The design standards and requirements outlined in this article
will be applied by the Planning Board in evaluating plans for all
proposed subdivisions.
A.
Land requirements. Land shall be suited to the purpose for which
it is to be subdivided. Land subjected to periodic flooding or other
hazards to life, health, or property, shall not be subdivided unless
adequate safeguards against such hazards are provided by the plan
and approved by the Planning Board.
B.
Comprehensive Plan and Official Map requirements. The layout of the
proposed subdivision shall be in general conformity with the features
of developments proposed in the Comprehensive Plan and the Official
Map. The Planning Board will consider the adequacy of the existing
or proposed community facilities to serve the uses proposed in the
subdivision. Where a proposed park, playground, school or other public
use shown in the Comprehensive Plan is located in whole or in part
in a subdivision, the Planning Board may require the dedication or
reservation of such area as may be deemed reasonable. Areas provided
or reserved for such community facilities should be adequate to provide
for building sites, landscaping and off-street parking as appropriate
to the use proposed.
C.
On-lot sewage and water supply. Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities, and evidence indicates that the requirements of Chapter 265, Zoning, are not adequate, the Planning Board may require tests, in accordance with the rules and regulations of the Orleans County Health Department undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size to be necessary, the Planning Board may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
D.
Easements. Easements with a minimum width of 15 feet plus the width
of any required pipe or other improvements shall be provided as necessary
for utilities. To the fullest extent possible, easements shall be
centered on adjacent to rear or side lot lines. Where a subdivision
is traversed by a watercourse, there shall be provided a drainage
easement or right-of-way conforming substantially with the line of
such watercourse and of such width as will be adequate to preserve
natural drainage and to accommodate the twenty-five-year flood area
of a watercourse.
E.
Blocks.
(2)
Pedestrian interior walks may be required by the Planning Board to
assist circulation or provide access to community facilities in blocks
over 1,000 feet or to provide pedestrian walkway to continuity within
a given subdivision. Such crosswalks shall have a width of not less
than 10 feet and a paved walk of not less than four feet.
F.
Storm drainage. Lots shall be laid out to encourage positive drainage
away from proposed building areas and wherever desirable, natural
drainage courses shall be maintained.
G.
Design standards for streets.
(1)
Street right-of-way widths. Minimum right-of-way widths for all proposed
streets shall conform to the requirements set forth in Table 1.
(2)
Geometric standards. Geometric design standards for all proposed
streets shall conform to the requirements set forth in Table 2.
|
Table 1
Street Right-of-Way Width
| ||
|---|---|---|
|
Type of Street
|
Right-of-Way Width
(feet)
| |
|
Major street(a)
|
80
| |
|
Collector street
|
66
| |
|
Minor street
|
50(b)
| |
|
Marginal access street
|
40
| |
|
Alley (for commercial areas only)
|
30
| |
|
NOTES:
| ||
|---|---|---|
|
(a)
|
When the major street is under the jurisdiction of the New York
State Department of Transportation, or the Orleans County Highway
Department, the respective agency will determine the width.
| |
|
(b)
|
The right-of-way of such a street shall be in addition to the
major street to which it is adjacent and parallel.
| |
|
Table 2
Geometric Standards for Streets
| |||||
|---|---|---|---|---|---|
|
Standard
|
Major Street(c)
|
Collector
|
Minor and Marginal Access
|
Alley
| |
|
Maximum grade (a)
|
4%
|
6%
|
10%
|
10%
| |
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
0.5%
| |
|
Minimum vertical sight distance
|
600 feet
|
400 feet
|
150 feet
|
30 feet
| |
|
Minimum center line radius for horizontal curves (b)
|
500 feet
|
300 feet
|
100 feet
| ||
|
NOTES:
| ||
|---|---|---|
|
(a)
|
Vertical curves shall be required at changes of grade exceeding
1% and shall be designed in relation to the extent of the grade change
and to provide the minimum sight distances listed above.
| |
|
(b)
|
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves, and a tangent shall be required
between reverse horizontal curves.
| |
|
(c)
|
All streets which are state or county highways shall conform
to the applicable requirements of the New York State Department of
Transportation, or the Orleans County Highway Department.
| |
H.
Street system layout.
(1)
Proposed streets shall be properly related to such street plans or
parts thereof as may have been officially prepared and adopted by
the municipality and they shall further conform to such county and
state road and highway plans as have been prepared, and/or filed as
prescribed by law.
(2)
The proposed street layout shall provide for the continuation or
projection of existing streets in the surrounding area unless the
Planning Board deems such extension undesirable for specific reasons
of topography or design.
(3)
Streets shall be logically related to the topography to produce usable
lots and reasonable grades.
(4)
Minor streets shall be laid out to discourage through traffic, but
provision for street connections into and from adjacent areas will
generally be required.
(5)
Proposed streets shall be extended to provide access to adjoining
property where necessary.
(6)
Adequate street rights-of-way shall be provided as necessary where
lots of the proposals are large enough to permit resubdivision, or
if a portion of the tract is not subdivided.
(7)
New half or partial streets or new alleys will not be permitted,
except where essential to reasonable subdivision of a tract, in conformance
with the other requirements, and standards contained herein and where,
in addition, satisfactory assurance for dedication of the remaining
part of the street or alley can be secured.
(8)
Wherever a tract to be subdivided borders an existing half or partial
street, the other part of the street shall be platted within such
tract.
(9)
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tract or when designed as culs-de-sac
to serve residential areas.
(10)
New reserve strips, including those controlling access to streets,
shall be avoided.
I.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
60°.
(2)
Multiple intersections involving junction or more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
(3)
Clear sight triangles of 65 feet measured along street lot lines
from their point of junction shall be provided at all intersections,
and no building or shrubs, fences or other obstructions in excess
of three feet in height shall be permitted within such sight triangles.
(4)
To the fullest extent possible, intersections with major streets
shall be located not less than 800 feet apart, measured from center
line to center line.
(5)
Minor streets entering opposite sides of another street shall be
laid out either directly opposite one another or with a minimum offset
of 150 feet, except for major streets which shall have a minimum center
line offset of 400 feet.
(6)
Minimum curb radii at street intersections shall be 20 feet for intersections
involving only minor streets, 30 feet for intersections involving
other type streets, or such greater radius as is suited to the specific
intersection.
(7)
Minimum right-of-way radii at street intersections shall be 30 feet
for all intersections.
(8)
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width in conformance with
Table 1 will be required.
(9)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided having not greater than
3% grades for a distance of one 100 feet measured from the nearest
right-of-way line of the intersecting street.
J.
Uses fronting on major street or abutting highway interchanges. Proposed
uses fronting on major streets shall be subject to the following regulations:
(1)
Setback. All structures fronting on major streets shall be set back
not less than 90 feet from the center line of such street or highway.
(2)
Driveway access points. All structures fronting on major streets
shall be limited to no more than two driveway access points, except
that properties which are less than 100 feet wide shall be limited
to only one driveway access point. Such driveway access points shall
be designed in a manner, which will minimize their interference with
any through traffic on the major street. Such driveway access points
shall not exceed 24 feet in width at any such point.
(3)
Service roads. The Planning Board may require the provision of service
roads, marginal access roads, rear street alleys, reverse frontage
lots, or such other treatment which will provide protection for abutting
properties, or reduce the number of intersections and separate local
and through traffic along any major street.
K.
Park and recreation requirements. The subdivider shall provide and
dedicate a park or parks, suitably located for playground or other
recreational purposes and of a size sufficient to serve the proposed
subdivision. In residential area, the minimum amount of land to be
dedicated shall be one acre of usable land for each 25 dwelling units
with a three-acre parcel as the minimum acceptable unit for dedication
to the Town. In lieu of such a provision, the Planning Board may require
as a condition to the approval of the final plan, a payment to the
Town for such park or recreation use, of an amount equal to the appraised
value of such piece of land having frontage on a public road as determined
by the Planning Board. Any such funds received by the municipality
shall be deposited into a trust fund to be used by the town exclusively
for park, playground or other recreational purposes, including the
acquisition of property.[1]
A.
Application. All subdivisions proposed for residential use shall
conform with the provisions of this section.
B.
Residential lot sizes. Lot dimensions, areas, yards and building setback lines shall be not less than specified by the provisions of Chapter 265, Zoning.
C.
Design of residential lots.
(1)
All lots shall front upon a public street, existing or proposed.
(2)
Side lot lines shall be substantially at right angles or radial to
street lines.
(3)
If remnants of land exist after subdividing, they shall be incorporated
in existing or proposed lots, or dedicated to public use, if acceptable
to the municipality.
(4)
Depth and width of parcels laid out or reserved for nonresidential
use shall be sufficient to provide satisfactory space for off-street
parking and unloading.
D.
Residential blocks.
(1)
Blocks shall not be less than 600 feet in length. In the design of
blocks longer than 800 feet, special consideration shall be given
to the requirements of satisfactory fire protection.
(2)
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots bordering a major
street are approved for use by the Planning Board.
E.
Cul-de-sac street.
(1)
Cul-de-sac streets permanently designed as such shall not exceed
800 feet in length and shall furnish access to not more than 20 dwelling
units. This requirement may be waived where the Planning Board determines
the physical features of the site deem it necessary.
(2)
Cul-de-sac streets shall be provided at the closed end with a paved
turnaround having a minimum radius to the outer pavement edge or curbline
of 70 feet.
(3)
Unless future extension is clearly impractical or undesirable, a
turnaround right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract.
A.
Application. All commercial and industrial subdivisions shall conform
with the provisions of this section.
B.
Location and size. Wherever feasible, commercial and industrial subdivisions
shall have access from major highways and transportation facilities.
Such subdivisions shall be of sufficient size to provide adequate
space for off-street parking, loading and landscaping.
C.
Traffic. Provision should be made in the design of such a subdivision
in a manner which will foster vehicular and pedestrian safety and
which will not interfere with external traffic movements.
D.
Utilities. Where possible, such subdivisions shall be served public
utilities and particular attention shall be given to the disposal
of commercial and industrial wastes. The subdivider shall submit a
preliminary statement, including the use of public utilities (electric,
gas, water and sewage) or provision for such utilities and the disposal
of solid waste.
