A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the General Development or
Master Plan and to the Official Map, if any, and shall be considered
in their relation to other existing and planned streets, to topographical
conditions, to public convenience and safety and in their appropriate
relation to the proposed uses of land to be served and/or abutted
by such streets.
B.
Where not shown in the General Development Plan, streets
in a subdivision shall:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the adjacent area approved or
adopted by the Planning Board to meet a particular situation where
topographical or other conditions make continuance of or conformance
with existing streets impracticable.
C.
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts on 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, deep lots with
or without rear service alleys or such other treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
E.
Where a subdivision borders on or contains a railroad
right-of-way or controlled-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 business, commercial or industrial purposes in appropriate
districts. Such distances shall also be determined with due regard
for the requirements of approach grades and future grade separations.
F.
Reserve strips controlling access to streets, water
plants or sewage treatment plants shall be prohibited except where
their control is definitely placed in the town under conditions approved
by the Town Board.
G.
Street jogs with center-line offsets of less than
125 feet shall be avoided.
H.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
I.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other
street at less than 75º. The Planning Board may waive this requirement
if adequate channelizing or divisional islands are provided to ensure
traffic safety.
J.
Property lines at street intersections shall be rounded
with a radius of 10 feet or with a greater radius where the Planning
Board may deem it necessary. The Planning Board may permit comparable
cutoffs or chords in place of rounded corners.
K.
Curb radii at intersections shall be not less than
20 feet.
L.
Rights-of-way.
(1)
Street right-of-way widths shall be as shown in the
General Development Plan, and where not shown thereon, shall be not
less than as follows:
|
Street Type
|
Right-of-way
(minimum width in feet)
|
|---|---|
|
Arterial street
|
80*
|
|
Collector street
|
60
|
|
Minor street
|
60
|
|
Marginal access street
|
40
|
|
*Not including right-of-way for marginal access
streets, if any.
| |
(2)
No trees shall be planted or maintained within any
required right-of-way.
M.
Half streets shall be prohibited except where essential
to the reasonable development of the subdivision in conformity with
the other requirements of these regulations; and where the Planning
Board finds it will be practicable to require the dedication of the
other half when the adjoining property is subdivided, the other half
of the street shall be platted within such tract.
N.
Dead-end streets, designed to be so permanently, shall
in general be not longer than 500 feet and shall be provided at the
closed end with a turnaround having an outside roadway diameter of
at least 120 feet. Dead-end streets shall be graded to drain to the
intersection, or a utility easement provided and approved by the Town
Engineer for drainage from the closed end.
O.
No street names shall be used which will duplicate
or be confused with the names of existing streets. All proposed street
names shall be checked with the list of street names maintained by
the Erie County Planning Department and shall be subject to the approval
of the Town Board.
P.
Street grades, wherever feasible, shall not exceed
the following, with vertical curves not less than 200 feet in length:
|
Street Type
|
Maximum % Grade
|
|---|---|
|
Arterial street
|
4
|
|
Collector street
|
6
|
|
Minor street
|
8
|
|
Marginal access street
|
8
|
Q.
In order to facilitate drainage, no street grade shall
be less than four-tenths percent (0.4%) when possible, but in no event
less than three-tenths percent (0.3%).
A.
Alleys may be required in business, commercial and
industrial districts, but it is recommended that other definite and
assured provision be made for service access, such as off-street loading,
unloading and parking consistent with and adequate for the uses proposed.
B.
The width of an alley, if required, shall not be less
than 20 feet and shall be paved full width with an invert for center
drainage.
C.
Dead-end alleys shall be avoided where possible, but
if unavoidable shall be provided with adequate turnaround facilities
at the closed end, as required by the Planning Board, and shall be
graded to drain to the exit.
A.
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where necessary and shall
be at least 12 feet wide.
B.
Where a subdivision is traversed by a watercourse,
drainageway or channel, there shall be provided a stormwater easement
or drainage right-of-way conforming substantially with the lines of
such watercourse, and such further width or construction, or both,
as will be adequate for the drainage purpose.
A.
Block lengths generally shall not exceed 1,600 feet
nor be less than 400 feet. Block widths shall not be less than 240
feet.
B.
Intersections with arterial streets should be held
to a minimum and preferably spaced at least 1,000 feet apart.
C.
Pedestrian crosswalks, right-of-way not less than
10 feet wide, may be required where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
and other community facilities.
A.
The area, width and the minimum building setback lines
shall conform to the requirements of the Zoning Ordinance[1] and to the following standards:
(1)
Residential lots not served by a public sewerage system
shall meet the requirements of the Zoning Ordinance for usable area.
Unless specifically approved by the County Health Department, the
term "usable area" herein includes the general area of the lot or
plot which may be utilized for proposed construction and for normal
and reasonable development of the area for the type of occupancy proposed,
exclusive of lakes, streams, ponds, swamps, areas of exposed or underlying
rock, hardpan or other impervious stratum within four feet of the
surface and marginal areas subject to flooding along streams or other
bodies of water.
(2)
Depth and width of properties reserved or laid out
for business, commercial and industrial purposes shall be adequate
to provide for the off-street service and parking facilities required
by the type of use and development contemplated, as may be required
by the Zoning Ordinance.
B.
Land subject to flooding shall not be platted for
residential occupancy nor for such uses as may increase danger to
life or property or aggravate the flood hazard.
C.
The subdividing of the land shall be such as to provide
each lot with satisfactory access from an existing or proposed public
street. Where a tract is subdivided into parcels larger than normal
building lots, such parcels shall be planned to permit the opening
of future streets and logical further resubdivision.
D.
Double-frontage and reverse-frontage lots should be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement at least
10 feet wide, across which there shall be no right of access, shall
be provided along the line of lots abutting such a traffic artery
or other disadvantageous use.
E.
Side lot lines shall be substantially at right angles
or radial to street lines.
F.
Rear lot lines coinciding with side lot lines shall
be avoided wherever possible.
G.
Corner lots shall have extra width, equal to the front
yard setback required by the Zoning Ordinance, to permit appropriate
building setback from and orientation to both streets. This requirement
may be modified or waived by the Planning Board in appropriate cases.
Where deemed essential by the Planning Board
upon consideration of the particular type of development proposed
in the subdivision, or where a proposed park, playground or other
recreational public site shown in the General Development Plan is
located in whole or in part in a subdivision, the Planning Board may
require the reservation of areas or sites of a character, extent and
location suitable to the needs created by such development for a park
or parks, playground or other recreational uses. The Planning Board
will recommend to the Town Board that the appropriate local authority
negotiate for the outright purchase of such sites.
[Added 8-2-1971]
[Added 8-23-1999]
A.
The developer is responsible to provide two deciduous
trees per subdivision lot. Corner lots will require an additional
two trees. The trees are to have a minimum caliper of 2 1/2 inches
above the ground. Trees are to be planted parallel to the street at
a location two feet outside the right-of-way or trees may be planted
at the direction of the Planning Board. Trees should be spaced evenly
and should avoid underground utilities. The tree species are to be
selected from a list provided by the Planning Department. Trees are
to be planted prior to the issuance of a certificate of occupancy
(CO). The developer is responsible to replace any dead or diseased
tree for a period of one year after the CO is issued. Tree planting
requirements can be waived or altered only with Planning Board approval.
B.
Between the 31st of October and the 1st day of April
of the succeeding year, a CO may be issued upon the submission of
an agreement, in writing, by the person to whom the permit was issued,
and signed by him, and the posting of $250 for performance and compliance
with all requirements herein and completion of required planting and
restoration work to the satisfaction of the designated official on
or before the 1st day of May. The bond shall continue until the planting
and restoration work is completed in accordance with the agreement
and the Town Building Department. The Town Building Department shall
have the right to declare the performance bond in default and to apply
the proceeds thereof to the completion of the required work and to
enforce as a lien upon the property and deficiency.
C.
Such section shall take effect 10 days after such
publication and posting, but such amendments shall take effect from
the date of its service against a person served personally with a
copy thereof certified by the Town Clerk under the corporate seal
of the town and showing the date of its passage and entry in the minutes.
