[Amended 11-15-2005 by L.L. No. 12-2005]
A.
Considerations. In considering applications for subdivision
of land and/or development, the Planning Board shall be guided by the standards
set forth herein as the minimum requirements for the convenience, health comfort,
safety and welfare of the Village. It is expressly declared that these requirements
do not create a right to subdivide or partition by any party, but are merely
the minimum conditions that must be met before any further consideration is
due. The Board shall further consider whether the proposal is appropriate
for the Village in its character and nature, in the best interests of good
planning for the residents, current and future, of the Village.
B.
Land to be subdivided and/or developed shall be of such
character that it can be used safely for building purposes without danger
to health or peril from fire, flood or other menace, without development of
steep slopes and/or wetlands. Land subject to such hazards shall not be subdivided
nor developed for residential purposes nor for such other uses as may increase
danger to health, life or property, or aggravate a flood hazard, but such
land may be set aside for such uses as shall not involve such danger nor produce
unsatisfactory living conditions.
C.
Conformance to Master Plan and Official Map. Land to
be subdivided and/or developed shall be of such character that it can be used
safely for building purposes without danger to health or peril from fire,
flood or other menace, without development of steep slopes and/or wetlands
except as permitted by the Village Code.
[Repealed 11-15-2005 by L.L. No. 12-2005;
added 3-21-2006 by L.L. No. 5-2006]
D.
Frontage on improved street. Notwithstanding the provisions
of this section, unless street frontage is required by another provision of
the Village Code, where the Planning Board affirmatively finds that the protection
or preservation of the environment, open space or historic structures will
be furthered, enhanced and served thereby, the Planning Board may approve
a subdivision, or impose a condition thereon, which contains one or more lots
which have either no, or limited, street frontage. Except where such authority
is expressly conferred on the Planning Board, the Planning Board shall not
have authority to grant or approve any variance of the zoning regulations
of the Village.
[Amended 11-15-2005 by L.L. No. 12-2005; 3-21-2006
by L.L. No. 5-2006]
E.
Preservation of natural cover.
(1)
Land to be subdivided and/or developed shall be laid
out and improved in reasonable conformity to existing topography, in order
to minimize grading, cut and fill, and to retain, insofar as possible, the
natural contours, limit stormwater runoff, and conserve the natural cover
and soil. No topsoil, sand or gravel shall be removed from any lots shown
on any subdivision plat except for the purpose of improving such lots and
for the laying out of streets shown thereon. Topsoil so removed shall be restored
to a depth of six inches and properly seeded and fertilized on the areas of
such lots not occupied by buildings or structures. No excess topsoil so removed
shall be disposed of outside of the boundaries of the Village except upon
the approval of the Board of Trustees of the Village.
(2)
The Board shall not approve a subdivision or partition
having one or more of the following characteristics:
[Added 11-15-2005 by L.L. No. 12-2005]
(a)
A lot comprised of 25% or more steep slopes or very steep slopes, as defined in Chapter 177, Freshwater Wetlands and Steep Slopes;
(b)
Construction or disturbance of a steep slope area or
very steep slope area; provided, however, that the Board may approve a lot
or subdivision if it determines that there is no other alternative design
that would permit a viable lawful residential use, and in such case the Board
shall impose such conditions as are necessary to make certain that such sloped
lands are protected to a reasonable extent.
F.
Preservation of existing natural features. Existing natural
features that enhance the attractiveness of the site and which would add value
to residential or other development or to the Village as a whole, such as
trees, watercourses, ponds and similar irreplaceable assets, shall be preserved
insofar as possible by harmonious design of the subdivision. The Board may
reject any proposal that fails to accomplish the goals set forth in this section,
or may impose such conditions or modifications as are necessary to do so.
If the subdivider finds compliance with the Board's conditions or modifications
unacceptable, then the Board shall reject the proposal.
[Amended 11-15-2005 by L.L. No. 12-2005]
A.
General. The arrangement, character, extent, width, grade
and location of all streets shall conform to the Master Plan and Official
Map and shall be considered in their relation to existing and planned streets,
to existing topography and natural features, to public convenience and safety,
and in their appropriate relation to the proposed uses of the land to be served
by such streets.
B.
Relation to topography. Street layouts and grades shall
be related appropriately to the existing topography, and streets shall be
arranged to obtain as many as possible of the building sites at, or above,
the grades of the streets. Steep grades shall be avoided as well as combinations
of steep grades and curves.
C.
Arrangement. Where proposed streets are not shown on
the Master Plan or Official Map, such streets shall be of sufficient width,
suitably located, and adequately constructed, to accommodate the prospective
traffic and to facilitate drainage, and to afford access for fire fighting,
snow removal, and road maintenance equipment. Such streets shall be coordinated
so as to compose a convenient system and to cause no undue hardship to adjoining
properties.
D.
Arrangements. The arrangement of streets shall provide
for the continuation of principal streets between adjacent properties when
such continuation is necessary for convenient movement of traffic, effective
fire protection or efficient provision of utilities and also where such continuation
is in accordance with the Master Plan. If the adjacent property is undeveloped
and the street must be a dead-end street temporarily, the right-of-way shall
be extended to the property line. A temporary circular turnaround shall be
provided on all temporary dead-end streets, with the notation on the plat
that land outside the normal street right-of-way shall revert to abuttors
whenever the street is continued.
E.
Intersections.
(1)
Street jogs with center line offsets of less than 125
feet shall not be permitted except with the approval of the Board.
(2)
Intersections of streets shall be at angles as close
to 90° as possible. Toward this end, an oblique street should be curved
approaching an intersection and should be approximately at right angles for
at least 100 feet therefrom. Where three or more streets intersect, a turning
circle or other special treatment may be required by the Board. Wherever two
streets intersect at an angle smaller than 75%, the right-of-way returns and
the relation of the gutter grades shall be given special treatment, as determined
by the Board and islands to channelize traffic may be required.
(3)
Intersections of major streets by other streets shall
be at least 800 feet apart, if possible. Cross (four-cornered) street intersections
shall be avoided insofar as possible, except as shown on the Master Plan or
at other important traffic intersections. A distance at least equal to the
minimum required lot depth plus 25 feet shall be maintained between center
lines of offset intersecting streets. Grades shall be limited to no more than
2% within 50 feet of an intersection.
F.
Treatment along major arterial streets. Where a subdivision
abuts or contains an existing or proposed major arterial street, the Board
may require marginal access streets, reverse frontage with screen planting
contained in a nonaccess reservation along the rear property line, deep lots
with 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.
G.
Provision for future resubdivision. Where a tract is
subdivided into lots substantially larger than the minimum size required by
the zoning, the Board may require that streets and lots be laid out so as
to permit future resubdivision in accordance with the requirements contained
in these regulations.
H.
Dead-end streets.
(1)
Where a street does not extend to the boundary of the subdivision and its continuation is not required by the Board for access to adjoining property, its terminus shall normally not be nearer to such boundary than 100 feet or the minimum lot depth prescribed by Chapter 320, Zoning, whichever is greater. However, the Board shall require the reservation of a twenty-foot wide easement to accommodate drainage facilities, pedestrian traffic or utilities.
(2)
For greater convenience to traffic and more effective
police and fire protection, permanent dead-end streets shall be limited in
length to 900 feet and shall be provided at the closed end with a turnaround
having an outside roadway diameter of at least 80 feet, and a street property
line diameter of at least 100 feet. In zoning districts, however, which permit
lots of less than one acre, the minimum outside roadway diameter shall be
increased to 100 feet and the diameter at the property line be increased to
120 feet. Where it is impossible to subdivide a property except by a dead-end
road which is longer than 900 feet, the Board may permit a greater length,
provided that a divided roadway with center mall is constructed in a 70 feet
right-of-way (or greater width, if required) in such a manner that either
side of the roadway could be used, in emergencies, for two-way traffic.
I.
Design standards for streets. Streets shall meet the
design standards set forth below. In cases where street classification is
not shown on the Master Plan or Official Map, the Board shall determine the
type of each street, standards do not cover major streets which would be built
by the state or county.
B.
C.
Changes in grade. All changes in street grades shall
be connected by vertical curves of sufficient radius to provide a smooth transition
and proper sight distance, as approved by the Board.
D.
Tangents. A tangent at least 100 feet in length shall
be introduced between reverse curves on all streets, except where a greater
length is required by the Board.
E.
Curves. When the alignment of the street changes more
than 10°, the tangents shall be connected by a curve with a radius of
not less than 200 feet, unless a greater radius is required by the Board to
ensure a proper sight distance.
Reserve strips controlling access to streets shall be prohibited except
where their control is placed in the Village under conditions approved by
the Board.
Property lines at intersections shall be established in such a manner
as to place within the street right-of-way the triangular area which is formed
by the street lines extended and a straight line adjoining points on said
street lines 30 feet distant from their point of intersection.
A.
All streets shall be named, and such names shall be approved
by the Board. Names shall be sufficiently different in sound and in spelling
from other street names in the Village or adjoining municipalities so as not
to cause confusion. A street which is a continuation of an existing street
shall bear the same name.
B.
In general, street names shall conform to the following
classifications:
A.
Utilities. 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 wide.
B.
Drainageway. Where a subdivision is traversed by a watercourse,
channel or drainageway, as defined herein, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the lines
of such watercourse, and such further width or construction, or both, as will
be adequate for the purpose. The Board may require parallel streets or parkways
in connection with such drainageway.
A.
Length; width; shape. The length, width and shape of
a block shall be determined with due regard to:
(1)
Provision of adequate building sites suitable to the
special needs of the type of use contemplated.
(2)
Zoning requirements as to lot sizes and dimensions.
(3)
Needs for convenient access, circulation, control and
safety of street traffic.
(4)
Limitations and opportunities of topography, and the
objectives of these regulations.
B.
Dimensions. Block dimensions shall be at least twice
the minimum lot depth and generally not more than 1,200 feet.
C.
Crosswalk. In long blocks the Board may require the establishment
of easements or public ways through the block to accommodate utilities, drainage
facilities, or pedestrian access to community facilities.
A.
General. The lot size, width, depth, shape, and orientation,
and the minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
B.
Dimensions and corner lots. Lot area and dimensions shall conform to the requirements of Chapter 320, Zoning, and Health Department regulations. Corner lots for residential use shall have extra width to permit compliance with the front yard setback from both streets. Where lots are more than double the minimum area required by Chapter 320, Zoning, the Board may require that such lots shall be of such dimensions and arrangement as will allow further subdivision and the opening of future streets where necessary to serve potential lots all in compliance with Chapter 320 and these regulations. Generally the depth of a lot shall not exceed two and 1/2 times the width.
C.
Arrangement and access. The lot arrangement shall be
such that there will be no foreseeable difficulty, for reasons of topography
or other conditions, in obtaining building permits to build on all lots in
compliance with applicable regulations; and in providing, by means of a street
approved by the Board and upon which each lot fronts, safe driveway access
to buildings on such lots from an improved street duly placed on the Official
Map.
D.
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the street by which it has access, provisions
shall be made for installation of a culvert or other structure, of design
approved by the Engineer.
E.
Lot lines and setbacks. Side lot lines shall be substantially
at right angles to straight streets, and radial to curved street lines. Lot
lines shall coincide with municipal boundary lines rather than cross them.
Where extra width has been dedicated for widening an existing street, lots
shall begin at such extra width line, and lot dimensions and setbacks shall
be measured from such line. The Board may, whenever it deems such lines desirable
or necessary, require the showing on the plat of specific setback lines which
may vary from lot to lot provided the front setback shall be not less than
the zoning requirement, nor more than 20% greater than the zoning setback.
F.
Double frontage. Double frontage lots other than corner
lots, shall be avoided except where deemed essential by the Board in order
to provide separation of residential development from traffic arteries or
to overcome specific disadvantages of topography and orientation. An easement,
or reserve strip, at least 20 feet in width and across which there shall be
no right of access, shall be provided along the line of lots abutting such
traffic artery or other disadvantageous use and such easement shall be planted
and maintained as may be approved by the Board.
