A.
The development of property shall conform with zoning,
subdivision and other development-related restrictions established
by the Town of Riga. It shall also conform with all regulations established
herein as well as with appropriate laws, rules and regulations established
by all governing bodies having or claiming jurisdiction over various
phases of the development.
B.
Where a conflict arises between these regulations
and those of other agencies, the developer shall make known to the
conflicting agencies the area of disagreement and endeavor to have
such agencies resolve their differences before proceeding with development.
C.
Although these standards have principally been developed
to apply to subdivisions, they shall apply to other developments as
well to the extent that the standards are applicable.
A.
The term "utilities" as used herein shall be defined
as roads, drains, sewers, water mains and appurtenances thereto, both
private and intended to be turned over to the Town of Riga for maintenance
and operation.
B.
Utilities shall be designed to conform with the topography
of the property and with existing utilities on adjacent streets or
property. Developers shall satisfy themselves by preliminary investigation
and consultation with appropriate Town officials and authorities having
jurisdiction over existing utilities as to the adequacy of adjoining
facilities upon which their property must rely for service, most particularly
water mains, sewers, drains and culverts and drainage channels. All
utilities shall be constructed outside of the pavement area.
C.
Standards for required improvements shall be appropriate
for the public use and demand anticipated upon full development, and
shall be of sufficient size to accommodate development of proximate
areas if these are considered by the Board to be logically served
through the subject property.
D.
Developers bear the responsibility of providing sound
engineering design of all utilities, subject to the approval of the
Town of Riga and the respective authorities having jurisdiction over
existing utilities. The design shall be prepared by a professional
engineer licensed to practice in the State of New York, who shall
have had experience in the design of such utilities. The design shall
conform to the requirements set forth herein.
Developers proposing projects for which engineering review of plans is required shall submit plans in accordance with these specifications, in addition to those required by the applicable Municipal Code regulations. The developer shall submit conceptual, preliminary and final subdivision plans as outlined in the sequence of procedures in Article I of this document, application materials specified in the site plan review or specifications of other local laws, as applicable to the project. The Town Clerk can advise which law(s) applies to the development and what information is required. Reference should also be made to the subdivision requirements checklist in § 38-4.
A.
Street arrangement.
(1)
Street systems shall be designed with due regard to
the needs for convenient traffic access and circulation; traffic control
and safety; access for fire fighting, snow removal and street maintenance
equipment; and stormwater drainage and sewage disposal. Streets shall
be designed to accommodate the prospective traffic and so arranged
as to separate through traffic from neighborhood traffic insofar as
it is practicable.
(2)
The streets in contiguous subdivisions shall be coordinated
so as to compose a convenient system. 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.
(3)
Streets shall be designed in a manner that will accommodate
the existing topography, and all streets shall be laid out so as to
obtain as many as possible of the building sites at or above the grades
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.
(4)
Where a development abuts or contains an existing
or proposed arterial street or other existing town, village, county
or state highway, 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.
(5)
Where a development 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
purpose in appropriate districts. Such distances shall also be determined
with due regard for the requirements of approach grades and future
grade separation.
B.
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 Ordinance.[1] 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 30 feet
wide for pedestrian traffic or utilities. A cul-de-sac of a minimum
right-of-way radius of 70 feet in the case of a street with gutters,
or 80 feet in the case of a street without gutters, shall be provided
at the end of any permanent dead-end street. Dead-end streets shall
be limited in length to five times the minimum lot width required
by the Zoning Law for the lots serviced by the dead-end street, not
including the required cul-de-sac or turnaround. For temporary dead
ends, there shall be provided a suitable turnaround constructed to
Town specifications.
[Amended 2-9-2004 by L.L. No. 1-2004]
D.
Street intersections.
(1)
Intersections of arterial streets shall be held to
a minimum and spaced at least 1,000 feet apart, and intersections
of collector streets by other streets shall be at least 800 feet apart.
Cross (four-cornered) street intersections shall be avoided insofar
as possible, except at intersections where both streets are at least
of collector designation. Between offset intersections there shall
be a distance of at least 150 feet. Within 50 feet of an intersection,
streets shall be approximately at right angles. In no case shall the
angle of intersection be less than 75° without additional channelization.
Minimum curb radii shall depend on the intersecting street types and
shall be as follows:
Intersecting Street Types
|
Minimum Curb Radius
(feet)
|
---|---|
Collector with collector
|
35
|
Minor with collector
|
30
|
Minor with minor
|
30
|
Industrial with collector
|
60, with 4.0 feet offset and 60 feet taper (per
American Association of State Highway and Transportation Officials
- AASHTO)
|
(2)
Access streets into the subdivision from an arterial
street shall have minimum curb radii of 40 feet. All property corners
at street intersections shall be rounded with a radius of 20 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.
(3)
Grades at intersections should not exceed 2% for a
distance of 50 feet from the intersection. From 50 feet to 100 feet,
the grades should not exceed 3%.
(4)
Triangles, circles or other traffic channeling islands
may be required at intersections where present or anticipated traffic
conditions indicate their advisability for traffic control or safety.
E.
Street grading and shoulders. Areas within street
rights-of-way shall be graded as necessary to eliminate any slopes
steeper than one foot vertical in three feet of horizontal distance.
Street shoulders shall not exceed a slope of 10% at right angle to
the street center line. Shoulders at least eight feet wide shall be
provided on both sides of collector streets. Minor streets shall have
a shoulder at least eight feet wide on one side of the street and
at least four feet wide on the other. Shoulders and all other unpaved
areas within the street right-of-way shall be treated with topsoil
and seeded to grass except where noted differently on the Typical
Road Section.[3]
[3]
Editor's Note: The Standards for Road/Street
Design table is located at the end of this chapter.
F.
Sidewalks. Concrete or asphalt sidewalks shall be
provided in locations where they are deemed by the Planning Board
to be appropriate and in the interest of public safety or convenience
and in accordance with the Typical Road Section.[4]
[4]
Editor's Note: The Standards for Road/Street
Design table is located at the end of this chapter.
G.
Trees. The developer shall take adequate measures to preserve desirable existing trees in suitable locations within the development. 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. New tree plantings are not allowed within rights-of-way, unless requested by the Planning Board. See the Typical Road Section. Tree planting shall be governed by § 38-32 of these requirements.
H.
Lighting. Lighting facilities shall be required along
all new streets where designated by the Planning Board. Light spacing,
fixtures and underground conduits shall meet with the requirements
set forth by the Planning Board and the electric corporation having
jurisdiction in the service area.
I.
Street names. All streets shall be named, and such
names shall be subject to the approval of the Planning Board and applicable
county review agencies. Names shall be sufficiently different in sound
and spelling from other street names in the Town of Riga and post
offices contiguous to the Town of Riga so as not to cause confusion.
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.
J.
Street signs. Traffic control and street identification
signs shall be provided as part of the development. Design and installation
of all signs shall be in conformance with the New York State Department
of Transportation Manual of Uniform Traffic-Control Devices (MUTCD),
latest edition. Unless otherwise approved by the Planning Board, street
name signs shall conform to Figure 13-1 of the MUTCD.
K.
Monuments.
(1)
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 Highway Superintendent and/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 intervisible.
(2)
Monuments shall be tied into the New York State Coordinate
System or other datum acceptable to the Highway Superintendent and/or
Town Engineer. Monument locations shall be shown on the subdivision
plat; field notes of ties to monuments or a tie sheet shall be submitted
to the Town Engineer after installation of monuments.
(3)
Monuments shall be placed so that the scored or marked
point shall coincide with the intersection of the lines to be marked,
and shall be set so that the top of the monument is level with the
surface of the surrounding ground. Monuments shall be readily visible.
(4)
The proposed replacement of any existing monuments
shall be clearly indicated on the final plan.
(5)
Iron pin markers shall be set at the beginning and
ending of all curves along street property lines; at all points where
lot lines intersect curves, either front or rear; at all angles in
property lines of lots; and at all corner lots. Markers shall consist
of steel pipe at least 18 inches long and not less than 3/4 inch in
diameter.
(6)
Monuments shall be of stone or concrete and not less
than 4 inches in diameter or square, and not less than 42 inches long
or to 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 drilled hole shall serve as the point
of reference and a magnetic rod or other suitable metal shall be placed
adjacent to the monument to allow for recovery.
L.
General street improvements. In addition to the required
improvements specifically referred to elsewhere in these regulations,
subdivision plats and other developments shall provide for all other
customary elements of street construction and utility service which
may be appropriate in each locality as determined by the Planning
Board upon consultation with the Town Engineer. Such elements may
include but shall not be limited to street pavement, gutters, stormwater,
inlets, manholes, curbs, sidewalks, streetlighting, water mains, fire
hydrants, fire alarm signal devices and sanitary sewers. Underground
utilities within the street right-of-way shall be located as required
by the Highway Superintendent and/or the Town Engineer, and underground
service connections to the street right-of-way of each lot shall be
installed before the street is paved. All street improvements and
other construction features of the development shall conform to the
Town specifications which may be established from time to time and
shall be subject to approval as to design, specifications and construction
by the Highway Superintendent and/or the Town Engineer.
M.
Highway frontage.
(1)
To promote and protect the public health, safety and
welfare, it shall be the policy of the state, county and Town to control
the number of entrances and exits onto and off of highways.
(2)
This policy is adopted toward the end that safer highways
shall result, more cohesive neighborhoods shall be developed and abutting
property owners shall not be unduly and unnecessarily inconvenienced
in the future when it becomes necessary to widen highways to accommodate
greater traffic flows.
(3)
The Town Planning Board shall from time to time, as
part of the process of approving sketches, maps, plots, plats or plans,
require that the applicant grant to the Town of Riga such easements
as are required to provide access to contiguous properties onto a
public highway via frontage or service roads, common driveway or such
other roadways as are required so that the number of entrances and
exits onto and off of state, county and Town highways are not increased.
N.
Widening of existing street right-of-way. Where a
subdivision or other development adjoins an existing street which
does not conform to the right-of-way standards given in the table
entitled "Standards for Road/Street Design"[5] in these regulations, the developer shall dedicate whatever
additional right-of-way width is necessary to provide, on the development
side of the normal street center line, a width which is equal to at
least 1/2 of the minimum standard width for the respective type of
street.
[5]
Editor's Note: The Standards for Road/Street
Design table is located at the end of this chapter.
O.
Road sections. The road sections provided in this
chapter shall be used for the various road sections allowed in the
town.
P.
Nonresidential subdivisions. Standards for streets
in nonresidential subdivisions and other developments with an internal
circulation network shall be appropriate for the use intended and
shall be established by the Planning Board upon advice by the Town
Engineer.
Q.
Adjoined drives. The Planning Board will review all
adjoined drives in relation to access, ability to support traffic
loads, traffic circulation, drainage and maintenance. All private
drives shall be marked with an approved sign for adequate identification
for emergency and fire situations. The conditions and standards for
private drives are as follows:
R.
Watercourses. Where a watercourse separates a proposed
street from abutting property, provision shall be made for access
to all lots by means of culverts or other structures of design approved
by the Town Engineer.
S.
Topping. All dedicated roads shall set over the winter
months prior to the final application of topping material. The top
material shall be installed at a time of year and mix type approved
by the Town Engineer.
T.
Withholding certificate of occupancy. A certificate
of occupancy shall not be issued until the binder course is installed
on all roads. For those developments calling for sidewalks to be constructed,
a certificate of occupancy shall not be issued until the sidewalk
construction is completed (those sidewalks which affect or are affected
by the certificate of occupancy requested).
A.
General policy.
(1)
An adequate and comprehensive drainage system shall
be provided to convey the stormwater runoff originating within and
outside 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.
(2)
Particular attention should be given to storm drainage
facilities. These facilities shall be designed to take the runoff
from streets, lawns, paved areas and roof areas. Full engineering
attention shall be given to the interception and conveyance of stormwater
by the street drainage system, a system of back-lot-line drainage
swales and main drainage channels and pipes through the subdivision.
(3)
The preservation and improvement of natural watercourses
is important to the overall drainage plan in the Town of Riga. When
developing a site that has a natural watercourse (numbered tributary),
this watercourse should be designed as directed by the Highway Superintendent
or Town Engineer. Improvements shall be performed and paid for by
the developer as part of the development costs. The developer shall
reference the town's Environmental Protection Overlay District (EPOD).
(4)
No developed area shall discharge stormwater into
adjacent culverts and channels at a rate greater than what occurs
under a natural, undeveloped condition.
(5)
The flow capacity of channels and culverts immediately
downstream from a development does not necessarily govern the adequacy
of the total drainage system downstream.
(a)
Proceeding downstream in any given drainage
basin (and therefore from any given development), the area contributing
to any drainage channel is increasing.
(b)
Culverts and channels downstream from a development
may be able to handle the total runoff from that development alone,
but this does not imply that said channels and culverts can handle
the total runoff to that location.
(6)
The fact that downstream facilities are inadequate
prior to development, and therefore flood at certain times, does not
imply that increasing the frequency at which they will flood by allowing
additional runoff from a development will be acceptable.
(7)
Stormwater leaving the site shall be discharged to
a recognized drainage course via easements dedicated to the town.
B.
Drainage easements.
(1)
Drainage easements shall be conveyed where road runoff
must cross private property. Easement width is to be established by
the Town Engineer and Highway Superintendent.
(2)
Easements shall be provided along all natural watercourses
and dedicated facilities. Additional easements may be required to
maintain drainageways where deemed necessary by the Town of Riga.
Easement width is to be determined by the Town Engineer and Highway
Superintendent.
(3)
The Planning Board may require downstream easements.
The developer must demonstrate that effort was made in good faith
in trying to obtain drainage easements. Certified letters are acceptable
proof.
C.
Drainage computations.
(1)
Stormwater drainage computations necessary to determine
runoff rates for existing and developed conditions shall be performed
using methods accepted by the Soil Conservation Service (SCS). Design
of major stormwater conveyance systems and detention shall be sized
as determined by the contributing watershed area. The developed condition
storm for the return period and contributing watershed area noted
below shall be the basis for design:
(2)
Design of storm sewers for the development may be
performed by the Rational formula, using the ten-year developed condition
storm as a basis for design. The minimum coefficient of runoff C to
be used shall be 0.40 for developed conditions. Time of concentration
to the first inlet shall be determined using the included SCS nomograph
and shall be taken as not more than 15 minutes. Rainfall-intensity
curves have been included in this document for use in computing anticipated
stormwater runoff rates (design graphs and charts are located at the
end of this chapter.)
D.
Engineering report and plans.
(1)
A complete engineering report package shall be provided
to the Town Engineer for review. It shall include the following information:
(a)
Report.
[1]
Detention pond sizing calculations.
[2]
Outlet control design calculations.
[3]
Stage-storage-discharge information for the
pond and outlet structure.
[4]
Pond routing calculations for the design storm
and lesser storms.
[5]
Emergency spillway sizing calculations.
[6]
Undeveloped and developed drainage area maps
with the path used for time of concentration clearly delineated.
[7]
Additional information as required by the Town
Engineer.
(b)
Plans.
[1]
Proposed grading of pond.
[2]
Emergency spillway location and length.
[3]
Path of drainage from site to a bed and bank
stream.
[4]
Details of pond, outlet structure, spillway
and actual proposed channel sections with all critical elevations
labeled.
[5]
A section through the pond with berm side slopes, pipes (may be incorporated with Subsection D(1)(b)[4]) and key elevations.
(2)
The minimum size pipe used for dedicated storm drains
shall be 12 inches diameter; except catch basin crossovers, which
may be eight-inch pipe.
(3)
Drop inlets shall be spaced at intervals of not over 300 feet, at low points and at intersections. They shall conform with the detailed drawings included in Article IV, Construction Details.[2] Drop inlets shall be connected to the storm system with
a manhole.
[2]
Editor's Note: Art. IV, Construction Details,
is on file in the office of the Town Clerk.
(4)
Manholes shall be provided along the drain piping
network. Manholes shall be designed as follows:
(a)
Manholes shall be placed at intervals of 300
feet maximum.
(b)
The piping of drainage through a manhole shall
be such that the crown of the pipe leaving the manhole will be 0.10
feet lower than the pipe entering the manhole.
(c)
No drop manholes will be permitted.
(d)
Manhole tops shall be accurately designed to
conform to finished grade.
(e)
All three-way manholes shall be a minimum of
5 feet in diameter. All special manholes shall be reviewed by the
Town Engineer. The invert of a three-way manhole will have a minimum
radius of 1/2 the diameter of the manhole. No T-intersections will
be accepted.
(5)
Storm drains shall be constructed as outlined under Article III, Construction Specifications, of this chapter. Drains shall be designed with straight-line grade and alignment between manholes. Sufficient grade shall be provided to prevent settling of grit, insofar as practical.
(6)
Open channels serving as main drainageways normally
will not be accepted by the municipality where, by engineering design,
it has been established that the future flow (under conditions of
full development) could be conveyed in a pipe system having an N value
of 0.013, up to and including a size of 48 inches in diameter or equivalent.
Developers and their engineers bear the responsibility of providing
technical design data in this regard which shall be submitted to the
municipality and it's engineer, whose approval or disapproval of this
data shall be final and binding. Easements along natural or open watercourses
shall be provided as specified in § 38-22D.
(7)
The developer and his engineer shall be responsible
for furnishing, as part of their plans to be presented before the
Planning Board, full and sufficient details of all hydraulic structures.
This includes but is not limited to cross sections of drainage channels,
details of head wall construction, erosion control structures, special
manholes, detention facilities and all such other items as may be
necessary to establish fully the methods and materials to be followed
in construction.
(8)
The developer and his engineer shall so design the
vertical control of their subdivision that surcharge of storm drainage
systems will not cause a backup or flooding of cellars. This will
normally require that cellar drains not be connected to the storm
drainage system unless the cellar floor is higher than pavement grade
in order that the street drain system can run fully surcharged, or
the cellar drainage discharges through a sump pump and check valve.
(9)
In the design of a storm drainage piping system, an
N value of 0.013 shall be used for smooth pipe and an N value of 0.024
shall be used for corrugated metal pipe, unless the corrugated metal
pipe is of the smooth-flo type, in which case an N value of 0.013
may be used. All CMP shall conform to the New York State Department
of Transportation (NYSDOT) Standards for Recommended Minimum 70-Year
Design Life.
(10)
Storm drain piping conveying drainage along side lot
lines shall extend to the rear lot line or to the main channel to
which the drain is discharging.
(11)
All culverts placed in existing streams shall be designed
to ensure that the upstream water surface elevation will not be increased
by placing this structure in the path of flow.
(12)
In order to maintain structural strength, drop inlet
structures shall not contain more than two main stormwater conduits.
(Four-inch weep drains are not considered main conduits.)
(13)
On certain projects there may be key elevations which
must be adhered to, as determined by the Town Engineer. These key
elevations may be finished floor, lowest architectural opening or
basement floor elevations. The developer's engineer shall certify
these key elevations in writing prior to the issuance of a certificate
of occupancy.
(14)
Drop inlets within gutters shall be placed with the
intent that they do not lie within the vehicular traffic area of drives
and/or roadways.
(15)
All three-way manholes shall be five feet in diameter
or greater, depending upon the size of the pipe. The invert of a three-way
manhole will have a minimum radius equal to 1/2 the diameter of the
manhole. No T-intersections will be accepted.
E.
Stormwater detention basins.
(1)
General.
(a)
The Town has determined that stormwater detention
basins will be required because continual upstream development tends
to overtax both downstream natural watercourses and man-made drainage
facilities. In addition, increased rates of stormwater runoff cause
environmental problems downstream such as highly erosive velocities,
flooding and overtopping of the banks. Consequently, it has been determined
to insist upon detention basins and to have these detention basins
designed in a manner compatible with the particular problem. Due to
the topography of the Town of Riga, detention facilities will be offstream
ponds.
(b)
While the Town reserves the right to establish
particular parameters in each individual instance, the general philosophy
is to permit runoff from any particular development at a rate no more
than would normally occur under a natural, undeveloped condition for
all storms. That is, the Town generally agrees that property owners
along the downstream channel should be prepared to accept a rate of
discharge from the upstream areas equivalent to the discharge from
the upstream area under a natural condition.
(c)
However, the Town definitely reserves the right
to establish other, more restrictive parameters. For example, if the
downstream area has been subjected to floods in the past, even while
the upstream areas were not developed, and if the Town deems it desirable
and appropriate to remedy this situation, it may, at its discretion,
require an impoundment area of a size and type, as well as storm sewers
and culverts, which can assist in rectifying the downstream flooding
situation.
(d)
Detention pond facilities are to be designed
and built to standards discussed with and approved by the Town and
its engineer. Attention shall be given to providing facilities which
are aesthetically pleasing, of a permanent nature, safe and requiring
minimum maintenance.
(e)
The developer is responsible for providing and
transferring to the Town permanent easements of a location and type
adequate to encompass and to service and maintain the facilities.
Such easements are to be approved by the Town Board prior to final
subdivision approval.
(2)
Access for maintenance. If not adjacent to a public
right-of-way, an easement shall be provided for access for purposes
of maintaining the detention/retention basin. The easement shall be
sized and located such that construction equipment can reach the site.
(3)
Design. The detention facility is made of three structures:
the detention pond, outlet control structure and emergency spillway.
The three structures work together as one system.
(a)
Detention pond.
[2]
Sizing the detention pond shall be done using
the Soil Conservation Service (SCS) technical release No. 55 (TR-55).
Computations shall be based on twenty-four-hour duration rainfall
as supplied by the U.S. Weather Bureau. Routing computations shall
be performed demonstrating the adequacy of the detention facility
and outfall structure.
[3]
Individual commercial sites less than three
acres in size that require a detention pond due to the amount of impervious
area may size the pond using the Rational Method.
(b)
Outlet control structure.
[1]
The control structure shall be designed as a
multifrequency structure since more drainage is generated in all storms
from a developed site. The control structure should be designed to
attenuate the lesser storms as well as the design storm.
[2]
The outfall pipe (through the berm) shall be designed to pass the design storm (as outlined in Subsection E(3)(a), Detention pond), with a headwater 0.5 feet above the top of the control structure. The minimum pipe size shall be eight inches in diameter.
[3]
The control structure shall have a trash rack
and anti-vortex device.
[4]
The outlet structure should be placed on a suitable
base to ensure that the structure does not become buoyant under high
water conditions prior to the structure overtopping.
[5]
The minimum size of a control structure shall
be a diameter of 36 inches.
[6]
The riser tube shall be constructed of reinforced
concrete with precast flow orifices.
[7]
If site constraints do not permit the use of
a riser tube arrangement, the developer's engineer may discuss an
alternate design with the Town Engineer.
(c)
Emergency spillway. An emergency spillway shall
be provided on all detention ponds to avoid embankment overtopping
and subsequent embankment failure.
[1]
Emergency spillways should be designed using
the developed flow for the next larger design storm than the detention
pond (e.g., detention pond, twenty-five-year; emergency spillway fifty-year),
and using the following equation: Q=3.0 Lh3/2.
[2]
All emergency spillways should be placed in
an area of cut so as to minimize the possibility of dam failure. In
no case shall emergency spillway sections be designed for or constructed
in the embankment section.
[3]
The top of the dam elevation shall be set a
minimum of one foot above the free water surface passing over the
emergency spillway.
[4]
Tops of embankments shall be designed and constructed
level to avoid low points in the embankment section.
F.
Stormwater ground recharge.
(1)
In certain areas where development does not offer
positive surface stormwater discharge, the Town may allow stormwater
ground recharge.
(2)
The New York State Department of Environmental Conservation
may place certain constraints on systems using ground recharge of
stormwater. Some of the possible constraints (but not limited to these)
are:
(3)
If preliminary approval is given to the concept for
a particular location, the developer shall follow the procedure described
below. Final approval of the system shall be at the discretion of
the New York State Department of Environmental Conservation, the Town
Engineer and the municipality.
(4)
The developer shall retain a competent soils engineer
to provide a detailed report and plan showing the quantitative and
qualitative ability of the aquifer to receive ground recharge. More
specifically, the report shall include soil permeability data, geologic
features, gradation and soil sampling data, and soil exploration and
testing. Adequate logs of test pits and bore holes shall be provided
to define the limits of the aquifer where recharge would be made.
(5)
The ground recharge facility shall include a retention
facility where adequate settling of soils can occur and storage can
be provided. Discharge to the recharge area via a trickle tube or
other piping should be shown. Other design data including fencing,
useful life of system, infiltration piping and operation and maintenance
costs are required and shall be included and made part of the report.
(6)
Stormwater district formation. A stormwater district
formation, with the approval of the Town Board, shall be required
for all new developments that contain detention basins, groundwater
recharge and storm sewers and main channel improvements including
straightening, bank stabilization and removal of debris.
A.
In order to ensure that the surrounding land and watercourses
will not be subjected to siltation or erosion, the Planning Board
shall require the developer to follow certain erosion control practices.
The developer shall consult with the Town Engineer to determine whether
or not the required procedures are to be put into practice. Such procedures
should include:
(1)
Installing and maintaining temporary sedimentation
basins at the point or points of stormwater discharge from the property.
(2)
Exposing the smallest practical area of land at any
one time during development.
(3)
Provision for temporary vegetation and/or mulching
to protect critical areas.
(4)
Provision for adequate drainage facilities to accommodate
effectively the increased runoff caused by changed soil and surface
conditions during and after development. The developer's engineer
shall show, as part of the submitted plans, the interceptor swales
and sedimentation basins along the lower edges of all developments.
Significant topographic data and design grades for the swales shall
be shown on the plans.
(5)
Fitting of the development plan to the topography
and soils so as to minimize the erosion potential.
(6)
Retention and protection of natural vegetation wherever
possible.
(7)
Installation of permanent final vegetation and structures
as soon as could be practicable.
(8)
Provision of adequate protective measures when slopes
in excess of 10% are graded, and minimizing of such steep grading.
(9)
Prohibition of stripping of existing ground cover
until interceptor swales and sediment sinks have been installed by
the developer and approved by the town.
(10)
Requirement that the developer shall routinely muck-out
sediment sinks and interceptor swales to provide full capacity.
(11)
Interceptor swales and sedimentation basins constructed
on all developments prior to the actual mass grading taking place.
The purpose of these swales and basins is to prevent off-site siltation.
B.
There should be sufficient topographic data, sufficient
design grades on swales and basins and a sequence of operations to
enable the contractor to provide for the facility without causing
off-site siltation.
C.
At the time the facilities are constructed and prior
to the mass grading operations, developers shall contact the Town
Engineer so that an inspection can be made in the field to assure
that all siltation facilities are constructed prior to the actual
mass grading.
D.
In the event that there are areas within a development
which are to be preserved or left in their natural state or forever
wild and siltation facilities must be constructed, the intent therefore
shall be to protect these areas, in addition to off-site areas.
E.
No topsoil or subsoil shall be removed from the site
unless approved by the Town Board.
A.
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 roadway above the observed, anticipated or computed
water levels of storm sewers, streams, channels, floodplains, detention
basins and swales.
B.
Particular attention shall be paid to development
in the vicinity of creeks and their floodplains. No alteration of
the existing characteristics of the areas shall take place without
the specific approval of the Town as to the adequacy of the protective
measures taken, if any, and the effects of such development on upstream
and downstream reaches of the watercourse and adjacent properties.
C.
All development proposed within the special flood
hazard area as defined by the Federal Insurance Administration shall
comply with the various regulations set forth by the Federal Insurance
Administrator, when applicable.
The developer shall take all necessary measures
to control dust resulting from his construction operations and to
prevent spillage of excavated material on public roads. When directed
by the Town Building Inspector, the developer shall apply calcium
chloride and/or water where directed and in such quantities and at
such frequencies as may be required to control such dust and prevent
it from becoming a nuisance to the surrounding area.
A.
Sanitary sewer facilities.
(1)
Sanitary sewers shall be provided wherever the proximity
of existing sewers make it possible. They shall be designed in accordance
with the standards set forth by the New York State Department of Environmental
Conservation, Town Engineer and such other agency as has jurisdiction
over design, construction and/or final operation or maintenance. The
developer shall be responsible to secure the approval of the appropriate
agency to connect the new sanitary sewers to the agency's existing
sewers, prior to start of construction.
(3)
In designing sewer profiles, consideration shall be
given to the relationship of house elevation to sewer elevation to
assure the installation of laterals on at least a 1% grade (1/8 inch
per foot) for six-inch laterals and 2% grade (1/4 inch per foot) for
four-inch laterals.
(4)
Sanitary manhole spacing is to be no greater than
300 feet maximum.
(5)
The sanitary sewer profile shall be designed so that
there is at least 0.1 of a foot drop within the manhole but not greater
than two feet. If the drop through the manhole is two feet or greater,
there shall be an outside drop provided. See details for drop manhole
design.
(6)
All three-way manholes are to be five inches in diameter
or greater depending on the size of the pipe.
(7)
The invert of a three-way manhole shall have a minimum
radius equal to 1/2 the diameter of the manhole. No T-intersections
will be permitted.
(8)
All sanitary sewage facilities shall be subject to
the approval of the municipality during all stages of design and construction.
B.
Sanitary septic systems. Where sanitary sewers are
not available or where the proposed development is too distant from
existing facilities for public sewers to be provided economically,
development along existing highways may be permitted on the basis
of providing septic tanks and leach beds. Such facilities shall be
designed in accordance with current policies and directives of the
NYSDEC and the Monroe County Health Department.
A.
The Monroe County Water Authority (MCWA) has jurisdiction
over all water mains, permits and appurtenances. Concurrent with the
submission of the preliminary plan, the developer shall submit a data
sheet providing sufficient calculations relating to static and residual
pressure, date of flow tests, recorded flow, description of existing
water mains and a discussion on anticipated fire protection and domestic
pressures and volumes within the development.
B.
Waterlines shall be used wherever the proximity of
waterlines make it possible. The waterlines and appurtenances shall
be designed in accordance with the standards set forth by the Monroe
County Water Authority.
C.
These facilities shall be subject to the approval
of the Town and the MCWA during all stages of design and construction.
D.
The criterion of design will normally be that pipes
shall be sized to obtain the required fire flow at the critical point
in the development while satisfying the average daytime domestic draft,
and in no case shall be less than ISO standards.
E.
Where public waterlines are installed, all such waterlines
shall be located between the curbline and the property line within
any street right-of-way.
F.
Where public water is not available, the developer
may be required to install fire suppression ponds or similar on-site
storage to aid fire protection.
A.
The finished grade elevation at the front building
line of a residential or commercial structure shall be a minimum of
two feet above the elevation of the center line of the public street
in front of such structure; provided, however, that where the structure
is setback a distance of at least 1.5 times the minimum set back allowed
by zoning, and/or where natural drainage patterns would be better
served by draining away from the street, the Planning Board may, in
its discretion, waive this requirement, stating its finding and determination
on the record. In any case, however, the approved grading and drainage
shall be so designed as to ensure that positive drainage flow is maintained
away from the building foundation.
[Amended 2-9-2004 by L.L. No. 1-2004]
B.
Provisions shall be made for the piping of roof and
cellar drainage into the street drainage system. The developer and
his engineer shall investigate draining the cellars and foundations
by gravity. In lieu of this, the developer may request from the Town
permission to drain the cellars with sump pumps and appropriate double
check valves.
C.
In special conditions, where topography permits or
dictates, cellar drainage may be conveyed to main drainage swales
where it can be deposited if no nuisance will be caused or created
to abutting or downstream property owners. In such instances, the
cellar floor shall be so designed as to be above the level of the
project design flood to assure no backup or flooding of the cellar.
D.
No laundry, sanitary or kitchen wastes shall be discharged
to a storm drainage system. Further, no drain connections from garages
or driveways shall be permitted to enter drainage swales where soap
suds and detergents from car-washing operations could cause a nuisance
to abutting or downstream property owners.
F.
No cellar drainage, roof drainage, drain connections
from garages and/or any other stormwater shall be conveyed to a sanitary
sewer system.
A.
All design for pipe lines for sanitary sewers and
storm drains shall be based on the earth loading occurring at the
transition width. Designers shall assume a Class C bedding (load factor
1.5) and safety factor of 1.5 in their design calculations. (except
for R.C.P. S.F. = 1.0). Specifications for construction shall stipulate
a granular bedding (Class C) as indicated on page 212 of the WPCF
Manual of Practice No. 1, "Design and Construction of Sanitary and
Storm Sewers, 1969 Edition." The granular bedding shall be No. 1 and
No. 2 (approximately a 50-50 mixture) crushed stone as specified in
the NYSDOT specifications, Section 703-0201, Crushed stone. Also,
unless substantiated by test results, the designer shall assume the
following:
W = 120 pound per cubic feet
| |
KU = Ku = 0.13 (curve D, pg 189 WPCF Manual)
| |
rsdP = 0.5 Ku = Ku = 0.165 (pg 191, WPCF Manual)
|
B.
Shaped trench bottoms will not be permitted.
A.
It shall be the responsibility of the developer to
furnish easements to the Town of Riga, as required, for the installation
and permanent operation of drains, sewers, mains or access roads where
required.
B.
These easements shall be prepared prior to the approval
of the detailed plan and be so written as to be contingent upon the
town's approval of said plan. developers bear the responsibility for
preparation of the easement maps and assuring their transfer to the
Town of Riga and recording in the County Clerk's office. The Town
of Riga reserves the right to require easements for anticipated future
utilities where, in the opinion of the Town Board and/or the Town
Engineer, such easements are justified by the estimated rate of growth
of the area in question.
C.
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where necessary and shall
be at least 20 feet in width. Where multiple utilities are present,
the easement may be changed to 30 feet. Easements along common property
lines may be split evenly between lots. In all cases easement width
shall be adequate to accommodate maintenance equipment in performing
tasks and have access from a dedicated highway sufficient to permit
passage of maintenance equipment.
D.
Where a development is traversed by a watercourse,
drainageway, channel or stream or contains a pond which crosses a
property line, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the line of such watercourse
and of such width as will be adequate to preserve natural drainage
and to accommodate the twenty-five-year flood area of such watercourse.
Access on easement from a dedicated highway sufficient to permit passage
of maintenance equipment should be provided. Piping of the watercourse
may be provided. In no case shall the easement be less than 20 feet
in width. The Planning Board reserves the option to modify or waive
these requirements if appropriate, along with the easement dimensions.
All utilities shall be underground, including
electric, telephone and cable television. This regulation shall be
enacted in accordance with the New York State Public Service Commission
ruling (tariffs) for all public utilities. Utility companies shall
obtain the necessary approvals and permits prior to starting construction.
A.
Sketch plan data. A rough scaled sketch layout shall
be drawn on paper at a standard scale of not more than 200 feet to
the inch. It shall be clearly marked SKETCH PLAN and shall show the
following information:
(1)
The name of the proposed subdivision, the name and
address of the subdivider(s) and a clear written statement of the
developer's intent.
(2)
The North point, scale and a general location map
showing the relation of the proposed subdivision to major roads and
intersections in the area.
(3)
All existing structures, wooded areas, floodplains
and wetlands, streams and other significant physical features which
are in the subdivision and/or within 200 feet of the subdivision.
Contours shall also be indicated at intervals of not more than five
feet.
(4)
The proposed pattern of lots, street layout, recreation
areas, drainage systems, sewage disposal and water supply within the
area to be subdivided. State the distance to the nearest public water
service and sewage service if lots are designed with septic systems
and well water. Show the path of development stormwater drainage to
a bed and bank stream.
(5)
If the proposed subdivision is not to be served by
a public sewer system, the approximate location and method for sewage
disposal should be on the plans.
B.
Preliminary and final plan data.
(1)
A scaled layout shall be drawn on paper at a standard
scale of not more than 60 feet to the inch. It shall be clearly marked
PRELIMINARY or FINAL PLAN and shall show the following information:
(a)
The name of the proposed subdivision, the name
and address of the subdivider(s) and a clear written statement of
the developer's intent.
(b)
The North point, scale and a general location
map showing the relation of the proposed subdivision to major roads
and intersections in the area.
(c)
All existing structures, wooded areas, floodplains
and wetlands, streams and other significant physical features which
are in the subdivision and/or within 200 feet of the subdivision.
Contours shall also be indicated at intervals of not more than one
foot.
(d)
The proposed pattern of lots, street layout,
recreation areas, drainage systems, sewage disposal and water supply
within the area to be subdivided. State the distance to the nearest
public water service and sewage service if lots are designed with
septic systems and well water. Show the path of development stormwater
drainage to a bed and bank stream.
(e)
If the proposed subdivision is not to be served
by a public sewer system, the approximate location and method for
sewage disposal should be on the plans. The following information
shall be provided at the discretion of the Planning Board:
[2]
Deep-hole test data to include:
[a]
The date of the test.
[b]
The location of the test hole(s).
[c]
The type of soil and thickness of each layer.
[d]
The level of mineral deposits. If no mineral
deposits are encountered, state "none."
[e]
The level of groundwater. If no groundwater
is encountered, state "none."
[f]
The level of solid rock. If solid rock is not
encountered, state "none."
[g]
The name of the Monroe County Health Department
witness.
(3)
Submission requirements for other types of developments
shall be in accordance with applicable ordinances.
C.
Drawing sizes and dimensions.
(1)
Standard engineering drawing sizes shall be used to
adequately present the plan dimensions of no smaller than 40 feet
to the inch for one to five lot subdivisions, and building additions.
(2)
Dimensions for large projects of over five lot subdivisions,
commercial and industrial projects shall be no smaller than 50 feet
to the inch.
(3)
Large area maps depicting drainage and floodplain
areas may be shown at 200 feet to the inch.
(4)
Standard drawing sizes are:
Size
|
Dimensions
(inches)
| |
---|---|---|
A
|
8 1/2 by 11
| |
B
|
11 by 17
| |
C
|
17 by 22
| |
D
|
22 by 34
| |
E
|
34 by 44
|
D.
Subdivision Plat Record Plan. Unless the County Clerk
specifies otherwise, the plat shall be 22 inches by 34 inches in size
and shall be drawn at a minimum scale of 50 feet to one inch unless
otherwise approved. Where more than one sheet is required to show
the entire development, a key map showing all sections shall be provided.
The following information shall be clearly shown:
(1)
The title of the sheet, including the name and address
of the subdivider, owner and developer and all required signatures.
(Where the developer or owner is a corporation, a statement of corporate
ownership and officers shall be submitted to the Planning Board at
the preliminary stage.)
(2)
The North point, graphic scale and date.
(3)
The boundaries of the subdivision and information
to show the location of the subdivision in relation to surrounding
property and streets, including names of owners of adjacent land or
names of adjacent subdivisions. In whatever manner that is practical,
the subdivision boundary shall be referenced from two directions to
establish USGS monuments or New York State Plane Coordinate monuments.
In the event that such monuments have been obliterated, the subdivision
boundary shall be referenced to the nearest highway intersections
or at least two previously established monuments of subdivisions of
public lands. Any combination of types of reference ties may be accepted
which would fulfill the requirement of exact measurements from the
subdivision boundary to reference points previously established.
(4)
The lines of existing and proposed streets within
the subdivision and the lines of existing or approved streets on adjoining
properties.
(5)
The names of existing and proposed streets.
(6)
The lines and dimensions of proposed lots, which shall
be numbered and shall have their area in square feet indicated.
(7)
The lines and purposes of existing and proposed easements
immediately adjoining and within the subdivision.
(8)
The lines and dimensions of all property which is
offered or to be offered for dedication for public use, with the purpose
indicated thereon, and of all property that is proposed to be reserved
by deed covenant for the common use of the property owners of the
subdivision.
(9)
The location of monuments to be placed within the
subdivision.
(10)
The locations of any municipal and zoning boundary
lines within the subdivision.
(12)
Certification by a licensed professional engineer
and a licensed land surveyor as evidence of professional responsibility
for the preparation of the plat and a place for the liber and page
where filed.
E.
Subdivision Grading and Drainage Plan. This plan shall
be on a separate sheet of the same size and scale as the plat and
provide the following information:
(1)
Contours of existing grade at intervals of not more
than one foot. Intervals greater than one foot may be allowed depending
on the character of the topography. The contour is to extend a minimum
of 200 feet beyond property limits.
(2)
The location of all buildings proposed.
(3)
The number of each lot.
(5)
The location and means of controlling erosion within
the project limits.
(6)
Slope stabilization details.
(7)
Flood hazard prevention.
(8)
Stormwater detention basins, retention basins and
ground recharge facilities.
(9)
Certification by a licensed professional land surveyor
of the finished grades after completion of grading.
F.
Subdivision Utility and Street Plan.
(1)
This plan shall be on a separate sheet of the same
size and scale as the plat and provide the following details:
(a)
Complete plans and profiles of all proposed
sanitary and storm sewers, including:
(b)
The location and details of all other facilities,
including water mains, gas mains, telephone and electric.
(c)
The location of all existing utilities in and
adjacent to the site to be developed.
(e)
Details of erosion and slope stabilization measures,
where applicable.
(f)
Any other details pertinent to site construction.
G.
Other data required by the Municipal Code shall be
included as part of the subdivision final plans. The initial plans
shall be modified to reflect as-built conditions.