The Planning Board, in reviewing an application for approval of a subdivision plat, shall be guided by the considerations and standards presented in this article. In its review, the Planning Board shall take into consideration the prospective character of the development and require that subdivision improvements be designed to such standards as are consistent with reasonable protection of the public health, safety, welfare and environment. In addition, all design shall be in accordance with the design procedures and the construction specifications for land development in the Town of Chili.
Lot size and arrangement. The dimensions and arrangements of lots shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in providing access to buildings on such lots or in securing building permits to build on the lots in compliance with the Zoning Local Law, the Pure Waters Agency, storm drainage requirements or other requirements. In general, side lot lines shall be at right angles or radial to street lines, unless a variation from this can be shown to result in a better plan.
Access. Insofar as possible, lots shall not derive access from an arterial street. Access to lots adjacent to an arterial street shall, in general, be from marginal access streets or other streets within the subdivision. All lots shall abut a street, other than an alley for at least the minimum lot width specified in the Zoning Local Law of the Town of Chili. Where a watercourse separates the buildable area of a lot from the street by which it has access, provision shall be made for installation of a culvert or other structure, which shall be subject to the same design criteria and review as all other stormwater drainage facilities in the subdivision.
Existing utilities. Before work is started, the contractor shall notify all public utility companies, in writing, and the superintendents of all publicly owned facilities whose works are located in the same highways or cross easements which will be occupied by the work to be built. The contractor shall take precautions which the companies or superintendents request to prevent damage to their structures.
Prevention of landlocked parcels. No division of land shall result in any of the parcels not having at least one access point to at least one public road. Where the remaining parcel is located so that access to a public road would be gained by a road from the main portion of the parcel, there shall be enough land remaining to provide for a public road from the site to the main road.
Provision for future resubdivision. Where a tract is subdivided into lots two or more times as large as the minimum size required in the zoned district in which 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 Local Law.
General. Street systems shall be designed with due regard to the needs for: adequate capacity; convenient traffic access and circulation; pedestrian safety; traffic control and safety; access for firefighting, snow removal, and street maintenance equipment; bus service; and stormwater drainage and sewage disposal. Street layout shall be such as to separate through traffic from neighborhood traffic insofar as it is practicable. Street systems shall be designed to accommodate the following:
Where a subdivision adjoins undeveloped land its streets shall be laid out so as to provide suitable future street connections with the adjoining land when the latter shall be subdivided. A street thus temporarily dead-ended shall be constructed to the property line and shall be provided with a temporary turnaround of the same dimensions as for permanent dead-end streets if in excess of 200 feet, with a notation on the subdivision plat providing for temporary easements for the turnaround until such time as the street is extended. These same requirements shall apply at the discretion of the Planning Board in those cases where the adjoining land is another section of the same subdivision and which is not scheduled for development at the same time.
Streets shall be layed out so as to best preserve the natural features of the site, provide an attractive development setting and constrain through and high-speed travel. All streets shall be arranged so as to obtain as many as possible of the building sites at or above the grade of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and sharp curves shall be avoided.
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 non-access 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 and preserve road functions.
Where a subdivision borders or contains an existing or proposed 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.
Standards for street design. All streets shall be designed and constructed to conform to the requirements set forth in the following table:
Intersections of arterial streets shall be held to a minimum and spaced at least 1,000 feet apart, and intersections of a collector street with other streets shall be at least 800 feet apart. Offset street intersections (spacing less than 250 feet) on new layouts shall not be permitted. Within 100 feet of an intersection, streets shall be approximately at right angles and in no case shall the angle of intersection be less than 75° without approved additional channelization. Minimum curb, pavement or gutter radii shall depend on the intersecting street types and shall be as follows:
All property comers at street intersections shall be rounded with a radius of 30 feet or have comparable cutoffs or chords, as the Planning Board sees fit. Within triangular areas formed by the intersecting street lines, for a distance of 75 feet from their intersection, and the diagonals connecting the end points of these lines, visibility for traffic safety shall be provided by exclusions of plantings or structures and regrading as necessary. Grades within the intersection and within 50 feet of the intersection shall not exceed 2%. Between 50 and 100 feet from the intersection the grades shall not exceed 3%. Traffic channelization and signalization shall be required at intersections where present or anticipated traffic conditions indicate their advisability for traffic control or safety.
Dead-end streets. Where a street does not extend to the boundary of the subdivision and its continuation is not needed for access to adjoining property, it shall be separated from such boundary by a distance sufficient to accommodate a lot meeting the requirements of the Zoning Local Law. Reserve strips of land shall not be left between the end of a proposed street and an adjacent piece of property. However, the Planning Board may require the reservation of an easement 20 feet wide for pedestrian traffic or utilities. A turnaround of a minimum right-of-way radius of 80 feet and minimum pavement radius of 40 feet shall be provided at the end of any permanent dead-end street. For greater convenience to traffic and more effective police and fire protection, the length of permanent dead-end streets shall be limited to six times the minimum lot width for the zoning district, such length to be measured to the center point of the turnaround.
Street grading and shoulders. Areas within street right-of-way shall be graded as necessary to eliminate any slopes steeper than one foot vertical in three feet of horizontal distance. Shoulders shall be provided on both sides of all noncurbed streets for a minimum width of eight feet from edge of pavement (gutter included within the shoulder area). Street shoulders shall not exceed a slope of 8% at right angle to the street center line. Shoulders and all other unpaved areas within the street right-of-way shall be treated with topsoil and seeded to grass.
Sidewalks. Concrete sidewalks at least five feet wide shall be required on both sides of all arterial and collector level streets. They may also be required within pedestrian easements through blocks to provide a system of pedestrian walkways to schools, parks and other community facilities. Sidewalks should be two feet from the property line inside the right-of-way, unless the adjacent street is a state or county highway, in which case the sidewalk shall be placed adjacent to the outside of the right-of-way. Sidewalks within pedestrian easements shall be generally centered within the easement.
Trees. The subdivider shall take adequate measures to preserve desirable existing trees in suitable locations within the subdivision. An overall tree planting plan shall be developed and approved by the Planning Board. Street trees shall be planted on both sides of the street and 10 feet outside of the right-of-way, at intervals of approximately 50 feet, subject to location of drives, street intersections or other features. All trees shall be at least three inches in diameter and shall have a two-year warranty. In general, the street right-of-way shall be cleared of existing trees, but occasional existing trees of unusual value may be preserved within the street right-of-way if approved by the Planning Board.
[Amended 12-3-2008 by L.L. No. 4-2008]
Location of buildings and planting of vegetation. As much as is possible, consideration should be given to noise sources, privacy, prevailing wind directions and seasonal sun movements when locating structures and open spaces on lot parcels as well as when selecting locations for and types of vegetation to be planted on the lot.
Street names and signs. All streets shall be named, and such names shall be subject to the approval of the Planning Board and Postal Department. A street which is a continuation of an existing street shall bear the same name. Relating street names to features of local historical, topographical or other natural interest is encouraged. In no case shall a street name be the same as one existing in Monroe County. Street names and signs shall be provided by the developer at all intersections and other locations and shall be of the type approved by the Town Superintendent of Highways or the Town Engineer.
Monuments. Permanent survey monuments shall be set in the boundary of rights-of-way at intersecting streets, PC and PT of curves, though the PI of short curves may be used instead, where such is practical, at the discretion of the Town Superintendent of Highways or the Town Engineer. Monuments shall be placed on one side of the street only and at only one corner of intersecting streets. Adjacent monumented points shall be intervisable. Monuments shall be tied into the New York State Coordinate System, or other acceptable datum where practical at the discretion of the Town Superintendent of Highways or the Town Engineer. Monument locations shall be shown on the subdivision plat; and field notes of ties to monuments or a tie sheet shall be submitted to the Town Engineer after installation of monuments. Monuments shall be of stone or concrete and not less than four inches in diameter or square and not less than 42 inches long or from the top of underlying rock. Concrete monuments shall be reinforced with steel rods and a plug, brass plate or pin shall serve as the point of reference. If stone, a drill hole shall serve as the point of reference and a reinforcing rod or other metal shall be placed adjacent to the monument to allow for magnetic recovery. After construction and fine grading is completed, the corners of each lot shall be staked with iron pipe or pins having a minimum diameter of one inch and at least 24 inches long.
Widening of existing street right-of-way. Where a subdivision adjoins an existing street which does not conform to the right-of-way standards given in the table entitled "Standards for Street Design" in this chapter, the subdivider shall reserve for highway purposes as herein defined or whatever additional right-of-way width is necessary to provide, on the subdivision side of the normal street centerline, a width which is equal to at least 1/2 of the minimum standard width for the respective type of street. Where a subdivision adjoins an existing county or state road the subdivider shall reserve for highway purposes as herein defined or dedicate additional right-of-way as may be requested by the proper county or state agency.
Drainage systems. Adequate and comprehensive drainage systems shall be provided to convey the stormwater runoff originating within the upstream and downstream of the subdivision in accordance with the natural direction of runoff for the total upland watershed area affecting the subdivision. Such drainage systems shall have sufficient capacity to accommodate the potential future runoff based upon the probable land use and ultimate development of the total watershed area upland of the subdivision as provided for in the Town Comprehensive Plan. In general, the preservation of natural watercourses is preferable to the construction of drainage channels and wherever practicable such natural watercourses shall be preserved. Storm sewers and subdivision drainage facilities shall be based upon the peak flow resulting from a storm of ten-year frequency (a maximum storm whose probability of occurrence in any given year is 10%). The design of natural watercourse channels shall depend upon the drainage area according to the following table:
Flood hazard prevention. Flood hazard prevention shall include the control of soil erosion of land surface and drainage channels and the prevention of inundation and excessive groundwater seepage by comprehensive site grading and the establishment of adequate elevations of buildings, building openings, and roadways above the observed, anticipated or computed water levels of storm sewers, stream channels, floodplains, detention basins and swales. Particular attention shall be paid to development in the vicinity of Black Creek and its floodplain; and no alteration of the existing characteristics of this area shall take place without the specific approval of the Town Engineer as to the adequacy of the protective measures taken, and the effects of such development on upstream and downstream reaches to the watercourse and adjacent properties.
Erosion control. In order to ensure that the land can be developed without danger to health or peril from fire, flood or other menace, the developer shall follow necessary erosion control practices. Both the Planning Board and Town Engineer shall review the developer's plans to ensure that the required procedures are being put into practice. Such procedures shall include:
Exposing the smallest practical area of land at any one time during development.
Provision of temporary vegetation or mulching to protect critical areas.
Provision of adequate drainage facilities to accommodate effectively the increased runoff caused by changed soil and surface conditions during and after development.
Fitting of the development plan to the topography and soils so as to minimize the erosion potential.
Retention and protection of natural vegetation wherever possible.
Installation of permanent final vegetation and structures as soon as practicable to include six inches of topsoil over areas that have been stripped or filled with subsoil during development.
[Amended 12-3-2008 by L.L. No. 4-2008]
Topsoils shall not be stored on rear lot lines or drainage easements.
Water supply and sewage disposal. Provisions for water supply and sewage disposal shall comply with requirements for the Monroe County Department of Health, Pure Waters Agency, Water Authority, New York State Department of Environmental Conservation or the Town of Chili.
Underground installation. All utility companies (telephone, electric, etc.) are now equipped to make underground installation of their services. Underground installation shall be required.
Easements within the subdivision shall be provided where required for storm drains, sanitary sewers, other utilities, recreation areas, open spaces or pedestrian traffic. The designation of any such easement on a subdivision plat shall constitute a dedication of the area affected for the purposes indicated thereon and shall constitute a restriction against the location of any building or conflicting use on such easement. Such easements shall generally be not less than 20 feet wide. Easements for natural watercourses and for constructed channels shall be provided as needed, with the required width based on the needed cross section of channel to pass the design flow specified in § 439-25A. (Consult also Chapter 433, Stormwater Management, and Chapter 223, Design Criteria and Construction Standards, of the Code of the Town of Chili.)
Pursuant to § 277 of the Town Law, subdivision plats shall show, in proper case and when required by the Planning Board, suitable areas for neighborhood parks or playgrounds. In general, the Planning Board will require such areas to be provided in subdivisions or portions of subdivisions which are in proximity to a public school site or public park or playground. When such recreation areas are required by the Planning Board, they shall be provided on the basis of at least three acres for every 100 families to be accommodated within the subdivision. They shall have physical characteristics and locations which render them readily usable for appropriate recreation purposes, and their locations shall be selected with a view of minimizing hazards from vehicular traffic for children walking between such facilities and their homes in the neighborhood. No such area may be smaller than two acres, and in general, any recreation area of less than four acres shall be located at a suitable place on the edge of the subdivision so that additional land may be added at such time as the adjacent land is subdivided. The subdivision plat shall include a detailed site development plan for each neighborhood park or playground. As a minimum, the site development shall provide for an approximately level area at least 175 feet square for children's field games. The site plan shall show how the entire area is to be graded, drained and landscaped to make it a useful and attractive feature of the neighborhood. All improvements shown on the site development plan shall be made by the subdivider as part of the required improvements of the subdivision as a whole. If the Planning Board determines that a suitable park or parks of adequate size cannot be properly accommodated in any such plat or is otherwise not practical, the Board shall require as a condition to approval of a plat a payment to the Town of a sum to be determined by the Town Board which sum shall constitute a trust fund to be used by the Town exclusively for park, playground or recreation purposes including the acquisition of property.
At completion of development and prior to the dedication the developer's engineer shall submit as-built drawings showing all utilities, roads or any additional changes made during construction.