In considering applications for subdivision of land, the Planning Board shall adhere to and be guided by the requirements and standards hereinafter set forth. Such standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article VI herein.
A.
Character of land. Land to be subdivided shall be
of such character that it can be used safely for building purposes
or other uses without danger to health or peril from fire, flood or
other menace, while minimizing impacts on existing natural or public
resources.
B.
Conformity to land use plan. Subdivisions shall be
in harmony with the Town of Bolton Land Use Plan.
C.
Specifications for required improvements. All required
improvements shall be constructed or installed in accordance with
town specifications, which may be obtained from the Planning Board.
D.
Fire protection. The Planning Board may require necessary
improvements to ensure adequate protection from fire hazard. Where
a public water supply system is utilized, the Planning Board may require
the installation for fire hydrants.
A.
Relationship to natural features.
(1)
All streets and roads shall be logically related to the existing topography, soils, vegetation, and other natural features, and shall be coordinated into a logical and efficient system. Grades of roads shall conform as closely as possible to the original topography, except that in all cases the provisions concerning road grades in Subsection C of § 150-17 of this article shall be observed.
(2)
Installation of utility distribution and service lines
shall be planned at the time road layout is determined. For these
purposes, areas with steep slopes, shallow soils, soils with a water
table at or near the surface, and soils that are highly susceptible
to erosion or slippage shall be avoided.
(3)
Road layout shall minimize stream crossings perpendicular
to the road and traversing existing slopes exceeding 25% measured
perpendicular to the road.
B.
Intersections.
(1)
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. Minor street intersections
with collector streets or arterial highways shall be separated by
at least 300 feet.
C.
Special treatment along arterial highways. When a
subdivision abuts or contains an arterial highway, the Board may require
marginal access streets, reverse frontage with screen planting contained
in a nonaccess reservation along the rear property line, deep lots
with rear service alleys, or other such treatments as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
D.
Minor streets. Minor streets shall be laid out so
that their use by through traffic will be discouraged.
E.
Dead-end streets. Dead-end or loop residential streets
will be permitted wherever 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. Where possible and
desirable, subdivisions containing 20 lots or more shall have at least
two street connections with existing public streets.
F.
Continuation of protection 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.
G.
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 distances shall also be determined
with due regard for the requirements of approach grades and future
grade separations.
H.
Resubdivision of large lots. Where a tract is subdivided
into two or more times as large as the minimum size required in the
zoning district in which a subdivision is located, the Board may require
that streets and lots be laid out so as to permit future resubdivision
in accordance with the requirements contained in these regulations
and the Zoning Ordinance.[1]
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[Amended 2-20-1997]
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A.
Introduction.
(1)
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. With 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.
(2)
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.
(3)
The list of approved materials 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 a 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.
(4)
In general, the subdivision plat, development map,
and the plan/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
Board's Engineer. In some cases, at the discretion of the Board, construction
methods shall also be shown.
(5)
Compliance with construction standards, approved materials
list and the approved final submission shall be required during construction.
Final approval of the development construction and release of the
letter of credit shall be dependent upon such compliance. Construction
methods shall conform to manufacturer's recommendations, unless otherwise
specified in these standards.
B.
Surveying and mapping.
(1)
General. Procedure shall include 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.
(2)
Surveying accuracy. The position closure of a traverse
after distribution of azimuth errors shall not exceed 1:5,000. Discrepancies
in levels between forward and backward runs shall not exceed 1/10
of a foot, times the square root of the length of section in miles.
(3)
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.
(4)
Monuments and bench marks.
(a)
Monuments shall be located in sufficient number
to control the subdivision but at minimum they shall be located at
every point of tangency, point of curvature, point of deflection,
and all intermediate points necessary to provide visibility between
adjacent monuments along one right-of-way line of each street. All
easements shall be similarly monumented. Iron pipes shall be located
at all lot corners and shall be located by reference to monuments.
(b)
Bench marks shall be set and marked with USGS
elevation, unless an assumed datum is allowed by the Board. One bench
mark shall be required for every 25 acres developed.
(c)
Monuments and bench marks shall be carried from
existing monuments or bench marks and their origin noted on the subdivision
plat. Suitable primary control points shall be shown on the plat and
all other dimensions, bearings, angles, and similar data shall be
referred to them.
(5)
Certification. The following certification accompanied
by the imprint of the New York Registration Seal of the land surveyor
or engineer and his name, shall be included on the subdivision plat:
"I hereby certify this map to be substantially correct and in accordance
with the accuracy required by the Town of Bolton Subdivision Regulations."
C.
Streets. All streets and roadways shall be constructed
in accordance with the design standards set forth in Appendix F.
[Amended 4-17-1985]
(1)
General.
(a)
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
as necessary to meet the requirements of these regulations for intersection
design.
(b)
For the purpose of this section, culs-de-sac
shall be considered as marginal access roads.
(c)
All subdivision proposals shall include proposed
road construction, and all proposals shall be submitted to the Bolton
Fire Company for review.
[Added 2-20-1997]
(2)
Street width.
(a)
Subdivisions shall be laid out to provide the
following street and roadway widths, unless otherwise shown on the
Bolton Land Use Plan - Transportation Supplement.
[Amended 2-20-1997]
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Street Type
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ROW Width
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Roadway Width
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Collector
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50
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24
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Local and marginal access
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*
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**
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* A 40' ROW width may be used at the discretion
of the Planning Board where topographical and other natural conditions
warrant it. Under such circumstances, power lines and community water
and sewer facilities may have to be located in separate easements
and/or rights-of-way.
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** The roadway width for local and marginal
access streets shall be determined by the Planning Board.
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Widths: The minimum road surface should be 18
feet and the maximum should be 26 feet.
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(b)
Roadways shall be centered in the right-of-way,
except in unusual cases where topographical or other natural conditions
make it impractical. Under no circumstances shall a road be terminated
without a properly designed turnaround.
(3)
Street alignment.
(a)
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:
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Street Type
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Minimum Radius
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Collector
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300'
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Local
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250'
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Marginal access
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200'
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(b)
A tangent of at least 150 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.
(4)
Street grades.
(a)
Maximum street grades shall be as follows:
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Street Type
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Maximum Grade
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Collector
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8%
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Local
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10%
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Marginal access
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12%
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(b)
Street grades shall not be less than 0.5%. 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:
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Street Type
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Minimum Sight Distance
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Collector
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250'
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Local
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100'
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Marginal access
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100'
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(5)
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 intersections
shall be rounded with a radius determined from the following table
by the higher type of street in the intersection.
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Street Type
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Minimum ROW
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Radius/Minimum Roadway Radius
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Arterial
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Varies
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Varies
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Collector
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28'
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40'
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Local
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10'
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25'
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Marginal access
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5'
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20'
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(c)
Intersections with arterial streets shall be
held to a minimum and preferably spaced at least 1,000 feet apart.
(d)
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 the center lines of streets entering local
or collector streets and 300 feet for streets entering onto arterials.
(6)
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. If an island
is left in the turnaround it shall be nearly level to facilitate snow
plowing, and 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 at least 50 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 streets
unless no lots are served by the extension. The temporary turnaround
shall meet the requirements for a permanent turnaround.
(7)
Street access. Access to arterial streets shall be
restricted as far as practicable.
(9)
Fill slopes.
(a)
Where streets are constructed on new fill, the
side slopes of the fill shall be as follows:
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Fill height: 0' - 6'
Slope - vertical to horizontal: 1 to 4 or flatter.
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Fill height: 6' - 12'
Slope - vertical to horizontal: side slopes
shall not exceed 1 on 3 or flatter.
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Fill height: above 12'
Slope - vertical to horizontal: not permitted
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(b)
The width of the top of embankment shall be
at least 20 feet wider than the width of roadway.
(10)
Cut slopes. Side slopes of cuts shall not exceed
1 on 3.
(12)
Guard railing. 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.
D.
Storm drainage.[2]
(1)
General.
(a)
A storm drainage plan must be approved by the
Planning Board encompassing all drainage elements for the drainage
of the subdivision, areas feeding the subdivision, and areas downstream
from the subdivision.
(b)
In designing for storm drainage, the Water Pollution
Control Federation Manual of Practice on Design and Construction of
Sanitary and Storm Sewers (MOP-9) shall be used as a guide. The procedures
of the Manual are not binding and other good engineering practices
may be accepted by the town.
(2)
Design criteria. All components shall be designed
for runoff from the entire contributing watershed, taking future development
into account. In addition, the design shall be considered as part
of a larger storm drainage system and shall provide drains to the
limits of the subdivision. The following criteria shall be used in
designing for storm drainage:
(a)
Rational method shall be used for all drainage
areas smaller than 100 acres. An approved method shall be used for
larger areas.
(b)
Runoff co-efficient of not less than 0.35.
(c)
Inlet time not greater than 20 minutes from
the farthest point to the first inlet.
(d)
Rainfall-intensity-duration-frequency curves
of the U.S. Weather Bureau for the Albany area shall be used:
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- ten-year storm for local and collector streets
and residential districts.
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- twenty-five-year storm for arterial highways,
potentially highly developed commercial or industrial districts, and
culverts carrying major streams.
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(e)
Surface flow on streets shall be limited to
350 feet. Discharge shall be from street drainage across open areas
or collected in a retention basin for slow discharge into a stream
with bed and banks. In no case shall water be discharged from the
site in a greater intensity than existed prior to construction.
(f)
Gutter profiles may be required at intersections
which involve steep grades.
(3)
Pipe. Required pipe sizes shall be determined by use
of the Manning Formula. Full pipe velocities shall not be less than
three feet per second. Full pipe velocities greater than 10 feet per
second shall be avoided whenever possible. If such velocities are
unavoidable, measures shall be taken to protect pipe from scour. The
minimum size of pipe to be used shall be 12 inches. All pipe shall
be installed with a minimum of three feet of cover. Pipe shall be
designed for the overburden and live loads it will be subject to.
Type and class of pipe and bedding conditions shall be specified.
All pipe junctions shall be in manholes or catch basins. Storm drainage
shall be designed to the limits of the subdivision and the upper end
shall terminate at a catch basin or manhole.
(4)
Catch basins and manholes. Catch basins, manholes,
frames, covers, and grates shall conform to town standards.
(5)
Trash racks. Trash racks may be required where the
intake of branches or debris to the storm system may clog the line.
The design of the trash rack shall be based on conditions and requirements
of each particular case.
(6)
Grading.
(a)
Lots shall be graded so that runoff from roofs,
drives and other impervious surfaces flows toward a street, except
that such runoff may flow to the rear where a watercourse abuts the
rear of a lot. If it is not practicable to direct runoff to the street,
a grading plan for the area may be required by the Board. Such grading
plan shall show grading designed to prevent ponding in and around
buildings, streets or lawn areas and either sheet drain water away
from the developed areas of the site or direct water to a drainage
system.
(b)
Lots having driveways sloping away from streets
shall have driveways paved, so as to provide a high point at or near
the ROW. It is intended that this high point prevent street runoff
from entering the lot.
E.
Sanitary sewage.
(1)
General. No housing unit may be occupied unless the
sanitary sewage system is approved by the New York State Department
of Health.
(2)
Sanitary sewers. Where an existing sanitary sewer
is within 500 feet of the subdivision, the developer shall extend
it to accommodate the proposed subdivision. All elements of the system
must be approved by both the Sewer Districts of Warren County and
the Town of Bolton.
(3)
Individual household wastewater treatment facilities
will be allowed where sanitary sewers are not available to the proposed
subdivision. Said facilities shall conform to the Sanitary Sewage
Disposal Ordinance for the Town of Bolton. Secondly, said facilities
must be approved by and receive permits from the New York State Department
of Health and/or the New York State Department of Environmental Conservation,
whichever is appropriate.
F.
Water system.
(1)
General.
(a)
All components of the water system shall meet
the requirements of the Bolton Water Department or the Rural Water
Supply manual of the New York State Department of Health.
(b)
Waterlines, valves and hydrants shall, in addition,
meet the Recommended Water System Design Standards of the New York
Fire Insurance Rating Organization. The design shall provide that
additions to the system can be constructed without interrupting normal
service or decreasing fire flows. All components shall be designed
to provide present and future service as required by the Town Plan
and/or any water system plan adopted by the Town of Bolton. Subdivision
water systems shall be connected to the town system if feasible. All
community water systems shall be approved by the New York State Department
of Health.
(2)
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.
(3)
Water quality. Water supplies for Community Water
Systems shall meet all requirements of the New York State Public Drinking
Water Standards.
(4)
Hydro-pneumatic pressure system. Pumps, tanks and
accessory equipment shall provide adequate pump capacity and pressure
with one-day storage.
(5)
Water mains. Pipe and fittings shall be of approved
materials and class. Class of pipe and type of material shall be specified
according to ground conditions, external loading using specified bedding,
and internal pressure as determined by immediate conditions and Town
of Bolton Water System Plans. Main sizes shall be as required by the
town in accordance with town Water System plans with no main less
than six-inch size. Dead-end mains shall be avoided whenever feasible.
When permitted, however, a blow-off or hydrant shall be installed.
A six-inch main loop longer than the maximum length permitted by the
Recommended Water System Design Standards may be permitted, provided
it is temporary and final construction drawings show intersecting
mains conforming to these design standards.
(6)
Valves. Valves shall be AWWA gate valves of a type
approved by the town. Valves shall be installed on every branch of
an intersection, at every stub provided for future expansion and as
required by the New York Fire Insurance Rating Organization, Recommended
Water System Design Standards. The owner may be allowed to omit the
valve on one branch line at intersections of lines of minor importance.
Valve boxes shall be installed for each valve.
(7)
Hydrants. Hydrants shall be of a type approved by
the town and shall be installed as required by the New York Fire Insurance
Rating Organization's Recommended Water Design Standards.
(8)
Services. Services shall be of approved material with
at least a 3/4 inside diameter.
G.
Tree clearing and street tree planting.
(1)
General. Subdivision shall be encouraged to retain
existing natural features and vegetation. Clearing shall be kept to
a minimum. Existing vegetation shall be retained within the right-of-way
wherever possible. Clearing for construction of buildings, sanitary
and water facilities, other utilities and driveways shall be limited
to the area required for construction and the public health, safety
and welfare. Whenever possible, the location of utilities shall be
located within other areas which have been cleared in order to minimize
the removal of trees.
(2)
Clearing for roadways. Clear-cutting shall be limited
to those areas disturbed by grading for the construction of the roadway,
drainageways and side slopes, as specified in this section.
(3)
Buildings. Clearing for the construction of a building
shall be limited to that space occupied by the foundation of the building
and the distance of up to 20 feet beyond the foundation.
(4)
Wells. Clearing for drilling of individual wells and
service to the residence or building shall be limited to a right-of-way
14 feet wide to permit access for machinery to drill the well and
lay the water pipe to the building.
(5)
Sanitary systems. Clearing for sanitary systems (i.e.,
septic tanks and fields, seepage pits or storage tanks), shall be
limited to the area occupied by the elements of these systems and
an area 10 feet to 15 feet (depending on soil type) beyond the limits
of these systems.
(6)
Driveways. Clearing for a driveway shall be limited
to a sixteen-foot right-of-way.
(7)
Street tree planting.
(a)
Whenever trees are removed from the road right-of-way,
street trees shall be planted at a rate of one tree for every 50 feet
of cleared right-of-way.
(b)
Street trees shall be indigenous to the area,
nursery stock, 3 inches to 3 1/2 inches caliper and deciduous.
The location and spacing of the street trees shall minimize the visual
impact of the roadway clearing from visually sensitive land use areas
and travel corridors as priority locations.
(c)
Trees shall be located no closer than 50 feet
to an intersection to allow proper site distances.
