Town of Saugerties, NY General Requirements and Design Standards

In residential areas. Where a subdivision abuts or contains an existing or proposed major street, the Board may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation along the rear property line, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

In business areas. In areas zoned or designed for commercial use, or where a change of zoning is contemplated for commercial use, the Board may require that the street width be increased or that a service road be constructed to assure the free flow of through traffic without interference by parked or parking vehicles and to provide adequate and safe parking space for such commercial area.

Dead-end streets. Permanent dead-end streets shall normally not exceed 1,200 feet in length in order to provide for convenience of traffic movement and facilitate more effective police and fire protection. A depth suitable for an adequate building lot may be required to be retained between the terminus of the street and the adjoining property. The Board may require the reservation of a twenty-foot-wide easement through this property to facilitate pedestrian traffic or utilities. No permanent dead-end streets may be constructed having more than 20 building lots. A circular turnaround with a minimum right-of-way radius of 60 feet and a pavement radius of 50 feet shall be provided at the end of permanent dead-end streets.

Street names. All streets shall be named and such names shall be subject to the approval of the Planning Board. Names shall be sufficiently different in sound and spelling from other street names in the Town to avoid confusion. A street which is a continuation of an existing street shall bear the same name. As general policy, the use of personal name for new roads is discouraged. Historical names are preferred or names appropriate to the particular development or general neighborhood.

Intersections.

Design. Intersections of major streets by other streets shall be at least 800 feet apart. 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.

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 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. An easement for the enforcement of this provision shall be granted to the owner of the street and notation to this effect made on the plat.

Provision for future resubdivision. Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged to allow the provision of future streets and logical further subdivision.

Design standards for streets. Streets shall meet the design standards set forth in the following table, based on the street classification indicated on the Town Comprehensive Plan or the Official Map, as they may be adopted. In the absence of a Town Comprehensive Plan or Official Map, the classification shall be determined by the Board.

Design Element		Major Street	Secondary Street	Local Street
a.	Minimum right-of-way width	60 feet	60 feet	50 feet
b.	Minimum traveled-way width	40 feet	30 feet	26 feet
c.	Maximum grade	6%	8%	10%
d.	Minimum grade	1%	1%	1%
e.	Minimum radius of horizontal curve at center line	400 feet	250 feet	125 feet
f.	Minimum length of vertical curve	300 feet*	200 feet*	100 feet**
g.	Minimum length of tangent between reverse curves	300 feet	200 feet	100 feet
h.	Minimum sight distance	400 feet	300 feet	200 feet
i.	Road pavement, shoulders, sidewalks, drainage structures, curbs, etc.	See Town Construction Standards and Specifications.

	*	But not less than 40 feet for each 1% algebraic difference in grade.
	**	But not less than 20 feet for each 1% algebraic difference in grade.

Blocks. Block dimensions shall be at least twice the minimum lot depth in width and at least 400 feet in length but generally not more than 1,200 feet in length. In long blocks, the Board may require the establishment of easements or public ways through the block to accommodate utilities or pedestrian access.

§ 215-22 Lots.

Lots to be buildable. The lot size, width, depth, shape and arrangement shall be appropriate for the type of development and use contemplated, and shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Ordinance, as it may be adopted, or in providing access to buildings on such lots from an approved street. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front yard setback from both streets.

Side lot lines. Side lot lines shall generally be at right angles to street lines unless a variation from this rule will give, in the opinion of the Board, a better street or lot plan. Lot lines shall coincide with municipal boundaries rather than cross them. Where extra width has been dedicated for widening an existing street, lot lines shall begin at such extra-width line.

Access from major streets. Lots shall generally not have their vehicular access from a major street. Where driveway access from a major street may be necessary for several adjoining lots, the Board may require that such lots be served by a combined access drive in order to limit possible traffic hazard on such street. (See § 215-21D, Treatment of major streets.)

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 Engineer.

Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the ownership of the water body among the fees of the adjacent lots. The Board may approve an alternate plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a Town responsibility. No more than 25% of the minimum lot area required under the provisions of the Zoning Ordinance, as it may be adopted, may be satisfied by land under water.

§ 215-23 Reservations and easements.

Parks and open space.

General. In accordance with § 277 of the Town Law, the Board may require either the reservation of land for a park for recreational purposes or payment of money in lieu of land to a trust fund to be used for recreational purposes in the area of the subdivision.

Reservation of land. The Board may require the reservation of land for a park or recreational purposes to be reserved on the plat, but in no case to be more than 10% of the gross area of the subdivision. The location of such reservation shall be in accordance with the Town Comprehensive Plan or Official Map, if such exist, or otherwise where the Board shall deem such reservation to be appropriate. In general, such reservations should have an area of at least two acres and have adequate street access.

Payment of money in lieu of land. Where the Board determines that a suitable park or recreation site of adequate size cannot be properly located in any such plat or is otherwise not practical, the Board may waive the requirement of land reservation, on the condition that the subdivider deposit with the Town Clerk a cash payment in lieu of land reservation. Such payment shall be placed in a trust fund to be used exclusively for the purchase and development of neighborhood sites for parks, playgrounds, or other recreational purposes. The amount of such payment shall be $1,000 for each lot approved on the plat.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Widening or realignment of existing streets. Where the subdivision borders an existing street and additional land is required for realignment or widening of such street as indicated on the Official Map or Town Comprehensive Plan, if such exist, or where the Board deems such reservation necessary, the Board may require that such areas be indicated on the plat and marked "reserved for street realignment (or widening) purposes."

Easements for utilities and drainage. Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within street right-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. Such easements shall be centered on rear or side lot lines.

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 20 feet in width.

Easements for maintenance of slopes. Where steep slopes beyond the street right-of-way may require maintenance, an easement may be required for such purpose.

Responsibility for ownership of reservations. Title to all reservations, if vested in interests other than the subdivider, shall be clearly indicated on the plat.

Improvements.

Monuments and markers. Permanent monuments shall be placed at all block corners, angle points, points of curvature and points of tangency in streets and at intermediate points as required by the Town Engineer. In no case shall there be less than four permanent monuments per block. Monuments shall be set so as to prevent movement by frost upheaval and other pressures. Markers of a material, size and length suitable to the Town Engineer shall be placed at all points where road lines intersect plat boundaries and at all lot corners.

Street improvements. Streets shall be graded and improved with pavement, street signs, sidewalks, streetlighting standards, curbs, gutters, street trees, water mains, sanitary sewers, storm drains, and fire hydrants, except where waivers may be requested, and the Board may waive, subject to appropriate conditions, such improvements as it considers are not requisite in the interest of the public health, safety and general welfare or may result in unnecessary hardship. If underground utilities are required by the Board, they shall be placed between the paved roadway and street right-of-way line, where possible, to simplify location and repair of the lines. The subdivider shall install underground service connections to the property line of each lot before the street is paved. Such grading and improvements shall be approved as to design and specifications by the Town Engineer, who shall require that all pertinent Town standards and specifications shall be met.

Water and sewerage facilities. Facilities for water and sewerage shall be provided in each new subdivision in accordance with the requirements of the appropriate agency having jurisdiction over the planning and installation of these in the area of the subdivision; however, the following minimum requirements of the Town shall be met:

(a)

Central water supply systems shall be designed with adequate pressures, mains and fire hydrants to meet Association of Fire Underwriters' specifications for a Class C protected area.

(b)

All water mains shall be at least six inches in diameter.

(c)

Sanitary sewers shall not be used for stormwater drainage.

(d)

Central sewerage system shall provide a four-inch-minimum-size connection to each lot.

(4)

Public utilities. The Board may accept assurance from each public utility company whose facilities are proposed to be installed. Such assurance shall be in writing, addressed to the Board, stating that such public utility company will make the installations necessary for the furnishing of its services within a specified time, in accordance with the approved plat.

§ 215-24 Drainage improvements.

Removal of spring and surface water. All subdivision shall be related to the drainage pattern affecting the areas involved, with proper provision to be made for adequate storm drainage facilities. 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 previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way where feasible or in perpetual unobstructed easements of appropriate width. A culvert or other drainage facility shall, in each case, be of adequate size to accommodate the potential runoff from the entire upstream drainage area, whether inside or outside the subdivision area. The design and size of this facility shall be subject to the approval of the Town Engineer.

Drainage structure to accommodate potential development upstream. A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, not only the anticipated discharge from the property being subdivided but also the anticipated runoff that will occur when property at a higher elevation in the drainage basin is developed. The Town Engineer shall approve the design and size of facility based on anticipated runoff from the following storm frequencies under conditions of total potential development permitted by the Zoning Ordinance or Town Comprehensive Plan in the watershed:

For watersheds with drainage areas up to 320 acres, all structures should be designed to carry the peak runoff for a twenty-five-year storm.

For watersheds with drainage areas between 320 and 640 acres, the structures should be designed to carry peak runoff for a fifty-year storm.

For watersheds with drainage areas larger than one square mile, all structures should be designed to carry peak runoff for a one-hundred-year storm. The only acceptable method for calculating anticipated runoff shall be computed by the Soil Cover Complex Method as utilized by the Natural Resources Conservation Service of the U.S. Department of Agriculture.

Responsibility for drainage downstream. The subdivider's engineer shall study and submit a written report of the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Town Engineer and Ulster County Soil and Water Conservation District. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a twenty-five-year storm, provision for the storage of the increased runoff must be made by the developer. (See Appendix B, Stormwater Management, found in the Town Soil Report.)

Land subject to flooding. Land subject to periodic or occasional flooding or land deemed by the Planning Board to be uninhabitable shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life or property, or aggravate the flood hazard, but such land within the plat shall be set aside for park purposes in addition to that area which is required by § 215-23A.

Easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction, or both, as the Town Engineer may deem adequate to the purpose, but in no case less than 20 feet in width and of such width as to encompass the flood of record plus three feet in elevation. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities. When a proposed drainage system will carry water across private land outside the subdivision, appropriate rights must be secured and indicated on the plat.

House and lot drainage. Drainage of individual lots and dwellings including footing drains to assure proper runoff from roofs, driveways and paved surfaces shall be required for Planning Board approval. The installation of such facilities shall be required prior to the issuance of a certificate of occupancy.

Storm drainage standards.

The drainage system and/or culverts shall be designed in accordance with established engineering principles, approved by the Town Engineer. The minimum grade of any drainage pipe or culvert shall not be less than 0.05%. No culvert shall be smaller than 18 inches in diameter unless by approval of the Town Engineer. Such drainage shall be installed where natural watercourses cross the highways or at locations which warrant drainage. The width of the trench in which the pipe is placed shall be sufficient to permit thorough tamping of the backfill under the haunches and around the pipe. In no case shall the top of any drainage pipe be less than 18 inches below the finished grade of the pavement. Where soft, spongy or unsuitable soil is encountered or where rocks, boulders, or ledges are present, such shall be removed and replaced with suitable materials and in a manner as directed by the Town Engineer. The pipe shall be laid to true line and grade on the prepared bed of the trench. The installation, whether for corrugated metal pipe or reinforced concrete culvert pipe, shall be in accordance with the standard practice. The backfilling of the trench shall be in accordance with good engineering procedure and as directed by the Town Engineer.

All corrugated metal pipe and reinforced concrete pipe shall conform to the items covering such in the latest New York State Department of Transportation specifications.