[Amended 6-3-2013 by L.L. No. 1-2013; 9-18-2019 by L.L. No. 2-2019]
A.
Considerations. In considering applications for subdivision of land
and/or development, the Board shall be guided by the standards set
forth herein. Said standards shall be deemed to be minimum requirements
for the convenience, health, safety and welfare of the village
B.
Character of land. 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.
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 Village Comprehensive Plan and Official Map. Subdivisions
and/or developments shall conform to the Official Map and shall be
properly related to the proposals shown on the Village Comprehensive
Plan. The plat shall include all streets, shown on the said Plan and
Map, which are within the site and such other streets as the Board
may require.
D.
Frontage on improved street. The area proposed to be subdivided and/or
developed shall have frontage on and direct access to a street duly
placed on the Official Map and, if such street is private, it shall
be improved to the satisfaction of the Board or there shall be a bond
held by the village covering such improvement.
E.
Preservation of natural cover. 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 the 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.
F.
Preservation of natural buffer. In granting approval of any application for a subdivision other than a partitioning as defined in § 158-8 (Word usage and definitions) of this chapter, the subdivider shall set aside and reserve a perimeter buffer of 50 feet which shall remain undisturbed, except as may be required for access, utilities, or such augmentation of the existing flora or other existing natural features as the Planning Board may require or permit in accordance with the planning objectives set forth in the Village Comprehensive Master Plan, as amended from time to time. The perimeter buffer shall be contained within one or more lots and shall be included in the bulk and area calculation(s) when determining minimum lot size and all required setbacks shall be measured from the outer boundary of such perimeter buffer. Further, if a perimeter buffer traverses a lot designated for a park, playground or other recreational purpose, as defined in § 127-2 of the Village Code, the gross area of such buffer shall be credited towards the minimum required area for such park, playground or recreational lot. The metes and bounds of such perimeter buffer shall be memorialized in covenants and restrictions recorded in the office of the County Clerk as a condition of subdivision approval.
G.
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 make reasonable modifications in standards for layout of streets to accomplish such purposes as well as the objectives noted in Subsection E. For purposes of computing the number of lots that a subdivision will yield, the following features shall be excluded: all "slope lands" as defined by Chapter 190 (Zoning), Article I (Purpose, Title and Definitions), § 190-2 (Word usage and definitions) of the Code of the Village of Muttontown; and all "freshwater wetlands" and "adjacent areas" as defined by Chapter 74 (Freshwater Wetlands), § 74-2 (Definitions) of the Code of the Village of Muttontown.
A.
General. The arrangement, character, extent, width,
grade and location of all streets shall conform to the Comprehensive
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 Comprehensive 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 firefighting, 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 Comprehensive
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 Comprehensive 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 190, 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 shall 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 seventy-foot
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 Comprehensive 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.
(2)
Grades.
(3)
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.
(4)
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.
J.
Reserve strips. Reserve strips controlling access
to streets shall be prohibited except where their control is placed
in the Village under conditions approved by the Board.
K.
Property lines at intersections. 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.
L.
Street names. 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. 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 to 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 and 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 190, 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 190, 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 190, Zoning, and these regulations. Generally the depth of a lot shall not exceed 2 1/2 times the width.
C.
Arrangement and access.
(1)
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.
(2)
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.
D.
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 that the front setback shall be not less than the zoning
requirement nor more than 20% greater than the zoning setback.
E.
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.