Existing features which would add value to residential
development, such as large trees, watercourses, historic spots and
similar irreplaceable assets, shall be preserved, insofar as possible,
through harmonious design of the subdivision.
A.
General planning standards. The arrangement, character,
extent, width, grade and location of all streets shall conform to
the Official Map, as it may be adopted, the Village Plan, as it may
be adopted, and to the Road Specifications of the Village of Rhinebeck[1] and shall be considered in relation to the proposed uses
of the land to be served by such streets.
B.
Relation to topography. Streets shall be logically
related and shall conform insofar as possible to the original topography.
They shall be arranged so as to obtain as many as possible of the
building sites at or above the grades of the streets. A combination
of steep grades and sharp curves shall be avoided.
C.
Intersections. Intersections of major streets by other
streets shall be at least 1,000 feet apart, if possible. Cross (four-cornered)
street intersections shall be avoided, except at important traffic
intersections.
D.
Visibility at intersections. Within the triangular
area formed at corners by the intersecting street lines, for a distance
of 75 feet from their intersection and the diagonal connecting the
end points of these lines, visibility for traffic safety shall be
provided by excavating, if necessary. Nothing in the way of fences,
walls, hedges or other landscaping shall be permitted to obstruct
such visibility.
E.
Layout of minor streets. Minor streets shall be so
laid out that their use by through traffic will be discouraged.
F.
Treatment of arterial streets. Where a subdivision
abuts or contains an existing or proposed arterial street, the Planning
Board may require marginal access streets, reverse frontage with screen
planting contained in a nonaccess reservation along the rear property
line or such other treatment as may be necessary for adequate protection
of residential properties and to afford separation of through and
local traffic.
G.
Treatment of railroad or limited-access highway rights-of-way.
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. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
H.
Reserve strips. Reserve strips, controlling access
to streets, shall be prohibited except where their control is placed
with the Village under conditions approved by the Planning Board.
I.
Half-width streets. Half-width streets shall be prohibited
except where it is necessary to provide the remaining half of a previously
approved half-width street.
J.
Minimum curvature. Where continuing street line (projected right-of-way tangents) deflect from each other at any one point by more than 10° they shall be connected by a curve, with a radius at the inner street right-of-way line, determined from the standards set forth in Subsection K of this section.
K.
Horizontal and vertical alignment. Horizontal and
vertical alignments of all streets shall be designed in conformance
with the current standards of the American Association of State Highway
and Transportation Officials (AASHTO) requirements as set forth in
Geometric Design for Local Roads and Streets, current edition and
as amended.
L.
Pavement of gutters. Where street grades exceed 5%,
gutters shall be paved.
M.
Alleys.
(1)
Alleys may be provided in residential, commercial
and industrial districts as private accessways.
(2)
Intersections of alleys and sharp changes in alignment
shall be avoided, but, where necessary, corners shall be cut off sufficiently
to permit safe vehicular movements.
(3)
Dead-end alleys shall be avoided when possible but,
if unavoidable, shall be provided with adequate turnaround facilities
at the dead end as determined by the Planning Board.
O.
Continuation of streets into adjacent property. Streets
shall be arranged to provide for the continuation of principal streets
between adjacent properties where such continuation is necessary for
convenient movement of traffic, effective fire protection, efficient
provision of utilities and particularly where such continuation is
in accordance with the Village Plan, as it may be adopted. If the
adjacent property is undeveloped and the street must be a dead-end
street temporarily, the right-of-way and improvements shall be extended
to the property line. A temporary circular turnaround, a minimum of
50 feet in radius, shall be provided on all temporary dead-end streets,
with the notation on the plat that land outside the street right-of-way
shall revert to abutters whenever the street is continued.
P.
Permanent dead-end streets (culs-de-sac). 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 of not less than 100
feet.
Q.
Street names. All streets shall be named, and such
names shall be subject to the approval of the Village Planning Board.
Names shall be sufficiently different in sound and in spelling from
other street names in the Village so as not to cause confusion. A
street which is a continuation of an existing street shall bear the
same name.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined
with due regard to:
(2)
Irregular-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 maintenance of park and open space, where included.
(3)
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as is suitable for their prospective
use. Such blocks shall include adequate provisions for off-street
parking and servicing.
B.
Design standards.
(1)
Block lengths shall not exceed 1,200 feet or be less
than 400 feet except, however, that blocks abutting on designated
arterial streets shall not be less than 1,000 feet and may exceed
1,200 feet.
(2)
Blocks over 800 feet in length may be required to
have a crosswalk, if necessary, to facilitate pedestrian circulation
to a school, park, recreation area, shopping center or other similar
neighorhood facility.
(4)
Where double frontage lots are necessary, the minimum
depth of lots shall be 150 feet.
A.
General planning standards.
(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, and the arrangement of lots shall be such that there will be no foreseeable difficulties for reasons of topography or other conditions in locating a building on each lot. These considerations shall be subject to the minimum established by § A126-20B of these regulations.
(2)
Where a watercourse separates the buildable area of
a lot from the access street, provision shall be made for the installation
of a culvert or other structure of a design approved by the Village
Superintendent.
(3)
Side lot lines shall be substantially at right angles
or radial to street lines.
(4)
Double frontage and reverse frontage lots shall be
avoided, except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and 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. As an alternate where driveway access from a major street may
be necessary for several adjoining lots, the Planning Board may require
that such lots be served by a combined access driveway in order to
limit possible traffic hazard on such street.
(5)
The plat 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 plat approval.
(7)
Radius corners shall be provided on the property line
substantially concentric with curb radius corners.
A.
Public sites and open space. The Planning Board may
require adequate, convenient and suitable areas for parks and playgrounds,
or other recreational purposes, to be reserved on the plat but in
no case more than 10% of the gross area of any subdivision. The area
shall be shown and marked on the plat as "Reserved for Park or Playground
Purposes."
B.
Dedications. Where a dedication is required, it shall
be accomplished as follows: The subdivider shall provide not less
than 10% of the gross area of the subdivision as shown on preliminary
layout. Where such dedication would amount to less than two acres,
the subdivider shall, in lieu thereof, pay a fee to the Village for
each lot in his subdivision, to be computed as follows: Average value
of one acre of undeveloped land adjacent to a public road within 1/4
mile of any point within that subdivision divided by 50 dwelling units
equals the fees per lot. Moneys received by the municipality from
such payments shall be placed in a parkland acquisition and development
fund, such moneys to be expended for acquiring parklands.
C.
Unusable areas or areas bordering watercourses. Unusable areas or areas bordering streams, lakes or other watercourses may be given special consideration by the Planning Board in excess of the minimum established by Subsection B above. The Village may accept these areas as gifts or purchase them should they be desirable for public open spaces.
D.
Reservation of areas in excess of minimum dedication.
Where such sites and open spaces are not shown on the Village Plan,
as it may be adopted, and where deemed essential by the Planning Board
upon consideration of the particular type of development proposed
in the subdivision and especially in large-scale developments, the
Planning Board may require the dedication or reservation of areas
in excess of the minimum dedication.
E.
Realignment or widening of existing streets. Where
the subdivision borders an existing street, and the Official Map,
as it may be adopted, or Village Plan, as it may be adopted, indicates
plans for realignment or widening of the street that would require
reservation of some land of the subdivision, the Planning Board may
require that such areas be shown and marked on the plat as "Reserved
for Street Alignment (or Widening) Purposes."
F.
Utility and drainage easements.
(1)
Where topography or other conditions are such as to
make impractical the inclusion of utilities or drainage facilities
within street rights-of-way, perpetual unobstructed easements at least
20 feet in width for such utilities shall be provided across property
outside the street lines and with satisfactory access to the street.
Such easements shall be centered on rear or side lot lines.
(2)
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the drainage area after
development and shall comply with the requirements of the Village
Engineer.
(3)
Where a subdivision is transversed by a watercourse,
drainageway, channel or stream, there shall be provided a storm easement
or drainage right-of-way conforming substantially with the lines of
such watercourse and of such width as to encompass the twenty-five-year
flood area of such watercourse.
(4)
Right-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided, but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
G.
Easements for pedestrian access. The Planning Board
may require, in order to facilitate pedestrian access from streets
to schools, parks, playgrounds or other nearby streets, perpetual
unobstructed easements at least 20 feet in width.
H.
Responsibility for ownership of reservations. Ownership
shall be clearly indicated on all reservations.
