Town of Stafford, NY Design Standards

Streets. The following regulations shall govern the layout of streets.

Subdivisions shall be so designed as to provide a street pattern which is curvilinear in design. The design of the street pattern shall be based upon a local residential collector street system.

(2)

The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas, or their proper extension where adjoining land is not subdivided, at the same or greater width, as may be deemed necessary for public requirements.

(3)

Local residential streets shall be designed to discourage through traffic.

(4)

All right-of-way street widths and street roadways shall be measured at right angles or radial to the center line of the street and shall not be less than 66 feet in width. Roadways shall have a minimum of two lanes, each of which shall be 12 feet or wider as specified by the Town Highway Superintendent.

(5)

Whenever possible, streets should intersect at right angles and not intersect at angles of less than 60°, unless approved by the Planning Board.

(6)

Roadways shall be designed and constructed so as to be acceptable to the Town Highway Superintendent.

(7)

All proposed subdivisions shall be designed to provide access to adjacent properties. When a proposed subdivision abuts an existing subdivision, the subdivider shall make every attempt to design the street system of the proposed subdivision to connect with dead end or stub streets of the existing subdivision.

(8)

The following standards shall apply to cul-de-sac streets:

(a)

A cul-de-sac should be designed and graded, if possible, so that it drains toward its entrance.

(b)

Unless there is the expectation of extending the street through to the adjoining property, a cul-de-sac street shall not be placed so that it backs on the property line of the subdivision.

(c)

All culs-de-sac shall have a turn around at the end of the street which shall have a right-of-way radius of 80 feet. The curb at the turn shall have a minimum radius of 70 feet.

(9)

If a dead end street is of a temporary nature, a turnaround shall be provided and provision made for future extension of the street and the reversion of the excess right-of-way of such temporary turnaround to the adjoining properties.

(10)

New half or partial streets shall not be permitted, except that wherever a proposed subdivision borders a half or partial street, the Planning Board may require that the other part of the street be platted in the proposed tract if it is found that such a requirement would increase the effectiveness of the circulation system in the area.

(11)

Multiple intersections involving a junction of more than two streets shall be prohibited.

(12)

Arterial streets shall not intersect with local residential streets and residential collector streets less than 800 feet apart, measured from center line to center line.

(13)

To avoid confusion, no street shall have a name which will duplicate or nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All proposed street names are subject to approval of the Planning Board which may consult with such sources as the U.S. Postal Service, Genesee County Emergency Dispatch Center, state and county law enforcement agencies, and the Stafford Volunteer Fire Department.

(14)

The minimum radius of horizontal curve, minimum length of vertical curves, and minimum length of tangents between reverse curves shall be in accordance with specifications established by the Town Highway Superintendent and/or Town Engineer, said items shall be approved prior to final approval of the final plat by the Planning Board.

(15)

New streets shall be so located to provide adequate sight distance on any adjacent public road in both directions from the interior road in accordance with the current edition of the American Association of State Highway and Transportation Officials (AASHTO).

(16)

New streets shall not be placed so as to intersect another street directly opposite an existing residence.

Lots. The following regulations shall govern the layout of lots.

(1)

All lots shown on the final plat must conform to Chapter 182, Zoning, as to area and dimensions, for the zone in which the subdivision is located. In the event § 278 of the Town Law is utilized, however, the Planning Board may use discretion in determining lot sizes.

(2)

Each lot shall abut on a street in the final plat or an existing publicly dedicated street.

(3)

Corner lots shall be of sufficient size to meet the minimum building line, lot width and yard setback requirements of Chapter 182, Zoning, for each street.

(4)

Where extra width has been provided/dedicated for widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.

(5)

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

(6)

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

(7)

Block length and width or acreage within boundary roads shall be sufficient to meet the lot area requirements of Chapter 182, Zoning, and to provide for convenient access; circulation control and safety of street traffic.

(8)

Lots 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.

Utility easements.

(1)

Easements shall be provided for utilities where they do not fall within a dedicated right-of-way. All such easements shall be plotted on the sketch plan, preliminary plat and final plat. Unless otherwise provided in this section, easements shall have a minimum width of 20 feet.

(2)

To the extent possible, easements shall be centered on or adjacent to rear or side lot lines.

(3)

Also, all utilities which are primarily intended to provide service to the lots within the subdivision shall be installed underground at a depth and at such locations as will minimize risk of interruption of services.

Stormwater drainage, erosion and sediment control measures and easements. The Planning Board shall refer all residential subdivision proposals to the Genesee County Soil and Water Conservation District (SWCD) and/or the Town Engineer for their review as to the acceptability of proposed drainage, erosion and sediment control measures both during construction phases and after completion. Such review shall be based upon the U.S. Natural Resources Conservation Service (NRCS) TR-55 system or an acceptable equivalent. All easements deemed necessary to maintain either natural or man-made stormwater drainage, erosion and/or sediment control measures shall be provided and plotted accordingly on the final plat.

Landscaping and ground cover.

(1)

All lots which are not covered by structures or paving shall be properly seeded or landscaped by the subdivider pursuant to plan. These lots are to be maintained by the landowner.

(2)

Each lot shall be provided with a minimum of two trees of a size and species which is acceptable to the Planning Board. This requirement may be waived by the Planning Board in wooded areas where the subdivider intends to maintain existing trees.

(3)

Individual landowners may, by written agreement with the subdivider and/or builder, seed and landscape their yards independently.

(4)

When a proposed subdivision borders upon an existing commercial or industrial establishment, or any other use which, in the opinion of the Planning Board, may be visually detrimental to the tranquility of the future residents of the subdivision, the Planning Board may require installation and some form of acceptable maintenance of a landscape screen to protect the subdivision from the visually incompatible use.

Preservation of natural features.

(1)

Topsoil moved during the course of construction shall be redistributed so as to provide a minimum depth of six inches of cover to 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.

(2)

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 Town 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 New York State Environmental Conservation Law.

(3)

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

(4)

All surfaces, including hills or mounds of dirt, shall be removed and/or restored within six months of the time of the completion. This requirement shall apply only to completed sections of a subdivision.

(5)

The subdivider shall not be permitted to leave any surface depressions which will collect pools of water.

(6)

The location of trees with a diameter of eight inches or more, as measured three feet above the base of the trunk, shall be shown on the subdivision plat. No such trees shall be removed unless the tree is within the right-of-way of a street as shown on the final plat or its removal has been approved by the Planning Board.

Floodplains.

(1)

Mapping. If any portion of the land within the subdivision is subject to inundation or flood hazard by stormwater, such fact and area shall be clearly delineated on the preliminary plat and final plat wherever such area is shown.

(2)

Use. Land subject to flooding, and land deemed by the Planning Board to be otherwise uninhabitable, shall not be platted for residential occupancy or for such other uses so as to increase danger to health, life or property, or aggravate the flood hazard.

Self-imposed restrictions. The subdivider may place restrictions on the development greater than those required by Chapter 182, Zoning. Such restrictions, if any, shall be indicated on the final plat.

Parks, playgrounds or open space.

(1)

Land shall be reserved for park, playground, open space or other recreational purposes in locations designated on the Town's recreation or comprehensive plans, if any, or elsewhere, where the Planning Board deems that such reservations would be appropriate. Each reservation shall be of an area equal to 10% of the total land area within the subdivision. The area to be preserved shall possess the suitable topography, general character and adequate road access necessary for its recreational purposes.

(2)

Where the Planning Board requires land to be set aside for parks, playgrounds, open space, or other recreational purposes, such site shall be graded, loamed, and seeded, and the Planning Board may require it to be fenced.

(3)

Waiver of requirement; recreational fee.

(a)

The Planning Board may waive the requirement for including land for recreational purposes if such land cannot be properly located in the subdivision, or if the Planning Board is of the opinion that such use is not desirable.

(b)

In such event, the Planning Board shall then require a payment to the Town per gross acre of land which would have otherwise been acceptable as a recreational site as provided for in NYS Town Law § 277. This per-gross-acre recreational fee shall be established by separate resolution of the Town Board.