In laying out a subdivision, the subdivider
shall comply with the following planning and design standards. Higher
standards may be required by the Planning Board where it finds that,
because of exceptional conditions of topography, location, shape,
size or other physical features of the site or because of the special
nature of surrounding development, the minimum standards specified
herein would not reasonably provide for public health, safety or welfare.
Any higher standards shall be reasonable and shall be limited to the
minimum increment necessary to protect the public health, safety and
welfare.
A.
Hazardous areas. Land subject to flooding, severe
erosion or otherwise subject to unusual hazard to life, health or
property may not be subdivided for building purposes unless the hazard
has been eliminated or suitable safeguards have been taken to eliminate
the problem. All lots on the lakeshore, where there exists a danger
of shoreline erosion, shall be given extra depth and shall be provided
with a building setback line from the shore, such line to be located
with respect to possible erosion and also to elevation of the land
in relation to the possibility of providing economically for sewer
service in the future. Such shoreline building line shall be inscribed
and properly identified on the preliminary and final plats.
B.
Preservation of historic features. Any historic features
relating to the site shall be preserved when required by the Planning
Board because of general public interest.
C.
Preservation of natural features. Where woods or scattered
trees of significant quality as to be deserving of preservation are
present, the Planning Board may require suitable measures to maintain
such features, in whole or in part. The banks of streams shall not
be disturbed in the process of subdivision except on approval by the
Planning Board of specific grading plans.
A.
General principles.
(1)
Conformance with plans. Roads shall be planned in
conformance with the Official Map of the Town and shall relate to
such plans for the area as have been adopted by the Planning Board
or by the County or State Highway Departments.
(2)
General design considerations. Roads shall be planned
with relationship to:
(a)
Securing adequate grades for drainage and reasonable
grades for safe traffic movement under all weather conditions.
(b)
Current or future economical installation of
sewers.
(c)
Adequate and economical provision for installation
and maintenance of storm drainage facilities, including in such provision
consideration for access to every lot across any intervening drainage
ditch or stream.
(d)
Discouragement of through traffic on local streets.
(e)
Traffic and pedestrian safety.
(f)
Considerations of community attractiveness.
(g)
Considerations of economical and efficient maintenance.
B.
Intersection design. Intersections shall be so designed
as to:
(1)
Avoid intersections of more than four approach roads
and to give preference, where feasible, to three-way intersections.
(2)
Minimize intersections of local roads with secondary
or arterial streets.
(5)
Provide adequate visibility at intersections.
(a)
Property lines at intersections shall be provided
with radius corners substantially concentric with the curb or pavement
edge radius corners or, alternately, a diagonal cutoff parallel to
the chord of the curb.
(b)
Where any road intersection will involve, inside
any lot corner, topographic features or existing vegetation that might
create a traffic hazard through limiting visibility, such ground or
vegetation shall be cut back, in conjunction with the grading of the
public right-of-way, to the extent deemed necessary to provide adequate
sight distance. A vision easement area shall be established within
the triangle formed by the road lines and a straight line joining
said road lines at points 30 feet from the point of their intersection.
Such area shall be dedicated as a vision easement as provided hereinafter.
C.
Dead-end roads (culs-de-sac).
(1)
Length. 500 feet shall be the maximum length permitted
for any cul-de-sac unless topography or other factors should justify
a greater distance.
(2)
Turnaround. Any cul-de-sac shall be provided with
a turnaround having a minimum outside edge of the cartway radius of
46 feet and such minimum lot line radius as is necessary to contain
suitable ditches and/or sidewalks where required, but not less than
65 feet.
(3)
Temporary turnaround. Any road temporarily dead-ended
because of authorized stage development or at property lines shall
be provided with a suitable turnaround, suitably improved for use
in all weather, the use of such turnaround to be guaranteed to the
public until released by the Planning Board at such time as the road
is extended.
D.
Road design standards. Roads shall be designed in
accordance with the following standards as applicable.
(2)
Cross-section standards:
(a)
State and County highways: As determined by
the appropriate agency, but not less than the designated right-of-way.
(3)
Required improvements for existing roads. Wherever
a subdivision shall abut an existing road of insufficient width, inadequate
cross section or alignment, the Planning Board shall, to the extent
feasible, require the reservation or dedication of right-of-way sufficient
to correct the deficiency and the planning and installation of improvements
to correct the deficiencies. For example, when a developer is subdividing
land fronting on a fifty-foot Town road, the Planning Board shall
require dedication of the required right-of-way to complete required
improvements on the side of the road affected and may, where feasible,
require the developer to widen and reshape the road, adding as necessary
to the shoulder, reshaping the ditch, relocating any fire hydrants
or other appurtenances which must be moved in the process, etc., provided
that the Town will cooperate with the developer to the extent necessary
to make such improvements.
E.
Miscellaneous road provisions.
(1)
Limited access. Where a subdivision abuts or contains
an existing or proposed major road or major roadside drainage ditch,
the Planning Board may require the planning of marginal access roads
or the layout of lots with reverse frontage with screen planting contained
in a nonaccess reservation along the rear property line, or such other
treatment as may be necessary to provide adequate protection of residential
properties and afford separation of through and local traffic.
(2)
Railroad treatment. 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 such as for park purposes
in appropriate districts.
(3)
Reserve strips. Reserve strips, controlling access
to streets, shall be prohibited except where their control is placed
with the Town under conditions approved by the Planning Board.
(4)
Road names. The subdivider may choose his road names
subject to the approval of the Planning Board. No road, other than
an extension of an existing road, shall be given a name known to be
identical with, or closely similar to, any existing road in the Town.
(5)
The construction of a road in a subdivision has to
meet the following minimum requirements: 12 inches of No. 2 crusher-run
or approved gravel; four inches rolled Type 1 and 2 binder; one inch
rolled Type 1A fine top; two inches of ten-foot crown; 20 feet wide
of pavement; and five feet of shoulder on each side; and it must be
66 feet wide and have proper drainage. All work shall be subject to
approval of the Town Highway Superintendent. Working drawings prepared
and signed by New York State licensed engineer shall be submitted
to and approved by the Town Planning Board prior to commencement of
the work.
[Added 5-23-1988 by L.L. No. 2-1988]
F.
Sidewalks.
(2)
Sidewalks shall normally be located within the right-of-way
and one foot from the street line. They shall be designed so as to
align with sidewalks in adjacent areas. The Planning Board may permit
alternate location that results in better side planning.
(3)
Width. Sidewalks in single-family residential areas
shall be not less than four feet in width. In industrial, commercial
and higher-density residential areas, such greater width may be required
by the Planning Board as is necessary in the area.
(4)
Construction standards. Sidewalks shall meet Town
construction standards.
A.
General. Natural conditions in the Town are such as
to require stringent attention to the adequacy of storm drainage provisions.
Under agricultural conditions, much of the rainfall drains, but slowly,
from the level fields or, in many cases, may remain on the surface
until evaporated. In winter, when the ground is frozen and there may
be ice or snow on the ground, runoff may equal (or even exceed) the
precipitation from a given storm. Since development of land typically
peaks runoff and may make existing stream channels inadequate, the
subdivider shall be required to take any necessary measures within
his purview to prevent or reduce the potentiality of his development
causing or contributing to flood damage within the subdivision and
downstream therefrom, including, as necessary, enlarging, deepening
or relocating ditches within his development, creating storage areas
or such other action as may be required by the Planning Board on the
advice of the Town Engineer. Where extensive watershed improvements
are required, the Planning Board may require establishment of a drainage
district with powers and a suitable program for coping with the problems
before permitting development.
B.
Computation of runoff.
(1)
General. In computing runoff, the entire area of the
watershed lying upstream from the point in question shall be included
in the calculations, whether or not within the subdivision. Any question
as to the extent of this area shall be determined by the Town Engineer.
(2)
Rule of thumb method for small areas. In small areas
the following rule of thumb may be used, where applicable, in sizing
culverts:
|
Drainage Area Served
(acres)
|
Pipe Diameter
(inches)
| |
|---|---|---|
|
1
|
12
| |
|
2
|
15
| |
|
2 to 4
|
18
|
(3)
Normal procedure.
(a)
Where the Town Engineer has computed runoff
or pipe facility size, the subdivider shall utilize such specifications.
(b)
In all other instances, runoff shall be determined
by the engineer for the subdivider using the rational method (Q =
CiA). The value of "C" shall be determined for the particular area
by the Town Engineer. The value of "i" shall be determined from the
rainfall-frequency curves included herewith, except that collection
times shorter than 15 minutes need not be used. For all storm sewers,
the five-year frequency curve shall be used; for all culverts and
bridges, the ten-year frequency curve shall be used; for all channel
improvements, drainage ditches, etc., the twenty-five-year frequency
curve shall be used. Engineering computations shall be presented along
with the preliminary plans for such installations.
(c)
The minimum culvert diameter permitted shall
be 12 inches.
C.
General design standards.
(1)
Preferred runoff pattern. Preferred design of streets
and grading of the land in relation to storm drainage shall normally
be such that runoff from roofs, driveways and other impervious surfaces
will be toward the road or toward a rear drainage easement, will be
collected in the ditches or gutters along the road in short runs and
will be diverted from the road-side after a run of not more than 500
feet into storm sewers or approved open watercourses.
(2)
Downstream disposal. Any storm drainage channel or
facility emptying onto improved land shall connect suitably with drainage
facilities in such downstream area. Storm drainage channels or facilities
discharging on undeveloped land lying downstream shall empty into
natural watercourses in such a manner to prevent erosion. Other suitable
arrangements may be made on agreement in writing between all affected
property owners, on the approval of the Planning Board.
D.
Design of storm sewers. All storm sewers shall be
designed in accordance with standards adopted by the Town Board and
approved by the Town Engineer.
E.
Open watercourses. The use of open watercourses may
involve problems relating to safety, erosion control and protection
of capacity and appearance, all of which shall be given adequate attention
by the subdivider.
A.
Water supply.
(1)
Every lot shall be assured a supply of potable water
adequate for household use.
(a)
If Town water is available, a plan showing water
connections to each lot and connections to the existing public water
system, provided and approved by the Town water district, shall be
presented.
(b)
If dependence is to be on wells, a test well
shall be planned on not less than every fifth lot as approved by the
County Health Director.
(2)
Fire hydrants placed according to Town water district
standards must be planned as an integral part of any water system
extension.
(3)
All waterlines shall be installed by the developer
under the supervision and with the approval of the Water Superintendent
of the Town of Wilson.
[Added 5-23-1988 by L.L. No. 2-1988]
B.
Sanitary sewage. The subdivision must make provisions
for sanitary sewage in accordance with the following standards, as
applicable:
(1)
Where there is an adequate existing public sewer on
or near the subdivision, a complete public sewer system must be designed
to the sewer district standards, showing connections for each lot
to the public sewer.
(2)
Where there is no existing public sanitary sewer system
but one is to be installed within a reasonable time as determined
by the Planning Board, a complete sanitary sewer shall be designed
to be installed and either:
(3)
When on-site disposal systems are necessary, the following
procedure shall be followed:
(a)
On a subdivision of five or more lots, the subdivider
shall obtain prior approval of the County Health Department of subdivision
plans.
(b)
On a subdivision of less than five lots, the
Planning Board shall require a report from the County Health Department
on the feasibility of providing adequate, on-lot sewage disposal systems.
(c)
In any instance, when a subdivision involves
a new street, the preliminary plan shall be accompanied by preliminary
sewer plans prepared by a licensed professional engineer, showing
the feasibility of eventual economic sewer installation.
A.
General planning standards for blocks.
(1)
The length, width and shape of blocks shall be determined
with due regard to:
(2)
Irregularly shaped blocks or oversize blocks indented
by culs-de-sac, parking courts or loop streets and containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks shall include adequate
off-street parking, facilities for pedestrian access from streets
to all lots, proper easements for utility lines and satisfactory provision
for access to, and maintenance of, any park and open space.
(3)
Blocks intended for commercial or industrial use shall
be of such length and width as is suitable for their prospective use.
C.
General planning standards for lots.
(1)
The lot size, width, depth, shape and orientation
shall be appropriate for the location of the subdivision and for the
type of development and use proposed.
(2)
Side lot lines shall be substantially at right angles,
or radial to, street lines.
(3)
Double frontage lots shall be avoided except where
essential to provide separation of residential development from traffic
arteries or to overcome specific disadvantages of drainage, topography
or orientation. An easement of suitable width, across which there
shall be no right of access, may be required along the line of lots
abutting such traffic artery or other disadvantageous use.
(4)
The subdivision plan shall provide each lot with satisfactory
access to an existing public street or to a subdivision street that
will be ceded to public use at the time of final plat approval.
(5)
Corner lots shall be given extra width, as required
by the Zoning Ordinance, to permit appropriate building setback from,
and orientation to, side streets.
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees or groves,
watercourses and falls, historic spots, exceptional views and similar
irreplaceable assets in which there is general public interest.
B.
There shall be at least one tree per 50 feet of lot
frontage.
C.
No trees shall be planted within the street right-of-way.
Required trees shall be located five to 10 feet outside the right-of-way.
D.
Trees shall be of species approved by the Planning
Board.
E.
Required new trees shall measure at least 1 1/2
inches in diameter as measured at a point four feet above finished
grade level.
F.
An alternative planting plan may be considered for
a subdivision of more than 20 lots or 500 feet of lot frontage.
The preliminary plan shall show streetlights
in accordance with the standards of the Town lighting district.
B.
Easements.
(1)
Existing easements. Any existing easement for utility
lines shall be shown on all plats. Where these are not sufficiently
wide for maintenance or public protection, they shall be widened as
considered necessary by the Planning Board.
(2)
New easements. All utility lines to be constructed
away from street lines shall be provided with easements sufficiently
wide for maintenance and public protection, but not less than 15 feet.
Such easements shall, to the fullest extent possible, be adjacent
to, or centered on, rear or side lot lines.
(3)
Streetlighting. The subdivider shall plan any easements
necessary for future streetlighting.
(4)
Easement agreements. Any plat containing new or enlarged
easements shall be accompanied by agreements, satisfactory in form
to the Town Attorney, providing adequate conditions for maintenance
of the utility as determined by the Planning Board in consultation
with officials of the utility concerned.
A.
Dedication required. In accordance with Town Law,
the Planning Board may require the dedication of land for a proposed
park or playground, according to the following provisions:
(1)
The public area is indicated on the Town Master Plan,
or the Planning Board shall determine that a local open space or recreation
area is, or will be, necessary to serve the population of the nearby
area.
(2)
The area dedicated is sufficiently large and well
located to serve the purposes intended and has access to a public
street.
(3)
Not more than 500 square feet of land is required
for each dwelling unit which may be accommodated in the development.
B.
Fee in lieu of required dedication. Where the Planning Board shall determine that the provisions of Subsection A cannot adequately be carried out, it shall require the subdivider to make a payment in lieu of dedication. The following procedure shall be utilized in such instance:
(1)
The amount of the fee, as determined by the Board,
shall be proportionately equal, in accordance with area, to the average
value of lots in the subdivision.
(2)
The fee shall be paid to the Town as a condition of
approval of the final plat, such funds to be placed by the Town in
a separate park acquisition fund, to be expended, on the approval
of the Planning Board, for the purchase of parklands within 1/2 mile
of any point of the subdivision.
