A.
These standards are issued as guides for design and
construction of facilities by private developers. They are formulated
so that all facilities may eventually be accepted for maintenance
by the town. Within this objective, adequate design life, ease of
operation and maintenance and standardization have been given primary
consideration. Each facility shall be designed and constructed as
part of a future complete system.
B.
Any standard or specification referred to shall be
understood to be the current version of that standard or specification.
The Board may require higher standards where it believes they are
justified. The Board will also consider approval of a design or construction
method which is not included in these standards.
C.
All design and construction shall be in accordance
with the current editions of design and Construction Standards of
the Town of Moreau Highway Department, Water Department and Sewer
Department, if such standards exist.
D.
The list of approved material is under constant review
by the Board and submission of requests for inclusion of such new
material is encouraged. Such requests should be substantiated by test
results, specifications and other data. Listing of a material or component
in the list of approved materials or approval of new material does
not prevent the Board from requiring inspections or tests deemed by
the Board to be necessary before such material or component is installed.
E.
In general, the subdivision plat, plans and profiles
included in the final submission shall include enough detail to show
compliance with design standards. The Board may require the submission
of design calculations for review by the town's Engineer.
F.
Compliance with all standards cited herein will be
required prior to final approval for construction. Failure to do so
shall prevent the issuance of building permits for construction on
the individual lots.
A.
General. Procedure shall include tension, temperature
and slope corrections to distance measurements, adjustment of closed
baseline traverses, presentation of all necessary data clearly and
completely and the use of proper methods to obtain the required standards
of accuracy cited in the Code of Practice.
B.
Mapping accuracy. The limits of error in any map shall
not exceed 1/10 inch between points as scaled on the original map.
The elevation error shall not exceed 1/2 the contour interval.
C.
Monuments and bench marks.
(1)
Monuments shall be reinforced concrete or stone four
inches square, a minimum of three feet long.
(2)
There shall be a minimum of two monuments within each
subdivision to control the location of lot corners and road lines.
If these monuments are at road intersections or along road lines,
they should not be set until the road has been constructed. They should
be in position when the Town Highway Superintendent inspects the road
prior to dedication.
(3)
The number of monuments to be set should depend on
the size of the subdivision. In general, a pair of intervisible monuments
should be set along each road.
(4)
The record map should show the location of the monuments
to be set, along with the coordinate values and elevation of the top
of each monument. The elevation of the monuments should be referred
to sea level datum, as established by the United States Geological
Survey. Where applicable, monuments shall be tied into the Saratoga
County Geodetic Monumentation Network as established by the Saratoga
County Geodetic Survey Monumentation Law.
(5)
If an elevation control monument does not exist within
one mile of the subdivision, then the elevation shown on the United
States Geological Survey topographic map, at the nearest road intersection,
shall be used as a bench mark and so noted on the subdivision map.
D.
Permanent markers. Each lot in the subdivision shall
be indicated by permanent iron rod markers, set in the ground, designating
each corner and change of direction.
A.
Land to be subdivided shall be of such character that
it can be used safely for building purposes without danger to health.
B.
Property or any part thereof which has been clear-cut
within the last five years will not be considered for subdivision.
Precautions shall also be taken to protect existing trees and shrubbery
and protected plants or endangered species during the process of grading
the lots and roads. Where there is a question as to the desirability
of removing a group of trees which serve to add interest and variety
to the proposed subdivision in order to allow for use of the land
for a lot or lots, the Planning Board may, after proper investigation,
require modification of such lots. Where any land other than that
included in public rights-of-way is to be dedicated to the public
use, the developer shall not remove any trees from the site without
written permission from the Planning Board.
(1)
To the fullest extent feasible, all existing trees
and shrubbery and endangered/protected species shall be conserved
by the subdivider. Special consideration shall be given to the arrangement
and ultimate improvement or development of the lots to this end.
(2)
Where a subdivision is traversed by a natural lake,
pond or stream, the boundaries or alignment of said watercourse shall
be preserved unless, in the opinion of the Planning Board, a change
or realignment will enhance the development and beauty of the subdivision
or the utilization of such features by the future residents of the
subdivision. All proposed changes in watercourse alignment shall be
in accordance with the Environmental Conservation Law.
(3)
Unique physical features such as historic landmarks
and sites, rock outcroppings, hilltop lookouts, desirable natural
contours and similar features shall be preserved if possible.
(4)
The subdivider shall not be permitted to leave any
surface depressions which will collect pools of water. This shall
not preclude the use of retention or detention basins as part of a
stormwater management program.
(5)
The subdivider shall not be permitted to leave any
piles or mounds of dirt or other debris or materials around the tract.
All surfaces shall be restored within six months of the time of the
completion of the section of the subdivision.
(6)
Floodplain.
(a)
Mapping. If any portion of the land within the
subdivision is subject to inundation or flood hazard by stormwater,
such fact and portion shall be clearly indicated on the preliminary
and subdivision plats and the prominent note on each sheet of such
map whereon any such portion shall be shown.
(b)
Use. Land subject to flooding and land deemed
by the Planning Board to be otherwise uninhabitable shall not be platted
for residential occupancy nor for such other uses as may increase
danger to health, life or property or aggravate the flood hazard.
The maximum buildable lots for a conventional
subdivision shall be calculated as follows: From the total area of
the property to be subdivided, subtract:
A.
The area to be occupied by the proposed streets rights-of-way;
and
B.
The area to be set aside for other public use such
as park land; and
C.
Any unbuildable areas of the lot such as wetlands,
rock outcrops, slopes over 25% and bodies of water; then divide the
resulting figure (the remaining acreage) by the lot size allowed in
the zone in which the lots will be located.
[Amended 6-14-1994 by L.L. No. 1-1994]
The town streets and roads shall include public
streets and roads in all sections of these regulations.
A.
The design and construction of all streets and roads
shall be in accordance with the Moreau Highway Department's Design
and Construction Standards current edition.
B.
Relationship to natural features.
(1)
All streets and roads shall be logically related to
the existing topography, soil, vegetation and other natural features
and shall be coordinated into the logical and efficient system. All
roads shall be arranged so as to obtain a maximum number of building
sites at or above the grade of the roads.
(2)
Grades of roads shall conform as closely as possible
to the original topography, except that in all cases the provisions
concerning road grades of this Article shall be observed.
(3)
Installation of all utility distribution and service
lines shall be planned at the time road layout is determined. For
these purposes, areas with steep slopes, shallow soils, with a water
table at or near the surface and soils that are highly susceptible
to erosion or slippage shall be avoided insofar as practical.
(4)
Road layout shall minimize stream crossings and be
perpendicular to the stream.
(5)
Easements. An easement shall be provided for all natural
drainageways and all utility lines when such utility line or lines
do not fall within a dedicated right-of-way. All easements shall be
plotted on the preliminary plat and subdivision plat. A clause shall
be inserted in the deed of each lot affected by an easement indicating
that the easement exists and its purpose. Except as further required
in this section, easements shall have a minimum width of 10 feet.
Where a subdivision is traversed by a drainageway, channel or stream,
a drainageway easement conforming substantially with the lines of
such watercourse shall be provided. The easement shall be 20 feet
wide or such width as will be adequate to preserve natural drainage
and provide sufficient width for maintenance. Where it is found that
additional easement width is needed, width shall be determined by
the Planning Board. Prior to the completion of the roadway, all utility
lines which are primarily intended to provide service to the lots
within the subdivision shall be installed underground at a depth and
at such location as will minimize risk of interruption of services.
C.
Intersections. In general, all streets and roads shall
intersect so that for a distance of at least 100 feet, each street
is approximately at right angles to the street it joins. Local street
intersections with collector streets shall be separated by at least
600 feet. Local street intersections with arterial highways shall
be held to a minimum and shall be spaced at least 1,000 feet apart.
D.
Special treatment along certain highways. When a subdivision
abuts or contains an arterial or collector highway, the Planning Board
may require that no lot front or have direct access on said highway.
The Planning Board may also require marginal access streets, reverse
frontages, screen plantings in nonaccess reservations along property
lines, deep lots with rear service alleys and other designs deemed
necessary to protect neighboring properties and community aesthetics
and separate through traffic from local traffic. If the Planning Board
finds the foregoing unfeasible, then lot frontages may be increased
by as much as 100% of the authorized lot width within the applicable
zone to a maximum lot frontage of 250 feet. Residential subdivisions
on arterial highways shall have two-hundred-fifty-foot frontages on
said highways. Turnarounds shall be required on all lots fronting
on arterial highways and may be required on collector highways. The
Planning Board shall examine proposed frontages, applicable zoning
density, applicable lot widths, current and anticipated traffic patterns
and volumes, sight distances, drainage, topography and any other criteria
it deems relevant in determining special treatment.
[Amended 6-14-1994 by L.L. No. 1-1994]
E.
Local streets. Subdivisions shall be so designed as
to provide a street pattern which shall be based upon a local residential
street pattern connected to a residential collector street system.
Local streets shall be laid out so that their use by through traffic
will be discouraged.
F.
Dead-end streets.
(1)
Dead-end residential streets with culs-de-sac will
be permitted whenever the Board finds that such type of development
will not interfere with normal traffic circulation in the area. In
the case of dead-end streets, the Board may require the reservation
of a twenty-foot wide easement to provide for continuation of pedestrian
traffic and utilities to the next street when the Board, in its discretion,
feels such easement is necessary or desirable. Subdivisions containing
35 lots or more shall have at least two street connections with existing
public streets. In the case of an internalized subdivision, the requirements
for two entrances may be satisfied by a provision of a double-width
[two times standard road width] road from the main connecting street
to the first intersection street. A planted center island will be
required in a double-width roadway and an increase in the right-of-way
will be required to provide for the planted center island.
(2)
When a planted island is proposed, the subdivider
shall indicate on the plan who shall maintain such.
G.
Continuation of projection of certain streets. The
arrangement of streets in the subdivision shall provide for the continuation
of principal streets of adjoining subdivisions, and for proper projection
of principal streets into adjoining properties which are not yet subdivided,
in order to make possible necessary fire protection, movement of traffic
and the construction or extension, presently or when later required,
of needed utilities and public services such as sewers, water and
drainage facilities. Where, in the opinion of the Planning Board,
topographic or other conditions make such continuation or projection
undesirable or impracticable, this requirement may be modified. Right-of-way
for future connection links shall be deeded to the town at the time
of street dedication. However, connector links shall not be constructed
unless necessary for the subdivision and, if constructed, shall be
served by an appropriate turnaround in accordance with the requirements
herein.
H.
Other required streets. 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 (as for park purposes in residential
districts or for commercial or industrial purposes in appropriate
districts). Such distance shall also be determined with due regard
for the requirements of approach grades and future grade separations.
I.
Location. Streets shall follow low land, excepting
wetlands, whenever feasible. When a subdivision street intersects
an existing street, the Board may require the owner to improve the
existing street within 100 feet of said intersection to meet the requirements
of these regulations for intersection design.
J.
Street design.
(1)
A curve shall be required whenever a collector or
local street deflects more than 10°. A curve shall be required
for any deflection in an arterial street. Minimum center line radius
for horizontal curves shall be as follows:
|
Street Type
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Collector
|
300
| |
|
Local
[Amended 6-14-1994 by L.L. No. 1-1994] |
100
| |
|
Marginal access
|
200
|
(2)
A tangent of at least 50 feet shall be required between
reverse curves, except where the topographical conditions of the site
being subdivided would require a lesser radius or tangent without
disturbing major portions of unexcavated soil and foliage.
(3)
Street grades.
(a)
Maximum street grades shall be as follows:
|
Street Type
|
Maximum Grade
(percent)
| |
|---|---|---|
|
Collector
|
8
| |
|
Local
|
10
| |
|
Marginal access
|
10
|
(b)
Street grades shall not be less than 0.75%.
Grades at street intersections shall be held to a maximum of 3% for
a distance of 100 feet from the edge of pavement of the intersected
street. Vertical parabolic curves shall be introduced at changes of
grade exceeding an algebraic difference of 1% and shall provide the
following minimum sight distances:
|
Street Type
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
Collector
|
250
| |
|
Local
|
100
| |
|
Marginal access
|
100
|
(4)
Street intersection.
(a)
T-intersections shall be used in residential
areas where practical. Intersections of more than two streets shall
be prohibited. Intersecting streets shall be laid out so as to intersect
at 90°. Any change in street alignment to meet this requirement
shall be at least 100 feet from the pavement edge of the intersected
street.
(b)
Street right-of-way lines and roadways at intersection
shall be rounded with a radius determined from the following table
by the higher type of street in the intersection:
|
Street Type
|
Minimum R.O.W.D. Radius
(feet)
|
Roadway Radius
(feet)
| |
|---|---|---|---|
|
Arterial
|
Varies
|
Varies
| |
|
Collector
|
22
|
40
| |
|
Local
|
7
|
25
| |
|
Marginal access
|
2
|
20
|
(c)
Streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
(d)
Sight distances at intersections shall meet
the requirements of New York State Department of Transportation's
design standards.
(5)
Dead-end streets. Dead-end streets shall not be longer
than 1,000 feet and shall be provided with a turnaround at the closed
end, having a street right-of-way diameter of at least 140 feet and
an outside edge of pavement diameter of at least 100 feet. The island
left in the turnaround shall be graded to a low point drain at the
center of the turnaround. There shall be no curbs around the island.
The turnaround pavement shall slope to the outside of the circle.
The pavement radius at the entrance to the turnaround shall be 55
feet for symmetrical turnarounds and greater for offset turnarounds.
When a street is extended beyond an intersection to make provision
for its future extension, a temporary turnaround shall be provided
at the end of the street. The temporary turnaround shall meet the
requirements for a permanent turnaround.
(6)
Street access. Access to arterial streets shall be
restricted as far as practicable.
(8)
Fill slopes. Where streets are constructed on new
fill, the side slopes of the fill shall be as follows:
|
Fill Height
(feet)
|
Slope (Vertical to Horizontal)
| |
|---|---|---|
|
0 to 6
|
1 to 4 or flatter
| |
|
6 to 12
|
1 to 3 or flatter
| |
|
Above 12
|
Not permitted
|
K.
Guardrailing. Where streets are constructed on fills
of greater than six feet in height, guard railing shall be installed
along the side of the road, eight feet from the edge of the roadway.
L.
Street entrances to subdivision. In all subdivisions
of 35 lots or more, at least two entrances to the subdivision from
an existing public street shall be installed.
M.
Street names. The developer shall establish street
names as approved by the town. Street names should have a relationship
to the subdivision name. The developer shall obtain approval of all
proposed street names from the Saratoga County Department of Emergency
Services.
N.
Classification of roadways. The Planning Board of the Town of Moreau shall designate which highways fall within the various classifications as defined in § 124-4 of the Code and, upon approval of the designations by the Town Board, the Planning Board shall cause the list of highway designations to be posted in the Town Clerk's office and open to public inspection. The Planning Board shall, from time to time, update said list with Town Board approval.
[Added 6-14-1994 by L.L. No. 1-1994]
A.
The lot size, width, depth, shape, orientation and
the minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
B.
All lots shown on the subdivision plat shall at least
comply with the minimum requirements of the Zoning Ordinance[1] as to area and dimensions for the zone in which the subdivision
is located. However, in accordance with the Town Law, the Planning
Board may use its discretion in determining lot sizes to ensure that
the land shown on such plats shall be of such character that it can
be used safely for building purposes without danger to health or peril
from fire, flood or other menace.
C.
Each lot shall abut on a public street built to the
town's specification. The required frontage for one principal building
shall be 40 feet; and such frontage shall provide actual physical
access to and from the lot to be built upon for purposes of ingress
and egress to the lot by emergency vehicles such as fire trucks and/or
ambulances.
[Amended 6-14-1994 by L.L. No. 1-1994]
D.
Corner lots shall have width sufficient for maintenance
of required front yard building lines on both streets as required
by the Zoning Ordinance.
E.
Side lines of lots shall be, as far as practicable,
at right angles to straight streets and radial to curved streets.
F.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, require modification of such lots.
G.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the area by the Zoning Ordinance and to provide for convenient access,
circulation control and safety of street traffic.
H.
Blocks intended for commercial or industrial use shall
be designed specifically for such purposes with adequate space set
aside for off-street parking and delivery facilities.
I.
The lot arrangement shall be such that in constructing
a building in compliance with the Zoning Ordinance there will be no
foreseeable difficulties for reasons of topography or other natural
conditions. Lots should not be of such depth as to encourage the later
creation of a second building lot at the front or rear, except where
such natural conditions exist that prohibit such resubdivision.
J.
Driveway access grades shall conform to specifications
as established by the Highway Superintendent. Driveway grades between
the pavement and setback line shall not exceed 10%.
K.
Lots facing on collector or arterial streets shall
be of such dimension as to permit a turnaround to allow resident automobiles
to enter onto such collector or arterial street in a forward motion.
L.
Where a tract is subdivided into lots substantially
larger than the minimum size required in the zoning district in which
a subdivision is located, the Planning Board may require that streets
and lots be laid out so as to permit future resubdivision (unless
further restricted) in accordance with the requirements contained
in these regulations.
A.
Lots.
(1)
Grading of each building lot shall be such that positive
surface drainage is provided for all areas. Minimum site grading slopes
of 1% are recommended. Maximum site grades shall be one vertical on
three horizontal, except specially landscaped areas which will not
require mowing. Finished grade adjacent to building foundations shall
be a minimum of one foot above the corresponding edge of pavement
elevation, where practical.
(2)
Grades adjacent to buildings shall be a minimum slope
of 2% away from the building for a minimum of 10 feet on the side
and rear of the structure and a minimum slope of 2% up from the edge
of any road or drainage facility to the front of the structure.
B.
Low lots. Lots having driveways sloping away from
streets shall have driveways graded so as to provide a high point
at or near the right-of-way of the street so as to prevent street
runoff from entering the lot.
C.
Retention of vegetation. Site grading (excavation
and filling) shall minimize destruction of natural vegetation, the
potential for erosion, sedimentation and stormwater runoff and shall
protect the health, safety and welfare of neighboring properties and
the general public.
D.
Site grading shall not disturb the bank or shoreline
of any lake, stream, pond or wetland without permit required by the
New York State Department of Environmental Conservation.
E.
Site preparation and construction activities shall
not result in the encroaching on or blocking or restriction of swales,
storm sewer systems, wetlands or surface waters.
F.
All fill material shall be of a composition suitable
for fill and free of brush, stumps and other debris. No organic material
shall be disposed of on site.
[Amended 2-26-2008 by L.L. No. 1-2008[1]]
A stormwater pollution prevention plan (SPPP) consistent with the requirements in Chapter 120 of the Code of the Town of Moreau (Chapter 120). The SPPP shall meet the performance and design criteria and standards in Chapter 120. The approved erosion control permit shall be consistent with the provisions of Chapter 120.
A.
Sanitary sewers.
(1)
Where an existing public sanitary sewer is within
1/2 mile of the proposed large subdivision, the developer, at its
own expense, shall prepare and file with the Town Board a petition
and map, plan and report, as described in Town Law Article 12, requesting
that the Town Board establish a district extension. If the Town Board
establishes the district extension, the developer shall pay all costs
of extending the district. No subdivision approval, including but
not limited to conditional approval, shall be provided until the district
extension is established.
[Amended 6-14-2022 by L.L. No. 3-2022]
(2)
If individual lot sanitary waste disposal is proposed,
the Planning Board shall require the subdivider to provide, at its
sole expense, dry sewers to the limits of the subdivision for the
purpose of serving the subdivision when sanitary sewers become available.
This requirement shall only be made when a municipal sanitary sewer
is projected to be available for connection of the subdivision within
a reasonable period of time and when sufficient information is available
regarding the location and elevation at which the subdivision sewers
may be connected to the municipal system.
[Amended 6-14-2022 by L.L. No. 3-2022]
(3)
All elements of the sanitary sewer system must be
approved by the Town of Moreau and shall be constructed in accordance
with the Town of Moreau's Sewer Use Ordinance and design and construction
standards if such exist, and all other local and regional agencies
which have jurisdiction.
(4)
Installation of sanitary sewers shall be planned at
a time when the road layout is determined.
B.
Individual septic systems. Where the daily discharge
of sanitary sewage into an individual system for an individual residential
structure is less than 1,000 gallons per day per structure, the waste
treatment (septic) system shall be designed and constructed according
to the provisions and standards of the Waste Treatment Handbook. Individual
Household Systems (blue book) New York State Department of Health
Division of Sanitary Engineering.
C.
Combined septic systems. Where the daily discharge
from a structure, group of structures or units into a single sewage
treatment system exceeds 1,000 gallons per day, the standards and
approval of the New York State Department of Environmental Conservation
or the Town of Moreau, whichever is more restrictive, will be required.
A.
General.
[Amended 6-14-2022 by L.L. No. 3-2022]
(1)
Where an existing water main is within 1/2 mile of the proposed large
subdivision, the developer shall, at its own expense, prepare and
file with the Town Board a petition and map, plan and report, as described
in Town Law Article 12, requesting that the Town Board establish a
district extension. If the Town Board establishes the district extension,
the developer shall pay all costs of extending the district. No subdivision
approval, including but not limited to conditional approval, shall
be provided until the district extension is established.
(2)
All components of the water system are subject to technical review
by the engineer for the Town and must be approved by the Town of Moreau
and shall meet the requirements of the Moreau Water Department design
and construction standards, if such exists, and of the Rural Water
Supply Manual of the New York State Department of Health.
B.
Water supply. A source of supply shall be developed
which will yield 100 gallons per resident in approximately 16 hours
over a prolonged period of time without disturbing the normal groundwater
reserve.
C.
Water quality. Water supplies for community water
systems shall meet all requirements of the New York State Public Drinking
Water Standards.
D.
Hydropneumatic pressure system. Pumps, tanks and accessory
equipment shall provide adequate pump capacity and pressure with one-day
storage.
A.
Tree cutting.
(1)
Clearing shall be limited to the extent required for
regrading or provision of utilities only as approved by the Planning
Board.
(2)
All clear-cutting operations must make provision for
protection against erosion in accordance with this Article.
(3)
Landscaping and ground cover.
(a)
All disturbed areas which are not covered by
structures or paving shall be properly seeded by the developer.
(b)
The developer shall provide a landscaping scheme
for the entire subdivision. Each lot shall be provided with a minimum
of two trees. This requirement may be waived by the Planning Board
in wooded areas where the subdivider intends to maintain existing
trees.
(c)
Individual property owners may, by written agreement
with the subdivider and builder, seed and landscape their yards independently.
(d)
When a proposed subdivision borders upon an
existing commercial or industrial establishment or any other use which,
in the opinion of the Planning Board, may be visually detrimental
to the tranquility of the future residents of the subdivision, the
Planning Board may require a landscape screen to buffer the subdivision
from the visually noncompatible use.
B.
Street trees. All street trees should be planted in
every subdivision at intervals from 40 to 60 feet along both sides
of the street. Existing trees may be taken into consideration when
determining the above. Trees should be at least three feet from any
sidewalk and located on the building side of the walk rather than
the street side wherever practicable. Where dwelling structures are
oriented with their rear on the street, street trees shall be at least
six feet from the curbline or edge of pavement. Trees should also
be at least five feet from any utility line. The average trunk diameter
shall be at least two inches and a minimum height of six feet above
finished grade level is required. Such trees shall be of a species
and at locations approved by the Planning Board. No tree shall be
planted within 25 feet from an existing or proposed streetlight or
street intersection.
