The design standards and requirements set forth in this article
shall be observed as minimums by the subdivider in the design of each
subdivision within the Town of Delaware. The Planning Board may require
more restrictive standards where necessary to protect the health,
safety and welfare of the public and where circumstances unique to
the property so dictate.
A.
Zoning Law compliance. The subdivision shall fully comply with the provisions of Chapter 220, Zoning.
B.
Hazardous areas. Those areas which are subject to such hazards of
life, health or property as may arise from fire, flood or noise, or
are considered to be uninhabitable for other reasons may not be subdivided
for building purposes unless the hazards have been eliminated or the
plans show adequate safeguards correcting the hazards. In addition
to the Zoning Law and the Town Master Plan, information for determining
and evaluating potential hazards may include references to historical
records, soil evaluations, engineering studies, expert opinions, established
standards used by licensed insurance companies, and federal, state
or local policies, such as, but not limited to, established floodplain
lines. The burden of proving a particular parcel is suitable for subdivision
or building purposes shall be upon the proponent thereof.
C.
Tract and area-wide design. All portions of a tract being subdivided
shall be taken up in lots, streets, public lands or other proposed
uses, so that remnants and land-locked areas shall not be created.
The layout of a subdivision shall also be planned with consideration
to existing nearby developments or neighborhoods, so that the development
is coordinated in terms of traffic movement, drainage and other reasonable
considerations including aesthetic concerns.
D.
Natural features. In all subdivisions, care shall be taken to preserve
natural features such as trees, watercourses, views and historical
features which will add attractiveness and value to the remainder
of the land. Damming, filling, relocating or other interference with
the natural flow of surface water along any surface water drainage
channel or natural watercourse shall not be permitted except with
the approval of the New York Department of Environmental Conservation
and other agencies with jurisdiction.
E.
Burden of proof. The burden of proving a particular parcel is suitable
for subdivision shall be upon the developer.
A.
Blocks.
(1)
Length. Blocks shall ordinarily not exceed 2,000 feet in length.
(2)
Width. Blocks shall be of sufficient width to permit two tiers of
lots of appropriate depth, except where an interior street parallels
a major street or where it backs up to a railroad, creek or other
natural barrier or unsubdivided area.
(3)
Interior streets. Where a subdivision adjoins a major state or county
highway, the greater dimension of the block shall front along said
highway, and interior streets may be required to minimize the number
of points of access. Such streets may be required whenever topographic
conditions, traffic density or lack of proper sight distance dictate
for reasons of health and safety. Any subdivision of five lots or
more with frontages averaging less than 150 feet along the highway
or any subdivision of property in a Commercial Zoning District may
be subject to this requirement, if the Planning Board determines,
after inspection, that it is necessary for the above-stated reasons.
(4)
Culs-de-sac. Cul-de-sac streets, permanently designed as such, shall
not exceed 1,200 feet in length. Cul-de-sac streets shall have at
the closed end a turnaround with the right-of-way having a minimum
outside radius of not less than 50 feet and shall be paved to a radius
of not less than 40 feet. Drainage of culs-de-sac shall preferably
be toward the street end.
B.
Lots.
(1)
Lot lines. All side lines of lots shall be at approximate right angles
to straight street lines and radial to curved street lines, except
where a variation to this rule will provide a safer layout or improve
the orientation of the lots for purposes of solar access. Panhandle
lots with limited road frontage shall generally not be permitted.
(2)
Double frontage. Double frontage lots shall ordinarily not be planted,
except as specifically provided herein. In that event a planting strip
of at least 20 feet in width may be required along the back of the
lot.
(3)
Land remnants. Remnants of land shall not be permitted. All land
in a subdivision shall be incorporated into lots, areas of improvements
or designated common area.
(4)
Corner lots. Corner lots shall have a lot width of at least 100 feet
on each right-of-way. Either of the two sides of a corner lot may
be designated as the front, provided the rear yard shall always be
opposite the frontage so designated. All corner lots shall have a
curve with a minimum radius of 25 feet joining the intersecting right-of-way
lines.
(5)
Street frontage. All lots shall front on a public or private street
(existing or proposed).
(6)
Zoning standards. In all cases, the dimension standards contained within Chapter 220, Zoning, shall apply to all lots created.
(7)
Markers. The corner of each lot shall be marked to permanently and
accurately define the metes and bounds of the block and lots created.
(8)
Building lots. Each lot shall contain a suitable area in terms of
topography and other natural conditions for construction of the proposed
building type in compliance with Town Law and the New York State Uniform
Fire Prevention and Building Code without foreseeable difficulties.
All lots intended for single-family residential dwellings shall contain
a buildable portion with a dwelling site and sewage disposal site
of not less than 10,000 square feet; 5,000 square feet when served
by public or community sewage disposal. The buildable area shall be
situated to permit the siting of the dwelling while meeting all code
requirements and shall have an average slope of 15% or less.
(9)
Municipal boundaries. Lot lines shall follow municipal and county
boundary lines rather than cross them.
(10)
Reserve strips. Reserve strips controlling access to lots, public
rights-of-way, public lands or adjacent private lands are prohibited.
A.
Dedication. Not less than 10% of the gross area of the entire tract,
exclusive of watercourses, lakes or ponds, shall be reserved for common
open space and the recreational use of the residents of that subdivision
or the general community. The minimum size of any dedicated area shall
be one acre.
B.
Waiver. This requirement may be waived in instances where the average
lot size is two acres or more and less than 25 lots are created or
where the Planning Board determines that such common area would be
undesirable or unreasonable due to the size, topography or location
of the subdivision.[1]
C.
Types and configuration of facilities. The following and similar
facilities shall satisfy the requirement for common open space: swimming
pools, tennis courts, riding and cycling paths, playgrounds, community
centers, and other open areas. Such areas designated for play lots,
parks and other outdoor recreational facilities shall be of a size,
shape and other physical characteristics so as to be free of health
and safety hazards and suitable for the designated use.
D.
Dedication. Common open space so designated and developed and intended
for public dedication shall not be deemed to be accepted by the Town
until a resolution accepting such open space is adopted by the Town
Board.
All subdivisions shall be served with an adequate water supply
meeting the following standards:
A.
Service required. All residential, commercial and industrial lots
shall contain a suitable area for an on-site water supply well or
be served by an approved off-site water supply system.
B.
Public water supply.
(1)
Availability. When a proposed subdivision is located within an existing
water district or where a public water supply is available within
reasonable proximity, generally 1,000 feet of the proposed subdivision,
the developer shall construct a system of water mains and connect
with such system and provide a connection for each lot, provided capacity
is available and necessary agreements with the water district or public
system owner. The developer shall absorb all costs associated therewith.
Suitable agreements shall also be established for the design, specifications,
construction, ownership and maintenance of such distribution system,
and shall be submitted to the Planning Board for approval prior to
final approval of the subdivision.
(2)
Design. Plans and specifications for the extension of an existing
system shall be prepared by a professional engineer and shall conform
to accepted engineering practices and requirements of the system operator
as well as the Town of Delaware and New York State Department of Health
and Department of Environmental Conservation standards.
C.
Community water supply.
(1)
Design. When a new or connection to an existing private community
water supply is proposed, plans and specifications shall be prepared
by a professional engineer and shall conform to accepted engineering
practices as well as the Town of Delaware and New York State Department
of Health standards. The system shall be designed to furnish adequate
main sizes and, if deemed necessary by the Planning Board, fire hydrants
located to meet the specifications of an appropriate electrical inspection
person or agency, as determined by the Town and the local fire district.
Suitable agreements shall also be established for the design, specifications,
construction, ownership and maintenance of such distribution system,
and shall be submitted to the Planning Board for approval prior to
final approval of the subdivision.[1]
(2)
Capacity. The subdivider must demonstrate ability to provide a minimum
of 75 gallons of water per capita or 150 gallons per bedroom per day
for each single-family residential dwelling unit or equivalent to
be serviced.
(3)
Installation. New wells shall be sited, drilled and tested under
the direct supervision of a professional engineer or a professional
groundwater geologist.
(4)
Location. Any new community water supply well shall be located on
a reserved parcel of adequate size and suitable configuration to provide
for necessary access for operation and maintenance in accord with
New York State Department of Health and Department of Environmental
Conservation requirements.
All subdivisions shall be served with adequate sewage disposal
systems meeting the following standards:
A.
Service required. All residential, commercial and industrial lots
shall contain suitable areas for on-lot sewage disposal systems or
be served by an approved off-site sewage disposal system.
B.
Public sewage systems.
(1)
Availability. When a proposed subdivision is located within an existing
sewer district or where a public sewage disposal system is available
within reasonable proximity, generally 1,000 feet of the proposed
subdivision, the developer shall construct a collection and conveyance
system and connect with such system and provide a connection for each
lot, provided capacity is available and necessary agreements with
the sewer district or public system owner. The developer shall absorb
all costs associated therewith. Suitable agreements shall also be
established for the design, specifications, construction, ownership
and maintenance of such system, and shall be submitted to the Planning
Board for approval prior to final approval of the subdivision.
(2)
Design. Plans and specifications for the extension of an existing
system shall be prepared by a professional engineer and shall conform
to accepted engineering practices and requirements of the system operator
as well as the Town of Delaware and New York State Department of Environmental
Conservation and Department of Health standards.
C.
Community sewage disposal system.
(1)
Requirement. Community sewage disposal systems are required for all
residential, commercial and industrial lots outside sewer districts
where soil conditions are unsuitable for on-lot subsurface sewage
disposal systems according to New York State Department of Health
and Department of Environmental Conservation standards as certified
by a professional engineer.
(2)
Design. When a new or connection to an existing private community
sewage disposal system is proposed, plans and specifications shall
be prepared by a professional engineer and shall conform to accepted
engineering practices as well as the Town of Delaware and New York
State Department of Health and Department of Environmental Conservation
standards. Suitable agreements shall also be established for the design,
specifications, construction, ownership and maintenance of such distribution
system and shall be submitted to the Planning Board for approval prior
to final approval of the subdivision.
D.
On-site sewage disposal systems.
(1)
Use of systems. Where connection to a community sewage system is
not required, on-site systems shall be provided in accord with criteria
set forth by the New York Department of Health and Department of Environmental
Conservation.
(2)
Site suitability. Suitable soil characteristics on each lot shall
be demonstrated in accord with the requirements of the New York Department
of Health and Department of Environmental Conservation.
Should any proposed subdivision involve the disturbance of any
land area by grading, filling, excavating or the removal or destruction
of the natural topsoil or vegetation, the Planning Board may require
an erosion and sedimentation plan prepared by a professional engineer
in cooperation with the Sullivan County Conservation District.
Should any proposed subdivision involve the installation of
any streets or other impervious surfaces or in any other manner increase
the volume of stormwater leaving the site, or cause the interruption
or change in any existing drainage course, the Planning Board may
require a stormwater management plan. Such plan shall be prepared
by a professional engineer in consultation with the Sullivan County
Conservation District. The following additional requirements shall
apply:
A.
Design.
(1)
Stormwater management facilities shall be designed for a storm frequency
of 10 years, using generally accepted engineering principles appropriate
for the proposed site and development. Detention facilities shall
be designed to retain a one-hundred-year storm without facility failure.
(2)
In cases where detention of stormwater is proposed, the post-development
peak rate of stormwater discharge from the parcel being developed
shall not exceed the predevelopment peak rate of stormwater discharge
from the parcel being developed. The calculation of post-development
discharge shall, in addition to areas disturbed during development,
include the estimated effect of all runoff expected from driveways,
buildings, walkways, parking areas and other impervious areas associated
with the ultimate build-out of the subdivision or land development.
(3)
The Planning Board shall, in cases where existing drainage problems,
flooding or other factors relating to the public health, safety and
welfare ,and upon the recommendation of the Town Engineer, require
that the proposed stormwater control facilities be designed to a twenty-five-year
storm frequency and/or other more stringent criteria or require the
provision of stormwater control facilities in areas where no such
facilities are proposed by the developer.
B.
Additional requirements.
(1)
Lots shall be laid out and graded to prevent cross-lot drainage away
from proposed building areas. Natural drainage courses shall be maintained
to the greatest extent possible.
(2)
The existing points of natural drainage discharge onto adjacent property
shall not be altered, nor shall the rate of water runoff be increased
because of development without the written approval of all affected
landowners.
(3)
No stormwater runoff or natural drainage water shall be so diverted
as to overload existing drainage systems or create flooding or the
need for additional drainage structures on other private properties
or public lands without complete approval of provisions being made
by the developer for properly handling such conditions.
(4)
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a drainage easement of at least
25 feet on each side of the stream measured from the stream bank or
such additional width as will be adequate to preserve the unimpeded
flow of natural drainage and/or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities.
(5)
Drainage structures that are located on state or county highway rights-of-way
shall be approved by the respective authorities, and a letter indicating
such approval shall be directed to the Town prior to preliminary final
plan approval.
(6)
All streets shall be so designed as to provide for the discharge
of surface water from their rights-of-way. The slope of the crown
on proposed streets shall be 1/4 inch per foot away from the center
line unless a greater crown is required by other Town standards.
(7)
All proposed surface drainage structures shall be indicated on the
preliminary plan.
(8)
Drainage plans shall include all appropriate designs, details and
dimensions necessary to clearly explain proposed construction materials
and elevations.
(9)
Whenever storm drains are required by the Planning Board such storm
sewer systems shall be separate from the sanitary sewer system. Storm
drains or storm sewer facilities may be required in any development
situation where the Planning Board determines that surface drainage
facilities are inadequate to prevent excessive erosion and lot or
road maintenance problems.
(10)
Drainage systems shall be designed in accord with such design
standards as may be promulgated by the New York State Department of
Transportation, Sullivan County or the Town of Delaware, using hydraulic
computations to show effects of the flow of water. In no case shall
any pipe system of less than 15 inches in diameter be used underneath
a street or driveway. All dams, lakes, ponds or stream encroachments
shall be designed in accord with state design standards.
(11)
All drainage systems and structures shall be subject to the
approval of the Town Engineer, Town Highway Superintendent or any
such other qualified person as may be appointed for this purpose by
the Town Board.
A.
General. The arrangement, character, extent, width, grade and location
of all streets shall conform to the Town Master Plan. Where not shown
on the Master Plan, the arrangement and other design standards of
streets shall conform to the provisions found herein. In cases where
the standards in this chapter and the Town Road Law differ, the more
restrictive shall apply.
(1)
Public streets. Streets proposed for dedication to the Town shall
be constructed in accord with the requirements of this chapter and
the Town Road Law.
(2)
Private streets. Where private streets which are not proposed for
dedication to the Town are planned as part of a subdivision and are
approved by the Planning Board, the following requirements shall apply:
(a)
Private streets shall be constructed in accord with the requirements of this chapter and the Towns Road Law, except that the Planning Board may grant a waiver as to surfacing requirements for private roads if all other standards of this chapter and the Town Road Law are met. [See § 186-27G(3).]
(b)
Rights-of-way for private streets shall include a grant for
easements necessary for the installation of utilities.
(c)
A perpetual access right-of-way across the private street shall
be provided to any abutting property or lot to which the street is
intended to provide access.
(d)
The developer shall provide by an agreement binding on all parties
for the perpetual ownership and maintenance of all private streets
and associated drainage facilities, and such agreement shall be approved
by the Town Board prior to final approval of the subdivision.
(e)
The final plan of any subdivision with private streets shall
include the following statement:
"The subdivision street(s) and associated drainage facilities
shown on this plan are private in nature and the Town of Delaware
bears no responsibility now or in the future for the maintenance of
the said street(s) and associated drainage facilities. Responsibility
for maintenance is established in a private road maintenance agreement."
|
(f)
No building permits shall be issued by the Town for any structure
within a subdivision served by private streets until final plan approval
has been granted and the street has been constructed by the developer
and inspected by the Town Engineer and found to meet all construction
requirements.
B.
Design and arrangement.
(1)
Right-of-way. Every subdivision shall have access to a public right-of-way,
and the right-of-way of the principal access to any subdivision shall
be a minimum of 50 feet in width. No subdivision will be approved
where the width of the existing right-of-way is less than 50 feet
unless the subdivider is able to secure such additional right-of-way
as may be required to achieve this width.
(2)
Circulation. In general, all streets shall be continuous and in alignment
with existing streets and shall compose a convenient system to ensure
circulation of vehicular and pedestrian traffic, with the exception
that minor streets shall be laid out including the use of loop streets
and culs-de-sac, so that their use by through traffic will be discouraged.
(3)
Existing arterial street. Where a subdivision abuts or contains an
existing or proposed arterial street, marginal access streets may
be required in order to protect residential areas from heavy traffic
and also to provide separation between local and through traffic.
(4)
Lots and grades. Streets shall be logically related to the topography
so as to produce usable lots and reasonable grades as required by
this and other Town ordinances and laws.
(5)
Half and partial streets. New half or partial streets will not be
permitted. Wherever a tract to be subdivided borders an existing half
or partial street, the remaining portion of the street shall be planted
within such tract.
(6)
Dead-end streets. Dead-end streets shall be prohibited, except as
stubs to permit future street extension into adjoining tracts or when
designed as culs-de-sac.
(7)
Adjoining tracts. Where adjoining areas are not subdivided, the arrangement
of streets in new subdivisions shall make provision for the proper
projection of streets.
(8)
Intersections. Streets shall be laid out to intersect as nearly as
possible at right angles; in any event, no street shall intersect
another at less than 60°. Intersections of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with care for safety and suitable curbs, barriers,
signs and other devices as may be required. Streets entering opposite
sides of another street shall be laid out directly opposite one another
or offset a minimum of 125 feet.
(9)
Arterial intersections. Street and driveway intersections with arterial
streets shall not be so numerous nor so close to each other as to
impede the flow of traffic.
(10)
Sight triangles. Clear sight triangles shall be provided at
all street intersections. Such triangles shall be established from
a distance of 75 feet from the point of intersection of the center
lines.
(11)
Restricted access. Whenever, in connection with a major subdivision,
the principal access (whether public or private) to such subdivision,
by virtue of bridge weight limits of less than 20 tons or other comparable
limitations, would restrict access to the property by emergency vehicles
or school buses, the subdivider shall so indicate in writing on the
final plans to be recorded and shall provide for notification to prospective
lot buyers through deed covenant provisions which shall be approved
by the Town Attorney as to form.
C.
Street grades.
(2)
Intersections. Streets shall have a grade not to exceed 3% for a
distance within 50 feet of the street right-of-way line of any intersecting
street.
D.
Street width. Right-of-way width. The minimum required right-of-way
widths for streets and alleys are as follows:
Type of Street or Way
|
Minimum Right-of-Way Width
(feet)
| |
---|---|---|
Major streets
|
60
| |
Collector streets
|
50
| |
Minor streets
|
50
| |
Crosswalks
|
4
|
E.
Dead-end streets. Any dead-end street shall end in a cul-de-sac with
a surfaced turning area of not less than 80 feet in diameter and a
right-of-way of not less than 120 feet in diameter.
F.
Grading. Only that portion of the required right-of-way necessary
for the installation of paving, drainage structures, curbs and gutters,
utilities and other required improvements shall be graded and suitably
prepared in accord with the appropriate standards for the class of
street. The subgrade shall be free of sod, vegetative matter or other
similar material. Where poor subsurface drainage conditions exist,
adequate drainage shall be installed. The subgrade construction shall
conform to minimum standards of the Town Road Law.
G.
Pavement.
(1)
Pavement width. The width of pavement required shall vary, depending
upon the character of the development served and the amount of traffic
expected to utilize the street. The following are minimum street pavement
widths:
Type of Street
|
Minimum Shoulder Width
(each side)
(feet)
|
Minimum Clearance Beyond Shoulder
(each side)
(feet)
|
Minimum Pavement Width
(feet)
| |
---|---|---|---|---|
Major
|
10
|
4
|
24
| |
Collector
|
10
|
4
|
22
| |
Minor
|
5
|
4
|
20
|
(2)
Pavement material. The pavement shall be constructed in accord with
specifications and standards contained in the Town Road Law.
(3)
Private roads. A waiver may be granted as to surfacing requirements
for private roads if all other standards of this chapter and the Town
Road Law are met.
H.
Shoulders and embankments.
(1)
Shoulders. Street shoulders shall be constructed with materials as
specified by the Town Road Law. The entire shoulder area shall be
uniformly and thoroughly compacted by rolling and must be level with
the top of the road paving or as directed by the Town Engineer.
(2)
Embankments. Embankments at the sides of streets and cross- sections
of drainage ditches shall not exceed a maximum slope of two feet horizontally
to one foot vertically in a cut or fill section. In special cases,
the Planning Board may require more rigid standards.
J.
Walls, slopes and traffic guides.
(1)
Required. Where the grade of the street is above or below the grade
of the adjacent land, walls or slopes shall be constructed in a manner
satisfactory to the Town and shall be sufficient to support the street
or the adjacent land, as the case may be.
(2)
Traffic guides. Traffic guide rails shall be installed in accord
with the Town Road Law.
K.
Street improvements (generally). All streets, including culs-de-sac
and alleys, shall be constructed as shown on the preliminary and final
plan approved by the Planning Board and in conformity with the Town
Road Law. Where such law does not provide a clear standard, the Town
may rely upon the standards promulgated by the New York State Department
of Transportation or the Town Superintendent of Highways.
L.
Street name signs. Four-way street name signs of a design approved
by the Town Board shall be installed at each street intersection at
the subdivider's expense. Streets that are extensions of, or
obviously in alignment with, existing streets shall bear the name
of existing streets. Street names shall not duplicate existing street
names in the Town of Delaware and shall be approved by the Town, and
signs shall meet the specifications of the New York State Manual of
Uniform Traffic Control Devices.
M.
Streetlighting. The Planning Board shall determine when and if streetlighting
is necessary, evaluating need on the basis of safety considerations
and commonly accepted standards of lighting. Streetlighting is the
responsibility of the applicant to provide and the lot owners to maintain
and operate. Whether or not streetlights are initially installed,
the developer shall be responsible for providing utility easements
for future streetlighting installation, upon consultation with the
public service utility company involved.
N.
Requirement for road occupancy and other permits.
(1)
County and state. No driveway, street or drainage facility or structure
shall be constructed or altered within a county or state right-of-way
and no drainage facility of Sullivan County or the New York State
Department of Transportation shall be altered or connected to without
first obtaining a permit from the respective authorities.
(2)
Town. No driveway, local road or drainage facility or structure shall
be constructed or altered within a Town right-of-way and no drainage
facility of the Town of Delaware shall be altered or connected to
without first obtaining a permit from the Town.
O.
Private drives.
(1)
Individual driveways. Individual driveways serving only one single
family each shall not be subject to street improvement requirements
of this chapter or of the Town Road Law; however, driveway connections
shall comply with drainage requirements of this chapter and the Town
Road Law.
(2)
Shared driveway. Private drives to service no more than two single-family
dwellings shall be permitted, provided the Town is given satisfactory
evidence, in the form of a declaration of restrictive covenants, that
the private status of said road is permanent and the following standards
are met:
(b)
Pavement shall consist of any all-weather surface satisfactory
to the Town Engineer.
(c)
If there is a potential for resubdivision of either of the lots
to be serviced by a shared private drive such that eventually more
than two lots might result, the subdivider shall provide additional
right-of-way as necessary to serve the maximum potential number of
lots.
(d)
A vehicular turnaround on the private drive may be required
by the Planning Board.
(e)
A drainage plan may be required by the Planning Board.
P.
Bridges and stream crossings. Bridges and other stream crossing structures
which are part of the proposed street system shall be designed and
constructed in accord with the current New York State Department of
Transportation standards and specifications and the Sullivan County
Department of Public Works. Evidence of compliance with and approval
of the New York State Department of Environmental Conservation shall
be provided. The travelway of the bridge or stream crossing shall
be of a minimum width equal to the cartway width of the roadway carried
by the bridge or stream crossing. Adequate provision, as approved
by the Planning Board, shall also be made for pedestrian crossing.
Q.
Shade trees. Reasonable efforts shall be made by the subdivider to
preserve existing shade trees. In addition, the Planning Board may
require that deciduous hardwood trees, with a minimum caliper of 1 1/2
inches, be provided, in accord with conditions to be agreed upon by
the Town and, if necessary, the appropriate public utility. Any tree
planted in a commercial or industrial area shall have a minimum caliper
of three inches. Where provided, such trees shall be planted between
the street right-of-way and the building reserve (setback) line at
least 10 feet from the public street right-of-way. No trees or shrubs
shall be planted between any sidewalk and the right-of-way line. If
required by the Planning Board, a street tree planting plan shall
be furnished for approval by the Planning Board as to kind, size and
location of trees.
R.
Walks. Pedestrian interior walks may be required by the Planning
Board where necessary to assist circulation or to provide access to
community facilities. Such walks shall have an easement width of not
less than 10 feet and be surfaced for not less than four feet in width
with material approved by the Planning Board.
In addition to all other requirements imposed by this chapter,
all commercial and industrial subdivisions shall comply with the requirements
of the sections below:
A.
Street systems.
(1)
Traffic flow. Traffic movements in and out of commercial and industrial
areas should not interfere with external traffic, nor should they
create hazards for adjacent residential areas.
(2)
Internal circulation. The design of streets, service drives and pedestrianways
should provide for safe and hazard-free internal circulation, including
provision for fire lanes where appropriate.
(3)
Entrance/exit. The points of ingress and egress shall be designed
to prevent commercial or industrial traffic from passing through residential
areas.
B.
Block layout. Block layout shall, with due consideration of site
conditions, provide for the best possible service to customers, traffic
and parking circulation, and pickup and delivery services. In no case
shall a block length be less than 600 feet. Where safety considerations
mandate, 800 feet may be required as a minimum.
C.
Lot size. Lot sizes shall be based on the following factors:
(1)
Adequate space. The total area shall be sufficient to provide adequate
space for off-street parking and loading, landscaping and other facilities.
(2)
Consolidated design. Whenever possible, commercial parcels should
include enough land to provide for a group of commercial establishments,
planned, developed and operated as a unit.
The multiple dwelling standards contained in Chapter 220, Zoning, shall apply to all multiple dwelling residential subdivisions and townhouse developments, but no building permits for the same shall be issued until preliminary plan approval has first been obtained under this chapter. No certificates of use or occupancy shall be granted until final plan approval has been first obtained hereunder.
Mobile home parks, campgrounds and recreational vehicle park
subdivisions are regulated pursuant to separate local laws and/or
special zoning provisions.
Any developer may erect a single model home or dwelling unit
within a subdivision for purposes of promoting sales within such subdivision.
Such model home or unit may be erected upon preliminary approval with
a building permit from the Town but shall, however, be situated on
a lot or individual site planned for a dwelling and so identified
on the plans submitted. Such model home, as well as the lot or site
on which it is erected, shall meet all standards contained herein
or in other Town of Delaware regulations and be capable of being eventually
sold or used at its proposed location. The model home or unit shall
also be connected to all utilities and provided with sewage and water
services as well as road access prior to its use in the desired location,
or a performance guarantee shall be posted with the Town providing
for the same.