Existing features which would add value to reside[ntial
development, such as large trees, watercourses, historic spots and
similar irreplaceable assets, should be preserved, insofar as possible,
through harmonious design of the subdivision.
A.
Relation to topography. Streets shall be logically
related and conform, insofar as possible, to the original topography.
They shall be arranged so as to obtain as many as possible of the
building sites at or above the grades of the streets. A combination
of steep grades and sharp curves shall be avoided.
B.
Block size. Block dimensions shall be at least twice
the minimum lot depth and generally not more than 12 times the minimum
lot width required by this regulation. In long blocks, the Planning
Board may require the reservation through the block of a fifty-foot
wide easement to accommodate utilities or pedestrian traffic.
C.
Intersections. Intersections of major streets by other
streets shall be at least 800 feet apart, if possible. Cross (four-cornered)
street intersections shall be avoided, except at important traffic
intersections. A distance of at least 150 feet shall be maintained
between offset intersections. Within 40 feet of an intersection, streets
shall be approximately at right angles, and grades shall be limited
to 1 1/2%. All street intersection corners shall be rounded by
curves of at least 25 feet in radius at the property line.
D.
Visibility at intersections. Within the triangular
area formed at corners by the intersecting street lines, for a distance
of 75 feet from their intersection and the diagonal connecting the
end points of these lines, visibility for traffic safety shall be
provided by excavating, if necessary. Nothing in the way of fences,
walls, hedges or other landscaping shall be permitted to obstruct
such visibility.
E.
Design standards. Streets shall meet the following
standards, unless applying country road standards or unless otherwise
indicated on the Town Plan, as it may be adopted:
[Amended 11-24-2008 by L.L. No. 4-2008]
|
Minor and Secondary Streets
| ||
|---|---|---|
|
Standard
|
Required Dimensions
| |
|
Minimum width of right-of-way
|
50 feet
| |
|
Minimum width of pavement
|
20 feet
| |
|
Minimum radius of horizontal curves
|
150 feet, except for street intersection corners
| |
|
Minimum length of vertical curves as measured
from center line of right-of-way
|
100 feet, but not less than 20 feet for each
1% algebraic difference of grade
| |
|
Minimum length of tangents between reverse curves
|
100 feet, except where excessive grades may
be reduced to reasonable grades by shortening tangent
| |
|
Maximum grade
|
10%
| |
|
Minimum grade
|
1%
| |
|
Minimum sight distance
|
150 feet
| |
|
(Note: Standards are not shown for arterial
streets, as they would in all probability be built by the state or
county.)
| ||
F.
Continuation of streets into adjacent property. Streets
shall be arranged to provide for the continuation of principal streets
between adjacent properties where such continuation is necessary for
convenient movement of traffic, effective fire protection, efficient
provision of utilities and particularly where such continuation is
in accordance with the Town Plan, as it may be adopted. If the adjacent
property is undeveloped and the street must be a dead-end street temporarily,
the right-of-way and improvements shall be extended to the property
line. A temporary circular turnaround a minimum of 50 feet in radius
shall be provided on all temporary dead-end streets, with the notation
on the plat that land outside the street right-of-way shall revert
to abutters whenever the street is continued.
G.
Permanent dead-end streets (cul-de-sac). Where a street
does not extend to the boundary of the subdivision and its continuation
is not needed for access to adjoining property, it shall be separated
from such boundary by a distance of not less than 100 feet. Reserve
strips of land shall not be left between the end of a proposed street
and an adjacent piece of property; however, the Planning Board may
require the reservation of a twenty-foot wide easement to accommodate
pedestrian traffic or utilities. A circular turnaround with a minimum
right-of-way radius of 65 feet shall be provided at the end of a permanent
dead-end street. For greater convenience to traffic and more effective
police and fire protection, permanent dead-end streets shall, in general,
be limited in length to 1,200 feet.
H.
Street names. All streets shall be named, and such
names shall be subject to the approval of the Town Planning Board.
Names shall be sufficiently different in sound and in spelling from
other street names in the Town so as not to cause confusion. A street
which is a continuation of an existing street shall bear the same
name.
I.
Improvements.
(1)
Streets shall be graded and improved with pavement,
street signs, sidewalks, streetlighting standards, curbs, gutters,
trees, water mains, sanitary sewers, storm drains and fire hydrants,
except where the Planning Board may waive, subject to appropriate
conditions, such improvements as it considers are not requisite in
the interest of public health, safety and general welfare.
(2)
Underground utilities required by the Planning Board
shall be placed between the paved roadway and street line to simplify
location and repair of the lines, and the subdivider shall install
underground service connections to the property line of each lot before
the street is paved.
(3)
Grading and improvements shall conform to the Town
minimum road specifications and shall be approved as to design and
specifications by the Town Superintendent.
A.
Arrangement. The arrangement of lots shall be such
that there will be no foreseeable difficulties, for reasons of topography
or other conditions, in locating a building on each lot and in providing
access to buildings on such lots from an approved street.
B.
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the access street, provision shall
be made for the installation of a culvert or other structure of a
design approved by the Town Superintendent.
C.
Lot dimensions and area. Lots shall have a minimum
width at the building line of 100 feet and a minimum of 15,000 square
feet in area. The minimum setback shall be 35 feet from the street
right-of-way line.
D.
Side lot lines. Side lot lines shall be at right angles
to street lines unless a variation from this rule will give a better
street or lot plan. There shall be a minimum of 10 feet of clearance
between any side line and any structure.
E.
Access from major streets. Lots shall not, in general,
derive access exclusively from a major street. Where driveway access
from a major street may be necessary for several adjoining lots, the
Planning Board may require that such lots be served by a combined
access drive in order to limit possible traffic hazards on such street.
A.
Parks, playgrounds, and recreational areas. The purpose
of this subsection is to provide an equitable and effective development
standard for securing adequate land for parks, playgrounds, and recreational
purposes in all new subdivisions throughout the Town. Any land which
shall be reserved for parks, playgrounds or recreational areas must
be in a location with suitable public access as approved by the Planning
Board.
[Amended 7-8-2004 by L.L. No. 3-2004]
(1)
The Planning Board shall require that the subdivision
plat show sites of a character, extent and location suitable for the
development of a park, playground, or other recreation purpose. The
Planning Board may require the subdivider to satisfactorily grade
and seed any sue a area shown on the plat.
(2)
Land for park, playground, or other recreational purposes
may not be required until the Planning Board has made a finding that
a proper case exists for requiring that a park or parks be suitably
located for playgrounds or other recreational purposes within the
Town. Such findings shall include an evaluation of the present and
future needs for park and recreational facilities in the Town based
on projected population growth to which the particular subdivision
plat will contribute.
(3)
The Board may require that any land that is set aside
for recreation space be contiguous.
(4)
All lands designated on the plat as park, playground
and recreation areas may be retained in private ownership and shall
be subject to such conditions as the Planning Board may establish
for the subdivision concerning access, use, and maintenance of such
lands as deemed necessary to assure the preservation of such lands,
in perpetuity, for their intended purposes. Such conditions shall
be shown on the plat prior to plat approval and recording.
(5)
However, if the Planning Board makes a finding pursuant to Subsection A(2) above that the proposed subdivision plat presents a proper case for purposes, but that, due to size, topography or location of the subdivision, land for parks, open space, playgrounds or other recreational purpose cannot be located therein or if, in the opinion of the Board, it is otherwise not reasonable or feasible, the Board shall require, prior to the signing of the plat, payment to the Town of Dover Recreation Trust Fund of a fee per lot created in the subdivision or section thereof being considered for approval at the time. Such amount shall be paid to the Town at the time of final plat approval, and no final plat shall be signed until such payment is made. In making such determination of suitability, the Planning Board shall assess the size and locations for parks, recreational facilities, or recreation areas, as well as practical factors including whether there is a need for additional facilities in the immediate neighborhood and whether the location of the proposed recreational land is shown in the Master Plan or Zoning Law.[1] The lot encompassing the residence of the subdivider shall
be exempt from this fee.
B.
Realignment or widening of existing streets. Where
the subdivision borders an existing street and the Official Map as
it may be adopted, or Town Plan, indicates plans for realignment or
widening of the street that would require reservation of some land
of the subdivision, the Planning Board may require that such areas
be shown and marked on the plat as "Reserved for street alignment
(or widening) purposes."
C.
Utility and drainage easements. Where topography or
other conditions are such as to make impractical the inclusion of
utilities or drainage facilities within street rights-of-way, perpetual
unobstructed easements at least 20 feet in width for such utilities
shall be provided across property outside the street lines and with
satisfactory access to the street.
D.
Easements for pedestrian access. The Planning Board
may require, in order to facilitate pedestrian access from streets
to schools, parks, playgrounds or other nearby streets, perpetual
unobstructed easements at least 50 feet in width.
E.
Responsibility for ownership of reservations. Ownership
shall be clearly indicated on all reservations.
