Town of Kendall, NY
Orleans County
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A. 
Minimum improvements and construction standards required of all subdivisions shall be set forth in this article, and as listed in Table 3. Where not set forth, they shall be in accordance with the building standards as adopted by the Town Board. Alternate improvement standards may be permitted if the Planning Board deems them equal or superior in performance characteristics to the specified improvements. Additional or higher type improvements may be required in specific cases by the Planning Board in order to create conditions essential to the health, safety, morals, and general welfare of the citizens of the municipality.
B. 
The Planning Board may, subject to appropriate conditions, waive the provision of any or all such improvements and requirements, which in its judgement are not required in the interest of the public health, safety, and general welfare or which are inappropriate because of the inadequacy of connecting facilities.
A. 
Monuments.
(1) 
There should be at least one monument per lot. Monuments shall be placed so that the scored or marked point shall coincide with the intersection of the lines to be marked, and shall be set so that the top of the monument is level with the surface of the surrounding ground. Monuments shall be readily visible and shall be set at the intersection of all lines forming angles in the boundary of the subdivision and at all block corners. Monuments may be of the following two types:
(a) 
Cut stone four inches by four inches by 48 inches long with a drill hole in the center.
(b) 
Concrete four inches by four inches by 48 inches long properly marked at the center.
(2) 
The proposed replacement of any existing monuments shall be clearly indicated on the final plan.
B. 
Markers. Iron pin markers shall be set at the beginning and ending of all curves along street property lines, at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; and at all corner lots. Markers shall consist of a steel pipe at least 18 inches long and not less than 3/4 inch diameter.
A. 
The provision of street pavement, curbs, and sidewalks on all proposed or required public streets shall be as shown on Table 3. All streets shall be graded, surfaced, and improved to the grades and dimensions shown on plans, profiles, and cross-sections submitted by the subdivider and approved by the Planning Board.
B. 
Table 3 specifies those improvements, which are the responsibility of the subdivider. In the case of major streets, the State Department of Transportation or the County Highway Department may provide additional improvements over and above those required to be installed by the subdivider.
A. 
Street signs and streetlighting shall be provided at appropriate locations on all streets. The type, height, and design shall be approved by the Planning Board. Street names shall be approved by the Planning Board and house numbers according to Town standards shall appear on the final plan.
B. 
Trees shall be provided in all residential subdivisions of a type compatible with local conditions. Such trees shall be planted in the front yard setback area spaced at intervals of not more than 50 feet. The size, type, and species of such trees shall be approved by the Planning Board.
A. 
Provision of water supply. Where public water supply, in the opinion of the Planning Board, is reasonably accessible, the subdivision shall be provided with a complete water distribution system including a connection for each lot and appropriately spaced fire hydrants which shall not be greater than 500 feet apart. Where public water supply is not within reasonable distance, an alternate supply, approved by the Orleans County Health Department, shall be furnished.
B. 
Location of water lines. Where public water lines are installed, all such water lines shall be located between the curbline and the property line within any street right-of-way.
A. 
Public sewer system. Where the public sanitary sewer, in the opinion of the Planning Board, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the publics system.
B. 
On-lot sewage and water tests. Where evidence indicates that the minimum lot size requirements specified in other sections of this chapter or in any applicable zoning ordinance are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Planning Board shall require that the subdivider request the Orleans County Health Department to make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. In all such cases, a certificate from such Health Department indicating that the proposed facilities are adequate shall be prerequisite to final approval of the plan.
C. 
Capped sewers. Where the municipality has a plan for extending the public sanitary sewer system into an area that is being subdivided, and it is reasonably expected that the area will be served by the public system within a period of five years, capped sewers shall be installed to adequately serve all lots in the proposed subdivision.
D. 
Location of sewer lines. Whenever sanitary sewers are provided, they shall be located as near to the center line of any street right-of-way as is reasonable possible and all such sewer lines shall provide service connections to the property line of each and every lot, said service connections being properly capped.
E. 
Type of sewer system. Combined sanitary and storm sewer systems shall not be permitted.
F. 
Manholes. Sanitary sewer manholes will be provided at all changes in grade and direction and in no instance shall the distance between said manholes exceed 400 feet.
A. 
Provision of storm sewers. Storm sewers and related drainage facilities shall be installed when, in the opinion of the Planning Board, it is deemed necessary to provide adequate drainage for the subdivision. Such facilities shall provide a clear channel adequate to handle runoff from a ten-year storm.
B. 
Purpose of storm sewers. When storm sewers, culverts, and related installations are provided, they shall be designed as follows:
(1) 
To permit unimpeded flow of natural watercourses;
(2) 
To insure adequate drainage of all low points along the line of streets; and
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained, and at all intersecting streets.
C. 
Special problems. In the design of storm sewage installations, special consideration shall be given to avoidance of problems, which may arise from concentration of stormwater runoff over the adjacent properties.
D. 
Construction standards. All drainage structures, culverts, boxes, grates, etc., shall conform to the current specifications of the Town Board and Town Engineer.
A. 
Electric power, telephone and television community antenna lines. All subdivisions shall have easements provided for the installation of electric power and telephone utility lines to serve each and every lot, and provision shall be made, when necessary, for the location of television community antenna lines to be installed in said easements. Electric power antenna lines and telephone utility lines shall be installed underground, and may be required to be installed along the rear property lines.
B. 
Gas transmission lines. When any subdivider proposes to provide gas transmission lines within a subdivision, said gas transmission lines shall be installed underground between the curbline and the property line of any street right-of-way located on the opposite side of the street from water lines, or along the rear property lines.
The subdivider shall install the required improvements under the supervision of the building official. The subdivider shall guarantee the installation and maintenance of the minimum improvements in the following manner prior to the approval of the final plan:
A. 
By posting with the Town Clerk, a certified check or bond running to the municipality in an amount sufficient to cover the full cost of installing the required improvements as estimated by the building official. In case of a bond files, it shall also: be with surety satisfactory to the Planning Board; and it shall specify the time for the completion of the improvements and installations, such time to be satisfactory with the Planning Board.
B. 
By posting a maintenance bond to guarantee maintenance and repair of the streets in the subdivision for one year after the construction has been approved by the Planning Board and acceptance of improvements has been consummated by the municipality.
Table 3
Pavement, Curb, and Sidewalk Requirements
Type of Subdivision
Residential Lot Area
(square feet)
Per Unit Under 20,000 to Over
Type of Street
Nonresidential
(feet)
20,000
(feet)
30,000
(feet)
30,000
(feet)
Major street(a)
Pavement width and type (including shoulders)
44 (A)
44 (A)
44 (A)
44 (A)
Curb type required
B
B
B
B
Sidewalk width and type
8 (D)
6 (D)
6 (D)
4 (D)
Collector street
Pavement width and type (including shoulders)
36 (A)
36 (A)
36 (A)
36 (A)
Curb type required
(B)
(B), (C)
(B), (C)
(B), (C)
Sidewalk width and type
6 (D)
5 (D)
4 (D)
4 (D)
Minor and marginal access street
Pavement width and type (including shoulders)
36 (A)
28 (A)
28 (A)
28 (A)
Curb Type Required
(B)
(B), (C)
(C)
Sidewalk width and type
5 (D)
4 (D)
Alley
Pavement width and type (including shoulders)
24 (A)
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 requirements. The letters in the Table (A through D) refer to the following proposed construction standards.
Street pavement
A.
Street pavement standards shall be in accordance with the provisions established by the Town Board and the Town Engineer or Highway Superintendent.
Curb types
B.
Plain cement, reinforced concrete curb; 8 inches at the top, 9 inches at the bottom and 24 inches in height with the slope at the street side.
C.
Valley gutter: plain cement, reinforced concrete curb; 24 inches wide, 9 inches high at maximum width.
Sidewalks
D.
Concrete sidewalk; 4 inches in thickness, placed on 4 inches of cinder or crushed stone base.