The subdivider shall observe the following general
requirements and principles of land subdivisions:
A.
In general, the proposed subdivision shall conform
to the Official Map and Master Plan, if there is one.
B.
The arrangement of streets in the subdivision shall
provide, where practicable, for the continuation of principal streets
in adjoining subdivision, and such continuations shall be of a width
at least as great as that of such existing connecting streets. Every
subdivision shall preferably have two connections to existing highways,
one of which may be through the streets of an adjoining subdivision.
C.
In general, main highways and secondary highways shall
not be less than the width shown on the Official Map or as designated
by the Planning Board; parkways and boulevards shall be of such width
as may be designated by the Planning Board. As a general rule, the
width of local streets shall not be less than 50 feet.
D.
Dead-end or cul-de-sac streets shall not in general
exceed 400 feet in length, shall have a minimum width of 50 feet and
shall be equipped with a turnaround roadway with a minimum radius
of 45 feet to the curb at the closed end.
E.
Each block shall be planned to provide two rows of
lots, but irregularly shaped blocks indented by cul-de-sac streets
may be considered to be acceptable when designed in a manner acceptable
to the Planning Board.
F.
Property line radii at street intersections shall
be not less than 25 feet, and future curblines shall be generally
concentric therewith. Side lines of lots, so far as practicable, shall
be at right angles or radial to street lines.
G.
Corner lots shall be increased in size to comply with
front yard requirements on both streets, and consideration to future
back and side yards shall also be given.
H.
Grades of all streets shall be the reasonable minimum
but shall not be less than one-half of one percent (1/2 of 1%) nor
more than 6% for main and secondary highways nor more than 10% for
local streets. All changes in grade shall be done by means of a vertical
curve.
I.
Paved rear service streets of not less than 20 feet
in width or, in lieu thereof, adequate off-street loading space, suitably
surfaced, shall be provided in connection with all lots designed for
commercial use.
J.
In front of areas designated and zoned for commercial
use or where the proposed subdivision requires and the subdivider
proposes to file a petition for a change in zoning to permit such
use, the street width shall be increased by such amount on each side
as may be deemed necessary by both the Planning Board and Zoning Board
to assure the free flow of through traffic without interference by
parked or parking vehicles and to provide adequate and safe parking
space for such commercial or business district.
K.
In general, street lines within a block deflecting
from each other to any extent whatsoever shall be connected with a
curve, the radius of which for the inner street lines shall be not
less than 370 feet on main highways, 275 feet on secondary highways
and 125 feet on local streets; the outer street line in each case
shall be parallel to such inner street line, and future curblines
shall be generally concentric therewith.
L.
In subdivisions of 10 acres or more, the Planning
Board may require play areas for public use of up to 10% of the gross
area of the subdivision unless the Planning Board determines otherwise.
M.
Variations of the general requirements above outlined
may be permitted by the Planning Board on application to the Planning
Board when, in its judgment, special factors warrant such a variation.
N.
All application provisions of Article 16 of the Town
Law of the State of New York and of § 239-k of the General
Municipal law shall apply to the proceedings of the Planning Board.
Street construction shall be as follows:
|
Street Classification
|
Local Residential
|
Secondary
|
Business
|
|---|---|---|---|
|
Minimum width of right-of-way
|
50 feet
|
50 feet
|
60 feet
|
|
Minimum width of pavement
|
26 feet except 30 feet where the minimum
residential lot size is less than 1/4 acre
|
30 feet
|
40 feet
|
|
Minimum radius of horizontals curves
|
150 feet
|
300 feet
|
400 feet
|
|
Minimum length of vertical curves
|
100 feet, but not less than 20 feet
for each 1% algebraic difference of grade
|
200 feet but not less than 30 feet
for each 1% algebraic difference of grade
|
200 feet
|
|
Minimum length of tangents between
reverse curves Maximum grade
|
100 feet 10%
|
200 feet 6%
|
200 feet 6%
|
|
Minimum grade pen. macadam
|
1%
|
1%
|
1%
|
|
Asphalt concrete
|
0.5%
|
0.5%
|
0.5%
|
|
Minimum sight distance
|
150 feet
|
250 feet
|
250 feet
|
|
NOTE: Street classification may be
indicated on the Master Plan or be determined by the Planning Board.
|
The preliminary layout shall be a pencil tracing,
at a scale not smaller than 50 feet to the inch nor larger than 30
feet to the inch. This preliminary layout is in the nature of a declaration
of intent and is for the purpose of permitting the Planning Board
to pass upon the general character of the proposed subdivision, so
as to expedite the approval of the final layout and plat by the Planning
Board and Town Engineer. The preliminary layout shall provide the
following information:
A.
The proposed subdivision name or identifying title.
B.
The name and address of the record owner (if corporate,
the name and address of a principal).
C.
The date, true North point, scale and tentative new
street names.
D.
A map of the tract showing boundaries agreeing with
a certified survey.
E.
Natural features of importance, such as watercourses,
swamps and woodlands.
F.
The locations and names of existing streets and highways,
easements or other public properties or rights.
G.
A topographic survey showing existing contour lines
and waterways at sufficient intervals to establish the character of
the terrain.
H.
A scaled plat showing the proposed street locations,
limits of work, approximate proposed lot dimensions and approximate
areas of the lots.
I.
A dimensional typical section indicating the proposed
pavement and sidewalk areas and curbing treatments.
J.
The location of existing sewers, drains and water
mains.
K.
If the submission covers only a portion of the tract,
a light dashed-line sketch of the prospective future streets for the
balance of the tract shall be shown on the same drawing.
L.
The location of the property with respect to surrounding
property and streets and also the names of all adjoining property
owners of record or the names of adjoining developments.
M.
The widths of pavement and sidewalks of adjoining
streets.
N.
An area map at a scale of one inch equals 400 feet
as an insert on the same drawing, showing all streets and property
within 1,000 feet of the applicant's property. All property held by
the applicant, in whole or in part, individually or corporately, in
the area should be identified.
O.
The approximate location and dimensions of all property
proposed to be set aside for playground or park use.
The final layout and plat shall be a map, in
ink on tracing cloth to a suitable scale, properly prepared and certified
and showing the following:
B.
Lots, numbered and in substantial agreement with § 190-12, with final bearing, distances and curve data, also showing proposed monument locations and monument tie lines such as are necessary to permit reestablishment of lot corners within the subdivision. All dimensions shall be in feet and hundredths of a foot.
C.
Streets, showing the width of the right-of-way and
referenced by notation to construction drawings which will show the
widths of proposed pavement, location of sidewalks, typical sections
with details of pavements, curbs, sewers, drains and other data pertinent
to the proposed construction.
D.
A note providing for County Health Department approval.
E.
The county block and sheet number applicable to the
subdivision.
F.
A note stating that existing contours and waterways
are indicated on the detailed construction drawings.
G.
Necessary title boxes, a notation providing for Planning
Board approval, a statement of dedication of all streets within the
subdivision and a delineation of limits of said streets, provision
for Town Engineer's approval subject to satisfactory compliance with
the construction drawings and such other references or notes as the
Board may require in particular cases. If the intention is that streets
shall remain as private streets, a notation as follows shall be added
to the final plat: "No offer of dedication of streets, highways or
parks, if any, shown on this map is made to the public."
A final layout of the entire tract, in ink on
tracing cloth, accompanied by necessary specifications, shall be submitted
to the Town Engineer. The detailed construction drawings shall be
at the same scale as the final layout and plat and shall provide the
following information:
B.
The width, location, horizontal geometrics and limits
of paving of all streets, parking areas or other public ways proposed
by the developer and the locations and limits of all proposed sidewalks,
if any.
C.
Existing contours, at an interval suitable to the
Town Engineer, shown tied into a top-cut line based on the profiles
and cross sections of the proposed streets, the flow lines and top-of-bank
lines of streams that are to remain and also the general locations
of necessary swales with several spot elevations indicated so as to
establish the fact that adjacent lands be saved harmless from any
flooding that might otherwise be induced by filling and grading of
the lots of the subdivision.
D.
Typical cross sections of roadways and sidewalks,
showing curbs, gutters, depth and character of surface and of subbase,
conforming with the current standard details and requirements of the
Town Engineer.
E.
The location and size of all new water mains and connections
to existing mains and the location of fire hydrants. If alternative
means of supplying water are provided under the Public Health Law,
submit the method and evidence of approval by the County Commissioner
of Health.
[Amended 7-17-1996 by L.L. No. 14-1996]
F.
The location and size of all new sanitary sewers and
connections to existing sewers; the location of manholes and type
of construction; and the location and detail of cradles or other supports
where required by field conditions or rulings of the Town Engineer
or Planning Board. Laterals for each lot shall be carried to the property
line, unless this requirement is specifically waived by the Planning
Board and a note on the final plat states that connections to the
main sewer along with necessary pavement repair must be made by the
individual lot owners. If alternative means of sewering and treatment
are to be provided under the Public Health Law, submit details and
evidence of approval by the County Commissioner of Health, and the
final plat shall be noted to this effect.
[Amended 7-17-1996 by L.L. No. 14-1996]
G.
The method of collecting and discharging stormwater
and details of catch basins, culverts, storm sewers, etc., conforming
to the requirements of the Town Engineer.
H.
Any water mains, sanitary sewers or other public facilities
to be carried over or under private property shall be in permanent
easements not less than 10 feet in width, having satisfactory access
to a public highway or other public open space. Details of such easements
and evidence of their existence shall be provided.
I.
Profiles showing existing and proposed elevations
along the center lines of all streets to the same horizontal scale
as the plan, but with enlarged vertical scale. Where a proposed street
intersects an existing street or streets, the elevation along the
center line of the existing street or streets, within 100 feet of
the intersection, shall be shown. All elevations must be referred
to established United States Government or approved local bench marks,
where they exist within one-half (1/2) mile of the boundary of the
subdivision.
J.
The Town Engineer may require supplementary existing
ground profiles plotted on the proposed profile at locations where
steep slopes exist, showing present existing elevations on either
or both sides of the street at fifty-foot intervals parallel to the
center line. These supplementary existing profiles are developed by
measuring existing elevations at approximately five points on a line
at right angles to the center line of the street. Said elevation points
shall be at the center line of the street, each property line and
points approximately 25 feet inside each property line. Cross sections
plotted upon tracing paper may also be required in certain areas as
directed by the Town Engineer.
K.
Necessary roadway details of street pavements, including
curbs and gutters, sidewalks, granite monuments with covers, manholes
and catch basins; the location of proposed street trees, if any; streetlighting
standards or all utility poles, showing which will carry streetlights
and street signs; the location, size and invert elevations of existing
and proposed sanitary sewers, stormwater drains and fire hydrants;
and the exact location and size of all water, gas or other existing
or proposed underground utilities or structures. Utilities governed
by fixed elevations, such as sewers and drains, shall be shown on
profiles with a notation showing waterline clearances at crossings.
L.
In the cases of large subdivisions that are to be
improved by sections, each section shall be clearly defined on the
final plat and construction plan and profile by dimensions and notes,
so that applicable bond coverage ties in with the final plat.
After completion of the construction work, a
marked-up print of the construction drawings made by a licensed professional
engineer, showing adjustments or alterations to final construction
drawings, shall be submitted, showing all approved changes and final
locations of all street-line utilities, including all sanitary-sewer
spur locations. This print shall be known as the "as-built drawing."
When this print is approved by the Town Engineer, the tracings for
the construction drawings shall be brought up-to-date, in ink, by
the same licensed professional engineer engaged by the subdivider
and the tracing shall be certified by that engineer or other duly
qualified professional engineer suitable to the Planning Board.
A.
Any erasures made on a plat after Planning Board approval
but prior to its signing shall be initiated by the Chairman or his
designated representative.
B.
No changes, erasures, modifications or revisions shall
be made in any subdivision plat after approval has been indicated
by signature on the plat.
A.
Every subdivision plat submitted to the Planning Board
for its approval shall carry the following endorsement:
|
"Approved by resolution of the Planning Board
of the Town of Mamaroneck, New York, on the _____ day of _________
20___, subject to all requirements and conditions of said resolution.
Any change, erasure, modification or revision of this plat, as approved,
shall void this approval.
Signed this ______day of ___________ 20___.
Chairman"
|
B.
The proposed subdivision final layout and plat shall
be properly endorsed by the County Health Department, as required
by the County Sanitary Code, before any public hearing is scheduled.
The plat should be in final form before being presented to the Planning
Board or County Health Department for approval.
A.
Title to the land in the bed of streets shown on the
final layout and plat shall be retained by the subdivider, and, when
selling individual lots of the subdivision, the subdivider shall reserve
title to the fee of the streets for the purposes of dedication to
the Town.
B.
Except where the subdivider plans to retain the streets or other areas as private streets, parks, etc., as set forth in § 190-7 of this chapter, then and in addition to the notations previously specified all plats shall also bear the following notation: "Title to land in the bed of all streets shown on this plat will be retained by the subdivider. The contract or deed for any lot or part thereof shown on this plat shall in no case include title to any part of the street."
In the event that legislation exists that is
applicable to any Planning Board resolution that requires the subdivider
to provide parks or other reserved areas, it shall be understood that
any park requirements made by the Planning Board are subject to a
satisfactory agreement between the Town Board and the subdivider as
to the adequacy of and manner in which any amount of money and/or
other consideration may be granted, between the Town and the subdivider,
in exchange for the title to any parklands. All agreements shall be
satisfactory to the Town Board and the Counsel to the Town.
The approval by the Planning Board of a subdivision
plat shall not be deemed to constitute or imply the acceptance by
the Town Board of any street, park, playground or other space shown
on said plat. The Planning Board will require said plat to be endorsed
with appropriate notes to this effect. The Planning Board will also
require the filing with the Counsel to the Town of a written agreement
between the applicant and the Town of Mamaroneck covering future title
and maintenance of park areas and title to the beds of the streets,
with a description in proper form for recording, as well as any necessary
instruments, to ensure completion of landscaping and installation
of equipment in any park or playground area in accordance with such
separate plans for said park or playground areas as may be required
by the Town Engineer.
Before any building permit shall be issued, the subdivider shall either have completed all improvements required by the Planning Board in its resolution approving the subdivision plat and shall have obtained the approval of the Town Engineer, who shall certify that all improvements are in accordance with the standards and specifications as set forth in Article IV of this chapter, or, alternatively, shall have furnished a performance bond issued by a bonding company conforming in all respects to the Planning Board resolution approving the subdivision, which bond shall have been approved by the Town Board and the term of which has not expired.
