A.
Conformity with general plan. The arrangement width, location and
extent of major roads and all minor roads should conform and be in
harmony with the General Plan and road construction standards of the
Town. All roads shall be installed at the expense of the subdivider
and shall meet the requirements of the Planning Board based on existing
and planned roads, topography, public safety, convenience and proposed
uses of land. The Town Highway Superintendent shall be consulted by
the Planning Board for an advisory opinion before the approval of
any new road.
B.
Arrangement. Residential minor roads shall be designed to discourage
through traffic, whose origin and destination is not within the subdivision.
Road intersections shall be as near to right angles as possible and
shall be separated from one another at a distance specified by the
Planning Board and Town Highway Superintendent to promote safe traffic
circulation.
C.
Location. When a proposed subdivision is adjacent to or contains
a State Highway, the Planning Board may seek information from the
New York State Department of Transportation as to the status of said
highway in reference to right-of-way and direction. The Planning Board
may require a marginal road approximately parallel to and on each
side of such a right-of-way at a distance suitable for an appropriate
use of the intervening land as for park purposes in residential district,
or for commercial or industrial purposes. Such distance shall also
be determined with due regard for the requirements of approach grades
and future grade separation. Railroad right-of-way shall receive similar
consideration.
D.
Dead-end roads. Each dead-end road shall be provided with a turnaround
deemed sufficient by the Town Highway Superintendent and Planning
Board for snow plowing. Dead-end roads designed to be so permanently
shall not be permitted unless provided with a turn-around.
E.
Half roads. Dedication of a half road shall be prohibited.
F.
Access. In commercial and industrial districts, definite and assured
provision shall be made for service access such as off -road parking,
loading and unloading consistent with and adequate for the uses proposed.
G.
Names and numbers. Names of new roads shall not duplicate existing
or platted roads. New roads which are extended or in alignment with
existing roads shall bear the name of the existing roads. House numbers
shall be assigned in accordance with the house numbering system now
in effect in the Town.
H.
Road signs. The subdivider shall provide and erect road identification
and traffic control signs of a type to be approved by the Town Board
on all roads prior to acceptance of the constructed roads.
I.
Trees. If roadside trees are provided, they should be outside of
the road right-of-way and planted in such a manner as not to impair
visibility at any corner or corners.
Sidewalks may be required and shall be installed as follows:
A.
Sidewalks shall be installed at the expense of the subdivider, at
such locations as the Planning Board may deem necessary.
B.
Sidewalks must be constructed to comply with the detail specifications
of the Planning Board.
C.
Sidewalks shall be concrete (3,000 pound minimum strength) or other
approved material, and have a minimum width of four feet in residential
areas, and five feet in commercial and industrial areas. They shall
be four inches thick at driveway crossings where the sidewalk shall
be six inches thick and reinforced.
D.
Sidewalk construction design shall include accommodations for the
handicapped.
Public utility improvements may be required and shall be installed
as follow:
A.
Fire protection. Hydrants to be of size, type and location specified
by the Insurance Services Organization. System shall be reviewed by
the Town Fire Department.
B.
Streetlighting. Poles, brackets and lights to be of size, type and
location approved by the local power company.
C.
Electricity. Power lines shall be placed underground and shall be
approved by the local power company.
D.
Utility services shall be located from six to eight feet from the
front property line to the center line of the utility service, between
the sidewalk and curbline.
Adequate water supply shall be available to the subdivision.
All water supply systems shall meet the requirements of the New York
State Sanitary Code, receive approval of the Planning Board and be
installed at the expense of the subdivider.
A.
All individual wells shall be designed in accordance with Appendix
5-B of the State Sanitary Code, entitled Standards for Water Wells
and Supplemental Information. Test well data shall be provided for
at least 10% of the proposed lots and for each test well a twelve-hour
pump test shall be conducted. The results of such tests shall be submitted
to the Planning Board.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
If, in the opinion of the Planning Board, it is feasible and desirable
to require a public water supply system, such system shall receive
approval of the New York State Department of Health.
Adequate sewage disposal systems shall be provided by the subdivider
and all systems shall meet the requirements of the New York State
Sanitary Code and receive approval of the Planning Board.
A.
Individual septic systems shall be installed in accordance with Appendix
75-A of the State Sanitary Code, entitled Wastewater Treatment Standards
- Residential Onsite Systems. Perk tests and deep hole tests shall
be performed for at least one third of the total number of lots in
the subdivision.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
If, in the opinion of the Planning Board, it is feasible and desirable
to require a community sanitary sewage system, such system shall receive
any necessary approvals from the New York State Departments of Health
and Environmental Conservation.
A.
Location. All lots shall abut by their full frontage on public roads
and/or ensure suitable access.
C.
Double-frontage lots. Frontage on two roads other than corner lots,
shall be discourages.
D.
Pedestrian easements. In order to facilitate pedestrian access from
roads to schools, parks, play areas or nearby roads, perpetual unobstructed
easements at least 20 feet wide may be required by the Planning Board.
In heavy traffic areas, sidewalks may be required in addition.
F.
Lot lines. Side lot lines shall be approximately at right angles
to the road or radial to curved roads. Other arrangements of lot lines
may be approved by the Planning Board if topography, development plans
or other factors indicate such to be advantageous.
G.
Corner lots. Lots for residential use shall have extra width to permit
appropriate building setbacks from and orientation to both roads.
Unique physical features such as historic landmarks and sites,
rock outcrops, hill-top lookouts, desirable natural contours, and
similar features shall be preserved where possible. Also streams,
lakes, ponds and wetlands shall be left unaltered and protected by
easements. All surfaces must be graded and restored within six months
of completion of subdivision so no unnatural mounds or depressions
are left. Original topsoil moved during construction shall be returned
and stabilized by approved methods. Damage to existing trees should
be avoided.
A.
Consideration shall be given to the allocation of areas suitably
located for community purposes as indicated on the General Plan and
be made available by one of the following methods:
(1)
Dedication to the Town Law.
(2)
Reservation of land for the use of property owners by deed or covenant.
(3)
Reservation for acquisition by the Town within a reasonable period
of time. Said reservation shall be made in such manner as to provide
for a release of the land to the subdivider in the event the Town
does not proceed with the purchase.
B.
The Planning Board may require the reservation of such other areas
or sites of a character, extent and location suitable to the needs
of the Town of water plants, sewage treatment plant and other community
purposes not anticipated in the General Plan.
As a safety measure for the protection of the health and welfare of the people of the Town, that portion of a proposed lot which is found to be unsuitable for subdivision due to harmful features (e.g., drainage problems) shall not be subdivided until adequate methods are formulated by the subdivider and approved by the Planning Board. Before final approval, the subdivider shall, in lieu of the improvements, provide installation guarantees as indicated in Article VI.
