Town of Chester, NY
Orange County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Town Board of the Town of Chester 7-11-1967 by resolution. Amendments noted where applicable.]
GENERAL REFERENCES
Street excavations; driveways — See Ch. 81.
Subdivision of land — See Ch. 83.
Zoning — See Ch. 98.
ATTACHMENTS
A101a Fig 1-5
It is the purpose of these specifications to establish minimum acceptable standards of street construction for subdivisions which have been established by the Towns of Orange County to conform to legal requirements in the State of New York, which requirements and standards must be met and paid for by the person or firm proposing that the Town take over such road as a Town road. These specifications include but are not limited to width, design, drainage, construction of base and pavement, curbs and monuments. Dedication of the right-of-way will not be accepted until the developer's professional engineer or licensed land surveyor and the Town Superintendent of Highways shall have certified to the Town Board in writing that the construction of the street or road has been completed in accordance with the approved plans and specifications that follow, and that the total right-of-way way area has been cleared of all debris and all construction completed in a workmanlike manner. When new road rights-of-way are offered to the Town for dedication, two copies of the final plan and deed description of the right-of-way shall be submitted to the County Superintendent of Highways for approval.
In his written certification, as required above, the developer's professional engineer or qualified licensed land surveyor shall state clearly that he or his authorized representative has inspected all phases of the street construction and that all work has been completed in accordance with the approved plans and specifications.
A. 
A plan of the proposed street shall be prepared by a qualified professional engineer or qualified land surveyor licensed by the State of New York. The plan shall clearly define the limits of the proposed right-of-way by metes and bounds and shall include the location, widths, profiles and grades of the proposed roadway; storm drainage, including culverts and other drainage structures; and the location of all easements and utilities. The plan shall also indicate the owner of the property and the name of the developer if other than the owner. One copy each of the plans shall be submitted to the Town Superintendent of Highways and Town Engineer at the time of application to make such road a Town road, and to the County Superintendent of Highways when said proposed street drains toward, intersects or may otherwise affect a county highway. It will then be submitted to the Town Planning Board for review and approval under the applicable subdivision regulations of the Town.[1] Such roadway must not be subject to any right or easement in others which will in any way interfere with its use as a road at all times. When the final plat is submitted to the Planning Board, an offer of dedication in recordable form, satisfactory in form and content to the Town Attorney, and deed to the road so offered, also in recordable form satisfactory to the Town Attorney, shall be presented to the Board. A policy of title insurance or such other assurance of title satisfactory to the Town Attorney shall be provided to the Town when the road offered is accepted by the Town. All expenses incident to the dedication and acceptance of any road shall be borne by the offeror.
[1]
Editor's Note: See Ch. 83, Subdivision of Land.
B. 
Permanent and temporary easements must be furnished in said deed granting to the Town the right to maintain all outlets for surface water or natural stream drainage which will run from such roadway over private property to a point where a natural watercourse exists and to which such outlet and easement will carry such water. A minimum of 15 feet width of easement shall be required for the maintenance of said easements.
C. 
The proposed roadway must be constructed to conform to the minimum requirements and standards set forth below. The minimum width to be cleared shall include all trees, rock formations, buildings, walls and any such things that would endanger those using such roadway. The removal of such obstructions shall be borne by the person or firm proposing such road.
Plans submitted shall not be altered or amended after having been approved by the Town Superintendent of Highways unless amended plans are resubmitted and approved. However, the developer, at his own expense, shall provide additional storm drainage facilities or utilities as may be ordered by the Town Superintendent of Highways if, during the course of construction, in the opinion of the Town Superintendent of Highways, the Town Engineer and/or the County Superintendent of Highways, such additional structures or facilities are necessary to prevent any need for future installations of utilities or culverts within the pavement area and to assure the durability of pavement, future maintenance of right-of-way or welfare and safety of the public, except that the Town Planning Board may vary the requirements of such an order where there are practical difficulties in the way of carrying out to the letter of such order, unless such variance conflicts with the provisions of a Town or County Official Drainage Map, in which event the Official Map shall prevail. If construction of said road has not been started within one year from the date of final approval by the Town Planning Board, plans shall be resubmitted and approved as above.
A. 
Performance bonds.
(1) 
The developer shall file with the Town Clerk a performance bond approved as to form by the Town Attorney and acceptable as to content and amount by the Town Board or shall deposit with the chief fiscal officer of the Town acceptable negotiable government bonds, cash or certified check drawn upon a national or state bank, payable at sight to the Town Board, guaranteeing:
(a) 
That within two years the developer will complete all the construction within the right-of-way, including roadway, shoulders, curbs, if any, gutters, storm drainage, etc., and all utilities, including hydrants and house connections for each lot, in accordance with the approved plans and these specifications; and that all claims for labor and materials in connection with said construction will be paid in full prior to offering said road for dedication to the Town.
(b) 
That, upon certification by the developer's professional engineer or licensed land surveyor and by the Town Superintendent of Highways and Town Engineer that the construction of the street has been completed in accordance with the approved plans and specifications, the developer will dedicate the completed street to the Town for use as a public highway free and clear of all liens and encumbrances. This guaranty of dedication shall apply to the owner of the property as well as the developer where the two are not synonymous.
(2) 
As guaranty for the above requirements, the developer shall deposit, as hereto set forth, a surety bond, negotiable government bonds, cash or certified check, the minimum total amount of which shall be determined by applying to the quantities or dimensions shown on the approved plans the rates per unit as established by the schedule of rates hereto set forth and forming a part hereof as follows:
[Amended 12-10-1980]
Table of Rates for Computing Total Amount of Performance Bond
Unit or Type of Installation
Rate
For each linear foot of suburban street
$40
For each linear foot of rural street
$30
For each linear foot of reinforced concrete storm drain pipe:
15-inch
$5
18-inch
$7
24-inch
$12
30-inch
$16
36-inch
$22
48-inch
$40
60-inch
$60
For each catch basin or drop inlet
$155
For each flat-top curb drop inlet
$185
For each concrete headwall (includes base of catch basin):
Built for 15- to 30-inch reinforced concrete pipe
$240
Built for 36- to 48-inch reinforced concrete pipe
$350
Built for 54- to 60-inch reinforced concrete pipe
$650
For each right-of-way monument
$10
B. 
Maintenance bonds. Prior to acceptance by the Town of the dedication of the street as guaranteed by Subsection A(1)(b) above, the developer shall file with the Town Clerk a maintenance bond approved by the Town Attorney and accepted as to form and amount by the Town Board or shall deposit with the chief fiscal officer of the Town acceptable negotiable government bonds, cash or certified check drawn upon a national or state bank, payable at sight to the Town Board, guaranteeing that for a period of two years from the date of acceptance of the dedication of the street by the Town, the developer will maintain the street to the standard of construction set by these specifications, normal wear and tear excepted. This shall be interpreted to mean that the developer will, at his own expense, repair and make good any defects or damage which may develop during this maintenance period as a result of faulty construction within the right-of-way or as a result of other construction by the developer outside the right-of-way. During the maintenance period, the Town shall be responsible for snow and ice control, street cleaning, cleaning of culverts and catch basins and other work of similar routine nature, provided that such work has in no way been caused by the developer's operations. The amount of the maintenance bond shall be at least equal to 10% of the original amount of the performance bond. Subsequent to the dedication of the street and after receipt of the maintenance bond, the Town Board shall release the performance bond.
[Amended 12-10-1980]
A. 
The Town Planning Board shall determine and designate into which of the two following classifications each proposed subdivision street falls on the basis of one or more of the criteria hereinafter set forth:
(1) 
Suburban-type streets.
(2) 
Rural-type streets.
B. 
Final plans shall be drawn to show and the developer shall construct each street in accordance with the particular specifications for its designated classification as hereinafter set forth, as well as in accordance with the specifications common to all classifications.
A. 
Suburban-type streets.
(1) 
The proposed street will serve residential subdivisions with lot size less than one acre and with more than 10 lots to be developed in the subdivision.
(2) 
The proposed street may be a dead-end street with a one-hundred-foot diameter cul-de-sac, a loop (through street) or a street connecting two existing Town, county or state highways.
(3) 
The proposed street may be used for commercial or industrial purposes.
B. 
Rural-type streets. The proposed street will serve residential subdivisions with lot size of one acre or more or with smaller lot sizes if not more than 10 lots are to be developed in the subdivision and where rezoning to smaller lot size is not designated in the Zoning Ordinance or contemplated in the Comprehensive Plan.
Figures 1 and 2[1] show the cross sections of each of the two classifications for subdivision streets. These give the required design, dimensions and construction details which are applicable to each classification. The general and more detailed specifications follow for design and construction which are applicable to both classifications of streets. The developer shall design and construct streets which shall conform to both the general and specific specifications. [NOTE: The subbase and foundation course shall lay a minimum of three months to allow complete settlement before pavement is laid.]
[1]
Editor's Note: Figures 1 and 2 are included at the end of this chapter.
A. 
The developer shall establish and clearly mark on site the limits of road right-of-way and easements with concrete monuments and the center line and grades of the finished road pavement and the location and elevations of drainage structures as shown on the approved plans with construction stakes. Such construction stakes shall be maintained at the developer's expense until the construction of road pavement, drainage structures, curbs, sidewalks and shoulders has been completed, inspected and approved by the Town Superintendent of Highways and the Town Engineer.
B. 
Permanent concrete monuments shall be set on right-of-way lines of streets at all intersections, angle points, points of curvature and beginning and end of streets. There shall be a clear view of adjacent monuments on the right-of-way line. All monuments shall exist on completion of the construction of the streets. The permanent markers shall be made of concrete or granite with minimum dimensions of 30 inches long, four inches square at the top and six inches square at the bottom with a one-half-inch drilled hole in the top. If a monument should be located in a rock ledge, the surface shall be stripped and a one-half-inch steel rod drilled into the ledge. Monuments shall protrude three inches above the final graded surface.
C. 
The developer's engineer or licensed surveyor shall certify that the location of all monuments is accurate before acceptance of the street by the Town Board.
Where surface water from streets must lead through other than gutters and storm drains or existing stream channels outside the right-of-way, permanent drainage easements having a minimum width of 15 feet shall be provided to a point where a natural watercourse exists. In some cases this may include easements over property outside the boundaries of the subdivision involved. Natural stream or ditch channels shall have a minimum fifteen-foot-wide permanent easements and be shown on the proposed plans of subdivision. All permanent easement lines shall be monumented as a right-of-way.
A. 
The developer shall clear the entire area within the limits of:
(1) 
The road right-of-way.
(2) 
Stream channels and ditches.
(3) 
Easement areas as determined by the Town Superintendent.
B. 
All stumps, roots, walls and buildings shall be excavated and removed from the above areas.
A. 
The developer shall complete the shaping of the road right-of-way, streams and ditches and easement areas to the line and grade as shown on the approved plans and as otherwise may be directed by the Town Superintendent of Highways. In the construction of the roadway, all topsoil, loam, rocks and organic material shall be removed until a satisfactory subbase is established. In fills of less than three feet, all topsoil shall be excavated and removed. All fills shall be made with acceptable material as approved by the Town Superintendent of Highways. Such fills shall be made in layers of not more than 18 inches each and properly compacted with a ten-ton roller or equivalent.
B. 
The subgrade shall be shaped to line and grade with no depressions. The subgrade shall be stable in all respects to the satisfaction of the Town Superintendent of Highways and Town Engineer before the foundation course is laid. No large stones or rock ledges shall protrude into the foundation course.
C. 
Also, before the foundation course is laid, all storm and sanitary sewers and all utilities, including house connections for existing and future homes, and hydrants shall have been installed to the satisfaction of the Town Superintendent of Highways and Town Engineer. All slopes and sidewalk areas shall be graded before the foundation course is made and all loose and exposed stones will be removed.
[Amended 12-10-1980]
The foundation course shall consist of run-of-bank gravel a minimum of 14 inches in depth or as approved by the Town Superintendent of Highways. It shall contain stones no larger than two inches in thickness and shall be well graded from coarse to fine. The material shall be placed on the prepared subgrade in two layers and each layer shall be thoroughly compacted by rolling with a ten-ton roller or other equivalent compaction equipment. After compaction, the foundation course shall be fine graded to an elevation allowing for the four inches of wearing course and approved by the Town Superintendent of Highways. A minimum of three months shall be allowed for the street to settle and compact before pavement shall be constructed. Stakes with final line and grade shall be maintained by the developer at all times to check the foundation course as well as pavement.
A. 
The drainage system and/or culverts shall be designed in accordance with established engineering principles and approved by the Town Superintendent of Highways. Plans for any drainage structure other than pipe culverts, when existing or proposed, shall be submitted in detail to the Town Superintendent of Highways and Town Engineer for approval. The minimum grade of any drainage pipe or culvert shall not be less than 1%. The approved plans shall show invert elevations of the inlet and outlet of all drainage structures. Any deviation from the approved plans shall be on approval of the Town Superintendent of Highways or Town Engineer, in writing. No culvert pipe shall be less than 15 inches in diameter unless by approval of the Town Superintendent of Highways and Town Engineer. Pipe for culverts may be reinforced concrete, which shall conform to the attached specifications for materials, or corrugated metal pipe, which shall be fully bituminous-coated and of a gauge in accordance with the New York State Specifications for Corrugated Metal Pipe.
B. 
The width of the trench in which the pipe is laid shall be sufficient to permit thorough tamping of the backfill around the pipe. A cushion of at least six inches shall be laid in line with grade prior to laying the pipe. No rock over three inches thick shall protrude or lay in this cushion. The soil below the cushion shall be stable enough that there will be no settlement of pipe after backfilling the trench.
C. 
The pipe shall be laid to true line and grade on the prepared bed of the trench. All connections for corrugated metal pipe shall consist of twelve-inch corrugated metal bands lapping on equal portions of the sections to be connected. Backfilling of the trench shall be done with run-of-bank gravel or other suitable material approved by the Town Superintendent of Highways and Town Engineer. The backfill shall be made in layers of no more than 18 inches, which shall be tamped or watered. In no case shall the top of any drainage pipe be less than 12 inches below the finished grade of pavement.
D. 
All drainage structures shall be of a size sufficient to carry natural water runoff and stormwater and also that which, in the opinion of the Town Superintendent of Highways and Town Engineer, may be reasonably anticipated from future construction both from within the development and from adjoining properties which normally drain across the area of the proposed development. Additional or larger culverts and drainage structures shall be installed and paid for by the developer if the Town Superintendent of Highways and Town Engineer so direct.
Catch basins and curb inlets shall be constructed in order that surface water may be intercepted. Such structures shall be spaced at 400 feet or less. On grades in excess of 6%, the distance apart shall not exceed 250 feet. (See Figure 3 for details of construction.[1]) Whenever, in the opinion of the Town Superintendent of Highways and Town Engineer, ground conditions or other circumstances require it, larger or heavier materials, additional materials, reinforcing or other modifications and improvements in design and construction shall be made as directed by the Town Superintendent of Highways and Town Engineer at any time prior to construction of pavement.
[1]
Editor's Note: Figure 3 is included at the end of this chapter.
Headwalls of concrete or mortared stone masonry shall be constructed at the outlet and inlet ends of culvert pipe. Culverts shall extend to the toe of embankment. (See Figure 4 for details of construction.[1]) The bearing of all headwalls shall have a solid base. If soft material is encountered, it shall be removed and backfilled with run-of-bank gravel. It shall be the responsibility of the developer that no headwalls shall crack or become tipped from settlement. A concrete mix of 3,500 pounds per square inch after 28 days shall be used.
[1]
Editor's Note: Figure 4 is included at the end of this chapter.
If, in the opinion of the Town Superintendent of Highways and Town Engineer, it is necessary to intercept and carry away groundwater within the limits of the right-of-way to protect the stability of the roadbed, curb or sidewalk areas, the subdrainage required by the Town Superintendent of Highways shall be installed. Perforated pipe or porous wall pipe having a minimum diameter of four inches, encased in six inches of three-fourths-inch clean crushed stone or crushed gravel, shall be used for such purpose in an amount deemed necessary by the Town Superintendent of Highways and Town Engineer.
Roof and cellar drains shall in no case be allowed to flow onto the street right-of-way. With the approval of the Town Superintendent of Highways or Town Engineer in writing, these drains may be piped to existing stormwater pipe drains, if any, to which they will be connected on top only. Such drains must be installed prior to the start of the application of the foundation course. Drains from sanitary sewers or septic tanks will not be permitted to flow into road ditches or storm drains under any circumstances.
[1]
Editor's Note: See also Ch. 77, Sewers.
The grade of the street shall not be in excess of 10% nor less than 1%. By permission of the Town Superintendent of Highways only shall the grade of more than 10% be allowed due to topographic conditions. Differences in grade will be effected with a vertical curve of sufficient length to allow a vertical sight distance of no less than 250 feet, based on a four-foot elevation.
On suburban streets, six-inch portland cement concrete curbs shall be constructed on both sides of the street, as shown in Figure 1, prior to laying street pavement to the dimensions and specifications shown in Figure 5.[1] A base course of six inches of run-of-bank gravel, tamped and free of stone over two inches in thickness, shall be laid under all curbing. A concrete mix of 3,500 pounds per square inch after 28 days shall be used and shall be finished and cured to the satisfaction of the Town Superintendent of Highways and Town Engineer. The developer, at his own expense, shall replace any curbing that has settled, cracked, scaled or has become damaged in any way by the developer before and within the one-year maintenance period after dedication. Curbs shall be depressed four inches at all driveways. Stone curbs or precast curbs may be substituted on approval of the Town Superintendent of Highways and Town Engineer.
[1]
Editor's Note: Figures 1 and 5 are included at the end of this chapter.
A. 
The developer shall design and construct all driveways within the limits of the right-of-way with sufficient sight distance and with a grade of no more than one inch per foot from curb to the right-of-way line. The minimum width of the driveway pavement at the curb or street pavement line shall be 15 feet, tapering to a minimum of 10 feet at the right-of-way line. All driveways shall have a six-inch run-of-bank gravel foundation course from curb to right-of-way line and no less than a two-inch bituminous penetration macadam wearing course from curb or street pavement line to right-of-way line, which shall be applied during or after the laying of the street pavement.
B. 
All driveways shall be graded to the satisfaction of the Town Superintendent of Highways and Town Engineer prior to the surfacing of such driveways.
[1]
Editor's Note: See also Ch. 81, Street Excavations; Driveways, Art. II.
Paved gutters on rural streets, as shown in Figure 2,[1] shall be constructed the entire length of street on both sides. Such paved gutters shall be considered as part of the construction of shoulders after the street pavement has been laid. Grading of shoulders and paved gutters shall be simultaneous, being shaped and rolled just prior to the application of double-surface treatment for shoulders and paved gutters. The grades on paved gutters shall be maintained relative to the center-line elevation to ensure good runoff of surface water. It should be noted that the foundation course of the street pavement extends to the outer edge of the paved gutter.
[1]
Editor's Note: Figure 2 is included at the end of this chapter.
A. 
All intersections with existing Town or county roads shall be constructed with the edge of pavement having a radius of 20 feet maximum. Intersections within the development shall be constructed with edge of pavement having a radius of 20 feet minimum and 35 feet maximum. All intersecting streets shall have a minimum horizontal sight distance of 250 feet in each direction. Exceptions for less than 250 feet will be in writing and approved by the Town Superintendent of Highways and Town Engineer.
B. 
Where a development street intersects a Town or county road, the approved plans will show the proposed type, length and diameter of pipe and drainage flow along said road. The pipe will be installed and paid for by the developer under the direction of the Town Superintendent of Highways and Town Engineer or the County Superintendent of Highways or his representative, as the case may be.
C. 
The grade of the intersecting street with a Town or county road shall be no more than one inch per foot from the edge of shoulder of the Town or county road to the right-of-way or road line of said road. The County Superintendent of Highways shall be notified of all intersections with county roads for approval of location, grade and drainage structures.
[Amended 12-10-1980]
After the foundation course has been inspected and approved by the Town Superintendent of Highways, when the three-month settlement period has elapsed, and found to be at a grade allowing four inches of finished pavement, the following pavement shall be laid:
A. 
Three inches of blacktop binder plant mix conforming to New York State Department of Public Works Specification No. 403-14, Type 4.
B. 
One inch of blacktop wearing course fine mix conforming to New York State Department of Public Works Specification No. 403-16, Type 6.
[Amended 12-10-1980]
A. 
On rural-type roads where a five-foot-wide shoulder and a three-foot-wide paved gutter will exist as shown on Figure 2,[1] the shoulder and paved gutter shall be constructed and shaped immediately following the construction of the base course pavement. They shall be constructed of select gravel, approved by the Town Superintendent of Highways and Town Engineer, and shaped and rolled with a ten-ton steel-tired roller to grade as shown on Figure 2.
[1]
Editor's Note: Figure 2 is included at the end of this chapter.
B. 
Gutters shall be paved with at least two inches of blacktop conforming to the surface of the roadway so that the pavement, gutters and shoulders present a uniform appearance on completion.
Final decision as to the interpretation of any part of these street specifications shall rest with the Town Superintendent of Highways. He shall have the authority to modify the requirements of these specifications when, in his opinion, conditions make it impracticable to follow the strict letter of these specifications or when conditions make it unnecessary to do so.
A. 
Run-of-bank gravel. All material shall be hard stone and well graded from coarse to fines and, in general, shall conform to the following:
[Amended 12-10-1980]
(1) 
The particles shall be of a size that will pass through a four-inch square mesh.
(2) 
Run-of-bank gravel shall be free of topsoil, sod and other objectionable materials, with no more than 10% passing a No. 200 mesh sieve, and approved by the Town Superintendent of Highways and Town Engineer.
B. 
Crushed stone, crushed gravel and cover material (base course).
(1) 
All materials shall consist of clean, durable, sharp-angled fragments of rock or gravel, free from soft or disintegrated stone, dirt or other objectionable materials.
(2) 
Crushed stone shall meet the following percentages by weight passing through square screen openings:
Percentage to
Size of Screen Opening
(inches)
90 to 100
1 1/2
55
1
15
1/2
(3) 
Crushed gravel shall meet the same requirements as crushed stone, except that the mixture must have a minimum of 75% fractured particles.
(4) 
Cover material shall consist of clean, sound, hard particles 1/2 inch in size.
C. 
All materials will be sampled and tested whenever it may appear to be desirable. All materials must pass the soundness tests for Type B as prescribed by the specifications of the New York State Department of Public Works and approved by the Town Superintendent of Highways and Town Engineer.
A. 
All concrete for headwalls, etc., shall be mixed in mechanical mixers with contents of 100% portland cement; clean water, free of oil, salt, acids, alkali, vegetable matter or other deleterious matter; and aggregate that is clean, hard crushed stone or crushed gravel, free from clay, silt, loam or other deleterious matter.
B. 
Concrete shall develop an average ultimate compression strength, based on a four-inch slump, of not less than 3,500 pounds per square inch at 28 days and approved by the Town Superintendent of Highways and Town Engineer.
The specifications shall be the same as the New York State Department of Public Works Specifications for Reinforced Concrete Pipe, except that the tongue and groove pipe is preferred for all sizes. Each piece of pipe shall be stamped as such, and the condition of pipe shall be approved by the Town Superintendent of Highways and Town Engineer.
Corrugated metal pipe shall conform to the requirements of AASHO Designations M190 and M36 and shall be fully bituminous-coated. The Town Superintendent of Highways and Town Engineer may require the corrugated pipe to be paved under certain conditions. The gauge of the pipe shall be in accordance with the New York State Specifications for Corrugated Metal Pipe.[1]
[1]
Editor's Note: An original paragraph entitled "Bituminous Material," which immediately followed this section, was deleted 12-10-1980.