The following planning and design standards shall be complied with except where the Planning Board finds that because of exceptional and unique conditions of topography, location, shape, size, drainage or other physical features of the site, or because of the special nature and character of the surrounding development, the minimum standards specified herein would not reasonably protect or provide for public health, safety or welfare. Any higher standard required shall be reasonable and shall be limited to the minimum additional improvements necessary to protect the public health, safety or welfare.
A. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the Official Map and the Master Plan, if any, and shall be considered in relation to existing and planned streets, to topographic conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
Where such is not shown in the Master Plan or Official Map, the arrangement of streets in a subdivision shall either provide for the continuation or appropriate projection of existing streets in surrounding areas or conform to a plan for the neighborhood approved or adopted by the Planning Board to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
C. 
Minor streets shall be so laid out that their use by through traffic will be discouraged.
D. 
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 real 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.
E. 
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 residential districts or for commercial or industrial purposes in appropriate districts. Such distance shall also be determined with due regard for the requirements of approach grades and future grade separations.
F. 
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.
G. 
Intersections of minor streets with arterial or collector streets shall be held to a minimum to avoid hazard and delay.
H. 
Half streets shall be prohibited except where it is necessary to provide the remaining half of a previously approved half street.
I. 
No street names shall be used which will duplicate or be confused with the names of existing streets in the Village of Fayetteville. Streets that are extensions of or in alignment with existing named streets shall bear the names of the existing streets.
J. 
Where the subdivision abuts or fronts on arterial streets, sidewalks shall be required and shall be of the size and type as approved by the Village Engineer.
K. 
No dead-end streets shall be permitted without a suitable turnaround. Dead-end streets extending to tract boundary lines which are intended to connect to future streets in adjoining tracts and dead-end streets within a tract which are to be extended shall be provided with a temporary turnaround (hammerhead or cul-de-sac). Appropriate arrangements shall be made for those portions of temporary turnarounds outside of street rights-of-way to revert to abutting property owners at such time as streets shall be extended.
Street construction shall be in accordance with the design standards included at the end of this chapter.
A. 
General planning standards.
(1) 
The length, width and shape of blocks shall be determined with due regard to:
(a) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(b) 
Zoning requirements as to lot sizes and dimensions.[1]
[1]
Editor's Note: See Ch. 187, Zoning.
(c) 
Need for convenient access, circulation and control and safety of street traffic.
(d) 
Limitations and opportunities of topography.
(e) 
Health and safety.
(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 the zoning classification. Such blocks shall include adequate provision for off-street parking and servicing.
B. 
Design standards.
(1) 
Block lengths shall not exceed 2,000 feet nor be less than 400 feet; blocks abutting on designated arterial streets shall be not less than 1,000 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 neighborhood facility.
(3) 
The minimum block width for two tiers of lots shall be 250 feet or twice the minimum depth as specified in Chapter 187, Zoning.
(4) 
Where double-frontage lots are necessary, the minimum block width 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.
(2) 
Side lot lines shall be substantially at right angles or radial to street lines.
(3) 
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.
(4) 
The subdivision plan shall provide each lot with satisfactory access to an existing public street or to a subdivision street that will be ceded to public use at the time of final plat approval.
(5) 
Corner lots and lots adjacent to pedestrian crosswalks shall have extra width of at least 10 feet more than the minimum specified in Chapter 187, Zoning, to permit appropriate building setback from and orientation to side streets or crosswalks.
B. 
Design standards.
(1) 
Lot dimensions shall conform to the requirements of Chapter 187, Zoning.
(2) 
Excessive depth in relation to the width shall be avoided. A proportion of 2 1/2:1 will normally be considered maximum.
A. 
Reasonable requirements for the preservation of outstanding natural features may be specified. These include large trees or groves, watercourses and waterfalls, historic spots, exceptional views and similar irreplaceable assets in which there is general public interest.
B. 
There shall be at least two trees per lot, which shall be spaced at intervals of not less than 30 feet, and three trees per lot on corner lots.
C. 
No trees shall be planted within the street right-of-way. Required trees shall be located at least five feet inside the property line.
D. 
Trees shall be hardy, suitable to local soil and climate and shall be of species approved by the Planning Board. Trees shall measure at least 1 1/2 inches in diameter as measured at a point of four feet above finished grade level.
A. 
Easements across lots or centered on rear or side lot lines shall be provided for utilities where they are anticipated.
B. 
Permanent utility easements normally need not exceed 20 feet in width, although exceptional circumstances may require additional width.
A. 
All subdivisions shall be related to the drainage pattern affecting the areas involved, with proper provision to be made for adequate storm drainage facilities, including, where necessary, detention basins. Storm drainage plans shall reflect potential surface runoff within the drainage area after development and shall comply with the requirements of the Village Engineer and Highway Superintendent and the County Public Health Department, where applicable.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater drainage easement conforming substantially with the lines of such watercourse, and of such width as to encompass the twenty-five-year flood area of such watercourse, if such data is available, or to encompass the flood of record, plus three feet in elevation.
C. 
Rights-of-way for stormwater 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.
A. 
The purpose of this section is to provide an equitable and effective method for securing adequate land for parks, playgrounds and recreational purposes, the need for such provision arising out of the creation of new subdivisions throughout the Village.
B. 
Except as hereinafter provided, lands comprising at least 3% but not to exceed 7% of the total area and usable for park purposes, such figure to be determined by the Planning Board according to the needs and requirements of the subdivision as the Board shall find them, shall be reserved for parks, playgrounds or recreational purposes in a location with suitable public access within the subdivision, such location and access to be approved by the Planning Board.
C. 
Land shall be reserved for parks, playgrounds and recreational purposes generally in accordance with these regulations and must be specifically located and designated on the subdivision plat in accordance with § 7-730 of the Village Law.
D. 
All lands designated on the plat as park, playground and recreation areas shall be subject to such conditions as the Planning Board may establish on the subdivision concerning access, use and maintenance of such lands as deemed necessary to assure the preservation of such lands, in perpetuity, for their intended purposes. Such conditions shall be shown on the plat prior to plat approval and recording.
E. 
Such land reservations, at the discretion of the Village Board, upon recommendation of the Planning Board, may be retained in private ownership or may be deeded to the Village, but must be permanently maintained for their intended use and adequately secured for such use by deed covenant or other private restrictions.
F. 
Such land reservations may be offered to the Village as a gift and, at the discretion of the Village Board, may be accepted upon recommendation by the Planning Board.
G. 
In the event that the application of this development standard would result in land reservations of less than 1/4 acre, then this requirement may be waived.