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:
(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:
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.
|
