Source: https://ecode360.com/9208405
Timestamp: 2020-02-19 02:05:16
Document Index: 41502838

Matched Legal Cases: ['§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 174', '§ 220', '§ 278', '§ 220', '§ 220', '§ 220', '§ 220']

Town of Canandaigua, NY Design Standards
Ch 174 Art III Design Standards
§ 174-17 Incorporation of provisions in all plats.
§ 174-18 Preservation of natural features.
§ 174-19 Lot size and arrangement.
§ 174-20 Storm and surface drainage.
§ 174-21 Street system layout.
§ 174-22 Parking, loading areas and site access.
§ 174-23 Sidewalks, crosswalks and trails.
§ 174-24 Utilities.
§ 174-25 (Reserved)
§ 174-26 Community facilities.
§ 174-27 Landscaping.
§ 174-28 Lighting.
The design standards of this article shall be incorporated in all proposed plats.
See also Town Code § 220-9A, Preservation of natural features.
Proposals for subdivision and development of land shall be designed to preserve and protect natural features as identified in the Natural Resources Inventory.
Existing vegetation shall be preserved by the applicant during development to the fullest extent possible.
Special precaution shall be taken to protect existing trees and shrubbery during the process of grading the lots and roads.
Where any land other than that included in public rights-of-way is to be reserved for public or common use, the developer shall only remove such trees and other vegetation from the land so reserved as are specifically designated for removal on the plat approved by the Planning Board.
The boundaries and alignment of existing surface water shall be preserved unless the Planning Board finds that a change would be ecologically sound.
Land development within federal and/or state regulated wetland areas shall be subject to the appropriate agency approval.
Land subject to flooding or land deemed by the Planning Board to be uninhabitable shall not be plotted for residential occupancy or uses that may be a danger to health, life or property or aggravate an existing flood hazard. Such land areas shall be noted as "undevelopable" on the plat and set aside.
The Planning Board shall reduce the overall number of lots allowed below the maximum specified in Town Code upon findings that a reduction is needed to protect the health, safety and welfare of the community or the environment.
Lot sizes and dimensions shall not be less than those specified in Chapter 220, Zoning, of the Code of the Town of Canandaigua unless the provisions thereof are to be modified by the Planning Board pursuant to Town Law § 278, as amended.
Lot sizes and dimensions in excess of the minimum standards of Chapter 220, Zoning, shall be required by the Planning Board as needed to protect the health, safety or welfare of the community or the environment.
No division of land shall result in any parcel becoming landlocked.
Residential lots greater than three acres shall not have lot depths greater than 2 1/2 times the lot width except as may be specified in Chapter 220, Zoning, of the Town of Canandaigua Code.
All blocks in a subdivision shall have a minimum length of at least 750 feet with a maximum length of 1,200 feet. Such blocks containing individual lots shall be at least two lot depths in width, except where reverse frontage may be employed along major highways. Modifications of the above requirements are possible in commercial and industrial developments.
Side lot lines shall be substantially perpendicular to street lines.
Double-frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets or where otherwise required by unusual topographic conditions. Where double-frontage lots are permitted, the Planning Board shall, as a condition of final plat approval, determine the front yard and rear yard portions of all such lots.
All storm sewers and drainage facilities such as gutters, catch basins, bridges, culverts and swales shall be designed for the development and be subject to the approval of the Town. Such facilities shall be capable of handling upland flows that may be generated from future land development.
The following points should be considered in the design of storm drainage facilities.
Lots shall be laid out and graded to provide positive drainage away from buildings.
To permit unimpeded flow of natural watercourses.
To insure adequate drainage of all low points.
In the design of storm sewer systems, special consideration shall be given to avoidance of problems, which may arise from concentration of stormwater runoff over adjacent properties.
Streets shall be constructed to provide adequate means of access to each lot of a subdivision, § 220-9D of the Town Code.
Design and construction of streets and related improvements shall be in accordance with the standards and specifications described in the Town of Canandaigua Site Design and Development Criteria,[1] which are incorporated herein by reference.
Streets and alleys shall be graded, surfaced and improved to the grades and dimensions shown on plats, profiles and cross-sections submitted by the applicant and approved by the Planning Board, Town Engineer and Town Highway and Water Superintendent.
The location of all major streets in the proposed subdivision shall conform in general alignment to the adopted plans of the Town of Canandaigua.
Where a subdivision abuts or contains a major traffic street, the Planning Board may require intermediate access streets, reverse-frontage lots or other treatments that will provide a reduction in the number of intersections with the major street and reasonable separation of local and through traffic.
Minor streets shall be laid out to discourage through traffic, although provisions for street connections into and from adjacent areas will generally be required.
Proposed street layouts shall generally provide for the continuation or projection of existing streets in the surrounding area and for access to adjoining properties unless the Planning Board finds such extension undesirable for specific reasons of topography or design.
Adequate street rights-of-way providing future points of access shall be provided as necessary where lots in the proposal are large enough to permit resubdivision or if a portion of the tract is not subdivided.
Streets shall be so related to the topography as to produce usable lots and reasonable grades.
Where a subdivision abuts or contains an existing or proposed major traffic street, the Planning Board may require marginal access streets, rear service alleys, reverse-frontage lots or such other design elements as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic.
New half or partial streets will not be permitted.
Wherever a tract to be subdivided borders an existing or approved half or partial street, the balance of the street shall be plotted within such tract.
New reserve strips, including those controlling access to streets, shall be avoided.
Unless future extension is clearly impractical or found otherwise undesirable by the Planning Board, a street right-of-way of the same width as the street extend property lines of surrounding properties in such a way as to permit access into adjoining tracts.
Street signs. Permanent street signs, of the same specifications as those of the Town Highway Department, shall be erected at each intersection by the Highway Department and paid for by the developer. The last word in the name of a private road shall be "drive."
Multiple intersections involving a junction of more than two streets shall be avoided.
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 250 feet between their center lines.
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width will be required.
Alleys, culs-de-sac and dead-end streets.
Alleys are prohibited in residential developments. In commercial or industrial districts, alleys shall be a minimum width of 22 feet. Where such alleys dead-end, they shall be provided with a turnaround having an outside roadway diameter to allow emergency vehicle access.
Cul-de-sac streets, permanently designed as such, should not exceed 1,000 feet in length and shall be designed as noted in Appendixes G, H, H — 2 and H — 3 of the Site Design and Development Criteria.[2]
Dead-end streets shall not be approved except when designed as stubs, with temporary "K" turnarounds to permit future street extension into adjoining tracts, or when designed as a cul-de-sac.
Temporary hammerhead turnarounds shall be constructed to Town road specifications.
Haul roads. Haul roads may be required by the Planning Board, when applicable upon review with the Town Highway Superintendent, Town Board and Town Engineer. Performance bonds may also be considered as an option in lieu of construction of a haul road for necessary repair and maintenance of existing public roads.
In addition to the requirements in this section, proposed parking, loading areas and site access shall comply with Town Code §§ 220-9V, 220-73, 220-74 and 220-75, respectively.
All parking areas, passageways and driveways, except when provided in connection with one- and two-family residential uses, shall be surfaced with a dustless, durable, all-weather pavement such as asphalt or concrete.
Parking areas shall be so graded and drained as to dispose of all surface water accumulation. The Planning Board may alter this requirement at the time of site plan approval when surface water drainage or other special requirements exist.
Appropriate screening and landscaping as deemed appropriate by the Planning Board will also be required.
Pavement striping is discouraged within site development parking areas in favor of alternate means of deterring unwanted parking to be discussed with the Town.
Pedestrian sidewalks and trails may be required where necessary to assist circulation or provide access to community facilities.
Sidewalks may be installed on one or both sides of the street or road that provides access to the site, as may be required by the Planning Board, depending upon local conditions or public safety.
Where the site lies within the Major Thoroughfare Overlay District (MTOD), sidewalks shall be provided along the frontage of State Route 332 as deemed necessary by the Planning Board.
Sidewalks, when required, shall be installed one foot inside the road right-of-way.
Walking trails, when proposed or required, shall be designed (where possible) to connect with existing trails in the Town of Canandaigua and shall be subject to the approval of the Town.
Crosswalks, a minimum of six feet in width, shall be provided in blocks with interior parks, in exceptionally long blocks or where access to a school, shopping center or where other community facilities are located.
General. If sewer, water, gas, electrical, streetlighting or other public utility facilities are proposed, their location and installation shall be coordinated so that they may be operated and maintained at minimum cost.
Water supply systems shall be designed to provide adequate domestic usage and fire protection. Specific plans must be approved by the Town Engineer, the Water Superintendent having responsibility for the district providing service, the New York State Department of Health and the Department of Environmental Conservation.
Where public water supply, in the opinion of the Planning Board, is reasonably accessible, the developer shall provide and dedicate to the Town a complete water distribution system. The design and installation of said system shall be subject to the approval of the Planning Board and jurisdictional agencies.
Where public water supply is not within reasonable distance, an alternate supply, developed under the guidelines of the State Department of Health, shall be required. The Town does not guarantee or assume any liability for an individual water supply as shown on development plans.
If a private on-site system is to be used as a water supply for a development, requirements in the Town of Canandaigua Site Design and Development Criteria[1] shall apply.
Where the public sanitary sewer system, in the opinion of the Planning Board, is reasonably accessible:
Sanitary sewers shall be installed to adequately provide all lots with connections to the public system.
All design, material, construction and testing for public sanitary sewers shall be to the standard specifications of and subject to acceptance by the agency or municipality providing sewer service.
Detail plans for all public sanitary sewage facilities shall meet the requirements of and be subject to the approval of the New York State Department of Health and the New York State Department of Environmental Conservation.
Where public sanitary sewers are not available:
Individual private on-site wastewater disposal systems shall be designed, specified and built to the standards and specifications of the New York State Department of Health Individual Residential Wastewater Treatment System Standards (Appendix 75-A) and Chapter 202 of the Town Code, respectively, and any other agency or authority with jurisdiction.
Individual on-site wastewater systems proposed within the Canandaigua Lake Watershed must additionally conform to the requirements and procedures adopted by the Canandaigua Lake Watershed Commission and enforced by the Canandaigua Lake Watershed Inspector.
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that Town Code requirements are not adequate, the Planning Board may require tests and designs, in accordance with the rules and regulations of the State Department of Health and/or Department of Environmental Conservation, undertaken at the expense of the developer, to determine the adequacy of the proposed lot size and existing grade and soil conditions.
Detail plans for all private sewage disposal systems associated with developments defined as subdivisions by the Public Health Law shall be subject to the approval of the New York State Department of Health.
Electric, telephone, cable TV or other buried cable utility.
In every development, provisions shall be made for service from the private utility supply systems. All utilities serving a major subdivision and a streetlighting system shall be underground, rather than on poles, standard or towers. Underground conduit and cables shall be installed per the regulations of the Public Service Commission and a minimum of two feet below any drainage way.
Utility services for any subdivision shall be consistent with the service methods that exist within 500 feet of the proposed development area. Applicants shall discuss with the Planning Board the service method to be used for every development submitted for review.
Storm sewers and drainage. Storm sewers and other stormwater management improvements shall be installed as required by current NYSDEC requirements and Town Code and when, in the opinion of the Planning Board, they are deemed necessary to provide adequate drainage for development of the subdivision and protection of neighboring properties.
In reviewing subdivision plats, the Planning Board will consider the adequacy of existing or proposed community facilities to serve future residents of the proposed subdivision.
Landscaping is the improvement of land by contouring and planting vegetative ground cover and may include the planting of decorative vegetation.
All lots which are disturbed during the course of construction and which are not covered by structures or paving shall be properly landscaped by the developer in compliance with Town Code Chapter 165, Soil Erosion and Sedimentation Control, and § 220-76, Landscaping and buffering.
Individual homeowners, by written agreement with the developer, applicant or builder, may landscape their yards independently so long as soil erosion and sedimentation control on the site are not compromised thereby.
Additional landscaping may be required by the Planning Board to screen or buffer the subdivision from a visually incompatible use.
A lighting plan detailing lighting levels and demonstrating compliance with Town Code § 220-77 is required for all proposed outdoor lighting.
Additional site lighting and lighting along all new subdivision streets may be required. Light spacing, fixtures and underground conduit shall meet with the requirements set forth by the Town Code, the Planning Board and electric corporation having jurisdiction in the service area.