[Amended 10-5-2005 by L.L. No. 11-2005]
A. 
These Construction Standards and Specifications for New Subdivisions have been adopted by the Town Board of the Town of Bedford to provide adequate and uniform requirements for all subdivisions hereafter developed under the jurisdiction of the Planning Board of the Town of Bedford and are supplementary to the Land Subdivision Regulations, Town of Bedford, New York, as adopted by the Planning Board and approved by the Town Board.[1]
[1]
Editor's Note: See Part 2, Subdivision Regulations, of this chapter.
B. 
Westchester County Greenway Compact Plan. By Local Law No. 11 of the year 2005, the Town of Bedford has adopted the Compact Plan, as amended from time to time, as a statement of policies, principles, and guides to supplement other established land use policies in the Town. In its discretionary actions under this Subdivision Code, the reviewing agency should take into consideration said statement of policies, principles and guides, as appropriate.
A. 
Word usage. All words not otherwise defined shall be assumed to have their normal dictionary meanings. Technical terminology not otherwise defined shall be assumed to have the meanings commonly accepted in engineering, construction or other technical practice.
B. 
Definitions. As used in this Part, the following terms shall have the meanings indicated:
BANK-RUN GRAVEL
See "run-of-bank gravel."
CONSTRUCTION PLANS
The maps or drawings accompanying a subdivision plat and showing the specific location and design of improvements to be installed in the subdivision.
CONSTRUCTION STANDARDS
The thus entitled drawings, Sheet Nos. 1 through 3, included herein.[1]
ENGINEER, TOWN
See "Town Engineer."
LAND SUBDIVISION REGULATIONS
The regulations adopted by the Planning Board pursuant to § 272 of the Town Law,[2] controlling the procedures, standards and requirements for the approval of subdivisions.
[Amended 5-1-1984 by L.L. No. 2-1984]
OFFICIAL MAP
The map established by the Town Board under § 270 of the Town Law, showing the roads, highways and parks theretofore laid out, adopted and established by law, and any amendments thereto adopted by the Town Board, or additions thereto resulting from the approval of subdivision plats by the Planning Board, and the subsequent filing of those plats.
PARGE
Coat with sand-cement plaster.
PINNERS
Shims of small stone in masonry.
PLANNING BOARD
The Town Planning Board of Bedford.
RUN-OF-BANK GRAVEL
Naturally formed mixture of sand and stone containing no more than ten percent (10%) of particles passing a No. 200 mesh screen.
SPALLS
Small stones in masonry used to fill voids in face of work.
STREET, COLLECTOR
A street which collects or will collect traffic from local streets and which carries or will carry through traffic from surrounding areas.
STREET, LOCAL
A street which serves or will serve, primarily, only those properties having frontage on it and which does not or will not carry through traffic from surrounding areas.
SUBDIVIDER
One who applies to the Planning Board for the approval or a subdivision plat; also, the developer of the improvements in a subdivision.
SUBDIVISION
The division of any parcel of land showing lots, blocks or sites, with or without streets or highways, for the purpose, whether immediate or future, of transfers of ownership or building development, and shall include "resubdivision"; also, the land so subdivided.
[Amended 5-1-1984 by L.L. No. 2-1984]
SUBGRADE
Earth surface formed by excavation or embankment on which construction is placed.
TOP COURSE
Exposed or wearing surface of pavement.
TOWN DEVELOPMENT PLAN
A comprehensive plan for development of the town, prepared by the Planning Board pursuant to § 272-a of the Town Law, which indicates the general locations recommended for various public works and reservations and for the general physical development of the town, and includes any part of such plan separately adopted and any amendment of such plan, or parts thereof.
TOWN ENGINEER
The professional engineer employed by the Planning Board to advise the Board on engineering matters or to act as its agent in the inspection and review of subdivision improvement proposals and construction.
TRAVELED WAY
The wearing or exposed surface of a roadway used by vehicular traffic.
ZONING DISTRICT
A land use classification and control area or areas shown on the Official Zoning Map, as regulated in the Zoning Ordinance.[3]
ZONING ORDINANCE
The officially adopted Zoning Ordinance of the Town of Bedford, together with any and all amendments thereto.[4]
[1]
Editor's Note: Sheet Nos. 1 through 3 are on file in the office of the Town Engineer.
[2]
Editor's Note: See Part 2, Subdivision Regulations, of this chapter.
[3]
Editor's Note: See Ch. 125, Zoning.
[4]
Editor's Note: See Ch. 125, Zoning.
[Amended 5-7-1985; 6-7-1994]
The subdivider shall observe the following construction standards and specifications in new subdivisions. The construction standards are the thus-entitled drawings, Sheet Nos. 1 through 3, included at the end of the specifications (the text of this document).[1] The subdivider may apply to the Planning Board, however, for a waiver or modification of any of these standards or specifications by presenting a written request, including the reason for requesting each change. Such requests should be filed prior to the date of the public hearing on the proposed subdivision plat.
[1]
Editor's Note: Sheet Nos. 1 through 3 are on file in the office of the Town Engineer.
Whenever a subdivider, during the course of development and before acceptance of any construction under the Land Subdivision Regulations of the Town of Bedford, encounters conditions such as flood areas, underground water, springs, intermittent streams, humus beds, unsuitable slopes, soft and silty areas or other unusual circumstances not foreseen in the original planning, such conditions shall be reported to the Planning Board, together with the subdivider's recommendations, if he so wishes, as to the special treatment to secure adequate and permanent construction. The Planning Board shall, without unnecessary delay, investigate the condition or conditions and either approve the subdivider's recommendations to correct the same, order a modification thereof or issue its own specifications for the correction of the condition or conditions. Unusual circumstances or detrimental conditions observed by the Planning Board or its agents shall be similarly treated.
The subdivider may be required by the Planning Board to carry away, by pipe or open ditch, any spring or surface water that may exist either previously to, or as a result of, the subdivision. Such drainage facilities shall be in the road rights-of-way, where feasible, or in perpetual, unobstructed easements of appropriate width and shall be constructed in accordance with the following design criteria and as shown on the construction standards:
A. 
Design criteria.
(1) 
Storm intensity. A culvert or drainage facility in each case shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. Local drainage from watersheds of one hundred (100) acres or less may be designed, except in unusual cases, for a storm with an intensity likely to occur once in ten (10) years. For larger watersheds where flowing streams are involved, drainage structures shall be designed for a storm with an intensity likely to occur once in a period of twenty-five (25) to fifty (50) years, or as may be determined by the Planning Board. The necessary size of each drainage facility shall be based on the above criteria, assuming conditions of maximum potential watershed development are permitted by the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 125, Zoning.
(2) 
Downstream drainage. The Planning Board shall consider the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility, the Planning Board shall notify the Town Board, or other appropriate owners of downstream property, of such potential condition. In such case, the Planning Board may withhold approval of the subdivision until provision has been made for the correction of said potential condition.
B. 
Drainage and utility easements.
(1) 
Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within road rights-of-way, perpetual unobstructed easements at least fifteen (15) feet in width for such utilities or drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities. Such easements shall convey to the holder of fee title of the highway the perpetual right to discharge stormwater runoff from the highway and from the surrounding area onto and over the affected premises by means of pipes, culverts or ditches, or a combination thereof, together with the right to enter said premises for purposes of making such installations and doing such maintenance work as the holder of such fee title may deem necessary to adequately drain the highway and the surrounding area.
(2) 
When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
(3) 
Under certain conditions, where it is not possible to discharge stormwater runoff from a catch basin into an existing watercourse, the Planning Board may permit a catch basin to discharge onto and across a lot in the subdivision without being restricted to a specific channel. In such cases, a drainage discharge point shall be indicated on the plat, rather than a drainage easement.
(4) 
In special cases, in industrial or business zones, where an easement to discharge drainage water from a road cannot be conveniently relocated, such easement may be run under a proposed building site, provided that the area of the pipe or culvert to carry the drainage water is doubled in size for its entire length, and further provided that the total length of such pipe or culvert does not exceed one hundred fifty (150) feet.
(5) 
In such cases or where permission is given an owner to build over an existing drainage easement, the owner shall first enter into an agreement to maintain the drainage line and to hold the town harmless in the event of damage claims.
(6) 
Where a drainage easement discharges onto or terminates at the property of a third party, the consent of such third party must be obtained by the applicant.
Streets in new subdivisions shall be built in full conformance with the following specifications and as shown on the construction standards. Street classification may be indicated on the Town Development Plan or on the Official Map. Otherwise, it shall be determined by the Planning Board.
Zoning District
Residential
Nonresi- dential
Improvement
R-4A, R-2A, R-1A, R-1/2A
R-1/4A, TF
VA
PB-O, R-O, NB, CB, LI
Minimum right-of-way width
Local street
50 ft.
50 ft.
60 ft.
65 ft.*
Collector street
60 ft.
60 ft.
60 ft.
85 ft.*
Minimum traveled-way width
Local street
24 ft.
32 ft.
32 ft.
40 ft.*
Collector street
24 ft.
32 ft.
32 ft.
64 ft.*
Street-pavement, gutters, drainage structures, etc.
See Construction Standards and Articles II and III
Maximum grade
Local street
12%
12%
10%
6%
Collector street
10%
10%
8%
5%
Turnaround
5%
5%
4%
3%
Minimum grade
1%
1%
1%
1%
Minimum radius of curve at center line
Local street
200 ft.
200 ft.
300 ft.
400 ft.
Collector street
400 ft.
400 ft.
400 ft.
500 ft.
Minimum length of vertical curve
Local street, at crest
200 ft., but not less than 30 ft. for each 1% algebraic difference in grade
200 ft., but not less than 30 ft. for each 1% algebraic difference in grade
Local street, at sag
100 ft., but not less than 20 ft. for each % algebraic difference in grade
Collector street, at crest
200 ft., but not less than 50 ft. for each 1% algebraic difference in grade
200 ft., but not less than 50 ft. for each 1% algebraic difference in grade
Collector street, at sag
100 ft., but not less than 20 ft. for each 1% algebraic difference in grade
Minimum length of tangents between reverse curves
Local street
100 ft.
100 ft.
200 ft.
200 ft.
Collector street
200 ft.
200 ft.
200 ft.
300 ft.
Minimum sight distance
Local street
200 ft.
200 ft.
200 ft.
250 ft.
Collector street
300 ft.
300 ft.
300 ft.
300 ft.
At intersections
Across corner -- 75 feet back from intersection
Minimum turnaround diameter
Right-of-way
110 ft.
130 ft.
130 ft.
130 ft.
Pavement
90 ft.
110 ft.
110 ft.
110 ft.
Maximum length of cul-de-sac
Permanent
Serving no more than 15 houses
500 ft.
Temporary
Serving no more than 30 houses
1,000 ft.
Sidewalks
Local streets
None
1 side**, 4 ft. wide
Both sides, 4 ft. wide
Both sides, 10 ft. wide*
Collector streets
Graded base, 1 side**, 4 ft. paving, if required
Paving
See Construction Standards and § 107-11
Minimum radius at intersections
Right-of-way
25 ft.
25 ft.
25 ft.
30 ft.
Pavement
25 ft.
25 ft.
20 ft.
20 ft.
NOTES:
* In industrial districts, right-of-way and pavement widths and sidewalk standards may be reduced by the Planning Board when said Board shall find that potential traffic and parking requirements can be satisfied by lesser standards.
** At turnarounds, the sidewalk shall be carried around the turnaround, with a return to the edge of the traveled way at the end of the paved sidewalk.
From time to time, in the course of approval of subdivision improvement construction under these construction standards and specifications, the Planning Board may find that extraordinary hardships may result from strict compliance with these construction standards because of the special circumstances of a particular subdivision. In such cases, the Planning Board may adjust the construction standards and specifications as they apply to that subdivision only, so that substantial justice may be done and the public interest secured. No adjustment shall be made, however, which would have the effect of nullifying the intent and purpose of these construction standards, of the Land Subdivision Regulations, of the Town Development Plan or of the Official Map of the town. In granting any adjustment, the Planning Board shall attach such conditions as are necessary, in its judgment, to secure substantially the objectives of the standards or requirements so adjusted.