The Planning Board, in considering an application for the subdivision of land, shall be guided by the policy considerations specified in § 150-3 of these regulations and the following standards.
Existing features which would add value to residential development,
such as large trees, watercourses, historic spots and similar irreplaceable
assets, shall be preserved, insofar as possible, through harmonious
design of the subdivision.
A.
B.
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.
C.
Intersections. Intersections of major streets by other streets shall
be at least 1,000 feet apart, if possible. Cross (four-cornered) street
intersections shall be avoided, except at important traffic intersections.
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.
Layout of minor streets. Minor streets shall be so laid out that
their use by through traffic will be discouraged.
F.
Treatment of arterial streets. Where a subdivision abuts or contains
an existing or proposed arterial street, the Planning 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.
G.
Treatment of railroad or limited access highway rights-of-way. Where
a subdivision borders on or contains a railroad right-of-way or limited
access highway right-of-way, the Planning Board may require a street
approximately parallel to and on each side of such right-of-way, at
a distance suitable for the appropriate use of the intervening land,
such as for park purposes in appropriate districts. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
H.
Half-width streets. Half-width streets shall be prohibited except
where it is necessary to provide the remaining half of a previously
approved half-width street.
I.
Minimum curvature. When continuing street lines (projected right-of-way tangents) deflect from each other at any one point by more than 10°, they shall be connected by a curve with a radius at the inner street right-of-way line determined from the alignment standards specified in Subsection J below.
J.
Alignment standards in relation to design speeds. Alignment standards
in relation to design speeds are provided in the following table:
|
Design Speed
(miles per hour)
|
Minimum Radius of Horizontal Curves
(feet)
|
Maximum Percent of Grade
|
Minimum Forward Sight Distance
(feet)
|
Minimum Length of Vertical Curve for Each 1% of Change
in Grade
(feet)
| |
|---|---|---|---|---|---|
|
20
|
100
|
10
|
150
|
10
| |
|
25
|
200
|
10
|
175
|
15
| |
|
30
|
250
|
10
|
200
|
20
| |
|
35
|
350
|
10
|
250
|
30
| |
|
40
|
450
|
8
|
275
|
35
| |
|
45
|
600
|
8
|
325
|
55
| |
|
50
|
750
|
8
|
350
|
70
|
K.
Pavement of gutters. Where street grades exceed 5%, gutters shall
be paved.
L.
Alleys.
(1)
Alleys may be provided in residential, commercial and industrial
districts as private accessways.
(2)
Intersections of alleys and sharp changes in alignment shall be avoided,
but, where necessary, corners shall be cut off sufficiently to permit
safe vehicular movements.
(3)
Dead-end alleys shall be avoided when possible but, if unavoidable,
shall be provided with adequate turnaround facilities at the dead
end, as determined by the Planning Board.
M.
Design standards. Streets shall meet the following standards, unless
otherwise indicated on the Town Plan:
|
Local Roads
| ||||||
|---|---|---|---|---|---|---|
|
Collector Secondary
|
Minor
|
Marginal Access
|
Cul-de-sac
|
Alley
| ||
|
Minimum right-of-way width (feet)
|
60
|
50
|
50
|
50 (Turnaround radius: 65 feet)
|
20
| |
|
Minimum pavement width (feet)
|
36
|
28
|
28
|
28
|
18
| |
|
Maximum grade (percent)
|
8
|
10
|
10
|
10
|
10
| |
|
Minimum grade (percent)
|
1.0
|
1.02
|
1.02
|
1.02
|
12
| |
|
Minimum curb radii (feet)
|
20
|
20
|
20
|
20
| ||
|
Minimum tangent length between reverse curves (feet)
|
200
|
1
|
1
|
1
|
1
| |
|
Maximum grades within 150 feet of center-line intersections
(percent)
|
1.5
|
1.5
|
1.5
|
1.5
|
1.5
| |
|
Minimum distance between center-line offsets at street jogs
(feet)
|
150
|
150
|
150
|
150
|
No standards
| |
|
Maximum length of cul-de-sac3 (feet)
|
800
| |||||
|
Minimum outside radius of cul-de-sac pavement (feet)
|
45
| |||||
|
Angle at intersections of street center lines (degrees)
|
90
|
90
|
90
|
90
| ||
|
1
|
One hundred feet except where excessive grades may be reduced
to reasonable grades by shortening tangent.
| |
|
2
|
Grades under 1.0% acceptable when approved stormwater drainage
facilities are provided.
| |
|
3
|
Except where, in the judgment of the Planning Board, the cul-de-sac
does not impose any problem and constitutes a positive design feature.
| |
|
Note: Standards are not shown for arterial streets, as they
would in all probability be built by the state or county.
| ||
N.
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.[3] 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.
[3]
NOTE: As it may be adopted.
O.
Permanent dead-end streets (culs-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.
P.
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.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined with due
regard to:
(2)
Irregular-shaped blocks or oversize blocks indented by culs-de-sac,
parking courts or loop streets and containing interior block parks
or playgrounds will be acceptable when properly designed, as determined
by the Planning Board. Such blocks shall include adequate off-street
parking, facilities for pedestrian access from streets to all lots,
proper easements for utility lines and satisfactory provision for
maintenance of park and open space, where included.
(3)
Nonresidential blocks intended for commercial or industrial use shall
be of such length and width as is suitable for their prospective use.
Such blocks shall include adequate provisions for off-street parking
and servicing.
B.
Design standards.
(1)
Block lengths shall not exceed 1,200 feet or be less than 400 feet;
except, however, that blocks abutting on designated arterial streets
shall be not less than 1,000 feet and may exceed 1,200 feet.
(2)
Blocks over 800 feet in length may be required to have a crosswalk,
if necessary, to facilitate pedestrian circulation to a school, park,
recreation area, shopping center or other similar neighborhood facility.
A.
General planning standards.
(1)
The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision and for the type of development and use proposed; and 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. These considerations shall be subject to the minimum established by Subsection B of this section.
(2)
Where a watercourse separates the buildable area of a lot from the
access street, provisions shall be made for the installation of a
culvert or other structure, of a design approved by the Town Superintendent
of Highways.
(3)
Side lot lines shall be substantially at right angles or radial to
street lines.
(4)
Double-frontage and reverse-frontage lots shall be avoided except
where essential to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
and orientation. An easement of suitable width, across which there
shall be no right of access, may be required along the line of lots
abutting such traffic artery or other disadvantageous use. As an alternate,
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 driveway in order to limit possible traffic hazard
on such street.
(5)
The plat shall provide each lot with satisfactory access to an existing
public street or to a subdivision street that will be ceded to public
use at the time of final plan approval. Private streets may be permitted
only by resolution of the Town Board.
(6)
Corner lots and lots adjacent to pedestrian crosswalks shall have
extra width of at least 10 feet or as required by the Zoning Ordinance,
to permit appropriate building setback from the orientation to side
streets or crosswalks.
(7)
Radius corners shall be provided on the property line substantially
concentric with the curb radius corners.
A.
Public sites and open spaces. The Planning Board may require adequate,
convenient and suitable areas for parks and playgrounds, or other
recreational purposes, to be reserved on the plat, but in no case
more than 10% of the gross area of any subdivision. The area shall
be shown and marked on the plat "reserved for park or playground purposes."
B.
Dedications.
(1)
Where a dedication is required, it shall be accomplished as follows.
The subdivider shall provide not less than 10% of the gross area of
the subdivision as shown on the preliminary layout. Where such dedication
would amount to less than two acres, the subdivider shall, in lieu
thereof, pay a fee to the Town for each lot in his subdivision, to
be computed as follows: average value of one acre of undeveloped land
adjacent to a public road within 1/4 mile of any point within that
subdivision, divided by 50 dwelling units, equals the fees per lot.
(2)
Moneys received by the municipality from such payments shall be placed
in a parkland acquisition and development fund, such moneys to be
expended for acquiring parklands.
C.
Unusable areas or areas bordering watercourses. Unusable areas or areas bordering streams, lakes or other watercourses may be given special consideration by the Planning Board in excess of the minimum established by Subsection B above. The Town may accept these areas as a gift or may purchase them should they be desirable for public open spaces.
D.
Reservation of areas in excess of minimum dedications. Where such
sites and open spaces are not shown on the Town Plan,[1] and where deemed essential by the Planning Board upon
consideration of the particular type of development proposed in the
subdivision, and especially in large-scale developments, the Planning
Board may require the dedication or reservation of areas in excess
of the minimum dedication.
[1]
NOTE: As it may be adopted.
E.
Realignment or widening of existing streets. Where the subdivision
borders an existing street and the Official Map[2] or Town Plan[3] 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 "reserved for street alignment (or widening) purposes."
F.
Utility and drainage easements.
(1)
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. Such easements shall be
centered on rear or side lot lines.
(2)
All subdivisions shall be related to the drainage pattern affecting
the areas involved, with proper provision to be made for adequate
storm drainage facilities. Storm drainage plans shall reflect potential
surface runoff within the drainage area after development and shall
comply with the requirements of the Town Engineer.
(3)
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a storm easement or drainage right-of-way
conforming substantially with the lines of such watercourse, and of
such width as to encompass the twenty-five-year flood area of such
watercourse.
(4)
Right-of-way for storm drainage must be sufficient for facilities
to handle 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.
G.
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.
H.
Responsibility for ownership of reservations. Ownership shall be
clearly indicated on all reservations.
