances to subdivision. In all subdivisions of 15 lots or more, at least two entrances to the subdivision from an existing public street shall be installed.

Street signs. The developer shall establish street name signs as approved by the Department of Transportation at appropriate locations as indicated by the Highway Department prior to street construction. (Street names should have a relationship to the subdivision name.)

Road surfacing.

Surfacing materials must be applied in the following manner:

Type 3 binder coat may be applied only when the ground surface is at least 40°.

Type 6 top coat may not be applied after October 20.

These requirements may be waived if, in the sole determination of the Town Highway Superintendent, unusual weather conditions make such requirements unnecessary.

§ A183-28 Layout of lots.

The lot size, width, depth, shape and orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

All lots shown on the subdivision plat shall at least comply with the minimum requirements of the Zoning Law[1] as to area and dimensions for the zone in which the subdivision is located. However, the Planning Board may use its discretion in determining lot sizes to ensure that the land shown on such plats 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.

[1]

Editor's Note: See Ch. 179, Zoning.

Each lot shall abut on a street built to the Town's specifications. The required frontage shall be consistent with the requirements of Chapter 179, and provide actual physical access to and from the lot to be built upon for purposes of ingress and egress to the lot by emergency vehicles, such as fire trucks and/or ambulances.

Corner lots shall have width sufficient for maintenance of required front yard building lines on both streets as required by the Zoning Law.

Side lines of lots shall be, as far as practicable, at right angles to straight streets and radial to curved streets.

Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, require modification of such lots.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Law and to provide for convenient access, circulation control and safety of street traffic.

Blocks intended for commercial or industrial use shall be designed specifically for such purposes, with adequate space set aside for off-street parking and delivery facilities.

The lot arrangement shall be such that in constructing a building in compliance with the Zoning Law there will be no foreseeable difficulties for reasons of topography or other natural conditions. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear except where such natural conditions exist that prohibit such resubdivision.

Driveway access grades shall conform to specifications as established by the Highway Superintendent. Driveway grades between the pavement and setback line shall not exceed 10%.

Lots facing on collector or arterial streets shall be of such dimensions as to permit a turnaround to allow resident automobiles to enter onto such collector or arterial street in a forward motion.

Where a tract is subdivided into lots substantially larger than the minimum size required in the zoning district in which a subdivision is located, the Planning 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.

§ A183-29 Grading.

Lots.

Grading of each building lot shall be such that positive surface drainage is provided for all areas. Minimum site grading slopes of 1% are required. Maximum site grades shall be one vertical on three horizontal, except specially landscaped areas which will not require mowing. Finished grade adjacent to building foundations shall be a minimum of one foot zero inches above the corresponding edge of pavement elevation, where practical.

Minimum grades adjacent to buildings shall be a minimum slope of 5% away from the building for a minimum of 10 feet on the side and rear of the structure and a minimum slope of 2% up from the edge of any road or drainage facility to the front of the structure. In addition, a minimum of six inches of block or foundation wall reveal shall be provided between the finished grade and the bottom of the siding.

Low lots. Lots having driveways sloping away from streets shall have driveways graded so as to provide a high point at or near the right-of-way of the street so as to prevent street runoff from entering the lot.

Retention of vegetation. Site grading (excavation and filling) shall minimize destruction of natural vegetation, the potential for erosion, sedimentation and stormwater runoff and shall protect the health, safety and welfare of neighboring properties and the general public.

Site grading shall not disturb the bank or shoreline of any lake, stream, pond or wetland without a permit required by the New York State Department of Environmental Conservation.

Site preparation and construction activities shall not result in the encroaching on or blocking or restriction of swales, storm sewer systems, wetlands or surface waters.

All fill material shall be of a composition suitable for fill and free of brush, stumps and other debris. No organic material shall be disposed of on site.

§ A183-30 Erosion control.

Erosion, sedimentation and stormwater runoff shall be controlled prior to, during and after site preparations and construction in conformity with Town Code Chapter 147, Stormwater Management.

§ A183-31 Storm drainage.

General. Storm drainage shall be controlled prior to, during and after site preparation and construction in conformity with Chapter 147, Stormwater Management.

Supplementary requirements.

General.

A storm drainage plan must be approved by the Highway Superintendent and the Planning Board. Such plan shall encompass all drainage elements for the drainage of the subdivision, areas feeding the subdivision and areas downstream from the subdivision. Said plan should be submitted with evidence of the use of acceptable engineering standards.

Drainage plans and facilities in any new development shall be designed with the goal of minimizing runoff and the potential for any structural damage due to flooding.

Drainage patterns and points of stormwater discharge from the subdivision should be the same as before construction. Water retention or detention basins should be used when required to maintain preconstruction stormwater discharge rates.

Design of storm sewer systems. Manholes shall be provided at intervals not exceeding 300 feet. The manhole details shall be in accordance with the standard detail sheets.

Design of open channels and culverts.

Driveway culverts shall be approved by the Highway Superintendent and be a minimum of 12 inches in diameter and shall have a minimum cover of 12 inches from edge of the driveway pavement to the top of the pipe. All driveway culverts shall be provided with end sections.

The design of new development adjacent to existing or new drainage channels shall be done in a manner such that full, usable side and back yard areas are maintained. In instances where easements are required on a drainage channel, the side and rear setback areas specified by zoning shall not include any area within an easement for an open channel. This restriction does not apply to closed storm sewer systems.

On new or existing drainage channels where easements to the Town are required, a minimum ten-foot-wide level area at the top of one side of the channel bank will be required for the purposes of future maintenance.

(d)

Drainage easements of a minimum 20 feet in width shall be provided to the Town for all storm sewers and channels located outside the street right-of-way.

Development adjacent to Hudson River, Halfway Brook, Factory Brook, Old Maid's Brook, Rush Pond, Mud Pond, Dream Lake, Glen Lake or Dunham's Bay Wetland. Particular care shall be taken regarding any development adjacent to the floodplains for the Hudson River, Halfway Brook, Factory Brook, Old Maid's Brook, Rush Pond, Mud Pond, Dream Lake, Glen Lake or Dunham's Bay Wetland. All structural openings to new buildings shall be a minimum of two feet above the most recent estimate of the one-hundred-year-frequency flood, as specified on the Hudson Flood Prone Areas Map. The Town reserves the right to require more stringent requirements, depending on the nature and location of the proposed development. For all development adjacent to the floodplains for the Hudson River, Halfway Brook, Factory Brook, Old Maid's Brook, Rush Pond, Mud Pond, Dream Lake, Glen Lake or Dunham's Bay Wetland, the intermediate regional flood level (one-hundred-year-frequency storm) shall be clearly shown on each site plan sheet within the floodplain.

§ A183-32 Sanitary sewage disposal.

Sanitary sewers.

Where an existing sanitary sewer is within 1,000 feet of the proposed subdivision, the developer shall submit a request to the Wastewater Department and Town Board to extend such sanitary sewer at the developer's expense to adequately accommodate the proposed subdivision.

All elements of the sanitary sewer system must be approved by the Wastewater Department and Town Board. The proposal shall be constructed in accordance with the Town's Standard Specifications for Sanitary Sewer Connections, New York State DEC regulations and all other local/regional agencies which have jurisdiction.

Installation of sanitary sewers shall be planned at a time when the road layout is determined.

Individual septic systems. Where the daily discharge of sanitary sewage into an individual system for an individual residential structure is less than 1,000 gallons per day per structure, the waste treatment (septic) system shall be designed and constructed according to the provisions and standards of the Waste Treatment Handbook, Individual Household Systems [Section 201(1)(1) of the Public Health Law, Appendix 75-A or its succeeding regulations], New York State Department of Health Division of Sanitary Engineering.

Combined septic systems. Where the daily discharge from a structure or group of structures or units into a single sewage treatment system exceeds 1,000 gallons per day, the standards and approval of the New York State Department of Environmental Conservation or the Town of Queensbury, whichever is more restrictive, will be required.

§ A183-33 Water systems.

General.

Where an existing water main exists within 1,000 feet of the proposed subdivision, a request to the Town to connect to the Town water supply system shall be submitted to the Water Department.

All components of the water system shall meet the requirements of the Queensbury Water Department Design and Construction Standards and of the Rural Water Supply Manual of the New York State Department of Health.

Water supply. A source of supply shall be developed which will yield 100 gallons per resident in approximately 16 hours over a prolonged period of time without disturbing the normal groundwater reserve.

Water quality. Water supplies for community water systems shall meet all requirements of the New York State Public Drinking Water Standards.

Hydropneumatic pressure system. Pumps, tanks and accessory equipment shall provide adequate pump capacity and pressure with one-day storage.

§ A183-34 Tree cutting and planting.

Tree cutting.

Subdivisions adjacent to, abutting or including streams, wetlands, rivers or lakes shall comply with shoreland cutting restrictions established in the Zoning Law.[1]

[1]

Editor's Note: See Ch. 179, Zoning.

Clearing shall be limited to the extent required for regrading or provision of utilities only as approved by the Planning Board.

All clear-cutting operations must make provision for protection against erosion in accordance with this article and Chapter 147 of the Code of the Town of Queensbury.

Landscaping and ground cover.

All disturbed areas which are not covered by structures or paving shall be properly seeded by the developer.

The developer shall provide a landscaping scheme for the entire subdivision. Each lot shall be provided with a minimum of two trees. This requirement may be waived by the Planning Board in wooded areas where the subdivider intends to maintain existing trees.

Individual property owners may, by written agreement with the subdivider and builder, seed and landscape their yards independently.