The Planning Board, in considering an application
for the subdivision of land, shall be guided by the following considerations
and standards.
A.
Character of land. Land to be subdivided shall be
of such character that it can be used safely for building purposes
without danger to health or peril from fire, flood, drainage or other
menace.
[Amended 8-11-1997 by L.L. No. 4-1997]
B.
Conformity to Official Map and Village Master Plan.
Subdivisions shall conform to the streets shown on the Official Map
of the village as it may be adopted by the Board of Trustees, and
shall be properly related to the Village Master Plan as it is developed
and adopted by the Planning Board.
C.
Frontage on improved street. The area to be subdivided
shall have frontage on and access from a street on said Official Map,
which street is improved to village standards, or for which street
a bond covering such improvement is held by the village.
A.
Location, width and improvement of streets. Streets
shall be suitably located, of sufficient width and adequately improved
to accommodate the prospective traffic, and to afford satisfactory
access to police, fire-fighting, snow removal or other road maintenance
equipment, and shall be coordinated so as to compose a convenient
system. Where a street connection is necessary for the appropriate
development of adjoining land, the arrangement of streets shall include
such provision.
B.
Widths of right-of-way. Streets shall have the right-of-way prescribed in § 210-16C (minimum width of right-of-way), unless otherwise indicated on the Village Master Plan.
C.
Standards for street design. Streets shall meet the
following design standards. Street classification may be indicated
on the Village Master Plan or Official Map. Otherwise it shall be
determined by the Planning Board. Standards are not shown for major
streets, which would normally be built by the state or county. (The
following standards are suggestive only and are intended as a basis
for discussion with the Planning Board and Village Engineer.)
|
Street Classification
| |||
|---|---|---|---|
|
Requirement
|
Local Residential
|
Commercial or Industrial
| |
|
Minimum width of right- of-way (feet)
|
50
|
60
| |
|
Minimum width of pavement (excluding curbs or
gutters) (feet)
|
30
|
40
| |
|
Minimum radius of horizontal curves of street
line (feet)
|
200
|
400
| |
|
Minimum length of vertical curves at surface
of pavement (feet)
|
100, but not less than 20 for each 1% algebraic
difference of grade
|
200
| |
|
Minimum length of tangents between reverse curves
(feet)
|
100
|
200
| |
|
Maximum grade (feet)
|
10%
|
6%
| |
|
Minimum grade
|
1%
|
1%
| |
|
Minimum sight distance (feet)
|
150
|
250
| |
D.
Relation to topography. Streets shall be logically
related to the topography, and all streets shall be arranged so as
to obtain as many as possible of the building sites at or above the
grades of the streets. Grades of streets shall conform as closely
as possible to the original topography. A combination of steep grades
and curves shall be avoided.
E.
Block size. Block dimensions shall be at least twice the minimum lot depth and generally not more than 12 times the minimum lot width required in the zoning district. In long blocks, the Planning Board may require the reservation of a twenty-foot wide easement through the block to accommodate utilities or pedestrian traffic. (See § 210-19C and D.)
F.
Intersections. 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 Village Master Plan or at other important traffic
intersections. A distance of at least 150 feet shall be maintained
between center lines of offset intersecting streets. Within 100 feet
of an intersection, streets shall be at approximately right angles.
Grades shall be limited to no more than 2% within 50 feet of an intersection.
All street intersection corners shall be rounded by curves of at least
25 feet in radius at the property line. Within triangular areas formed
by the intersecting street lines, for a distance of 75 feet from their
intersection and the diagonals connecting the end points of these
lines, visibility for traffic safety shall be provided by excavating
where necessary.
G.
Continuation of streets into adjacent property. The
arrangement of streets shall provide for the continuation of principal
streets between adjacent properties where such continuation is necessary
for convenient movement of traffic, effective fire protection or efficient
provision of utilities, and in places where such continuation is shown
on the Village 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
with a traveled way having 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 normal street right-of-way shall revert
to abuttors whenever the street is continued.
H.
Permanent dead-end streets. Where a street does not
extend to the boundary of the subdivision and its continuation is
not needed for access to or from adjoining property, its terminus
shall normally not be nearer to such boundary than the minimum lot
depth prescribed by the zoning regulations for the zoning district
in which the land is located. Reserve strips of land shall not be
left between the end of a proposed street and an adjacent piece of
property. However, the Planning Board may require the reservation
of an easement to accommodate traffic or utilities. A circular turnaround
of a minimum right-of-way radius of 65 feet shall be provided at the
end of a permanent dead-end street. For greater convenience to traffic
and more effective police and fire protection, permanent dead-end
streets shall, in general, be limited in length to six times the minimum
lot width for the zoning district.
I.
Street names. All streets shall be named, and such
names shall be subject to the approval of the Board of Trustees. 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.
Street improvements. Streets shall be graded and improved
with pavement, street signs, concrete sidewalks, street lighting standards,
curbs, gutters, street trees, water mains, sanitary sewers, storm
drains and fire hydrants, except where waiver may be requested, and
the Planning Board may waive, subject to appropriate conditions, such
improvements as it considers are not requisite in the interest of
the public health, safety and general welfare. If placed in the street
right-of-way, underground utilities required by the Planning Board
shall be placed between the paved roadway and street line, where possible,
to simplify location and repair of the lines. The subdivider shall
install underground service connections to the property line of each
lot before the street is paved. Such grading and improvements shall
be approved as to design and specifications by the Village Engineer,
who shall require that all pertinent village standards and specifications
shall be met.
B.
Drainage improvements.
(1)
The developer may be required by the Planning Board
to carry away by pipe or open ditch any spring or surface water that
may exist previous to or as a result of the subdivision. Such drainage
facilities shall be located in the street rights-of-way where feasible,
or in perpetual unobstructed easements of appropriate width.
(2)
A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Village Engineer shall determine the necessary size of facility based on anticipated runoff under conditions of total potential watershed development permitted by Chapter 245, Zoning.[1]
(3)
The Village Engineer shall also study the effect of
each subdivision on existing downstream drainage facilities outside
the areas of the subdivision. Where it is anticipated that the additional
runoff incident to the development of the subdivision will overload
an existing downstream drainage facility, the Planning Board shall
notify the Board of Trustees of such potential condition. In such
case, the Planning Board shall not approve the subdivision until provision
has been made for the improvement of said potential condition.
A.
Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties for reasons of topography or other conditions in securing building permits to build on all lots in compliance with Chapter 245, Zoning, and in providing access to buildings on such lots from an approved street.
B.
Access across a watercourse. Where a watercourse separates
the buildable area of a lot from the street by which it has access,
provision shall be made for installation of a culvert or other structure
of size and design approved by the Village Engineer.
C.
Lot dimensions. Lot dimensions shall comply with the minimum standards of Chapter 245, Zoning. Where lots are more than double the minimum required area for the zoning district, the Planning Board may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with Chapter 245, Zoning, and these regulations.
D.
Side lot lines. Side lot lines shall be at right angles
to street lines unless a variation from this rule will give a better
street or lot plan.
E.
Access from major streets. Lots shall not, in general,
derive access exclusively from a major street. 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 drive in order to limit possible traffic hazard on such street.
F.
Corner lots. Dimensions of corner lots shall be large
enough to allow for erection of buildings observing the minimum front
yard setback from both streets.
G.
Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Planning Board may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a village responsibility. No more than 25% of the minimum area of a lot required under Chapter 245, Zoning, may be satisfied by land which is under water.
A.
Parks and playgrounds. Land shall be reserved for
park and playground purposes in locations designated on the Village
Master Plan or Official Map or otherwise where the Planning Board
shall deem such reservation to be appropriate. Each reservation shall
be of suitable size, dimension, topography and general character for
park and playground purposes and shall have adequate street access
for the purpose. The area shall be shown and marked on the plat as
"Reserved for Park or Playground Purposes." Where the Planning Board
deems, with respect to a particular subdivision, that a reservation
of land would be inadequate in size for park or playground use, either
alone or in conjunction with abutting reservations on adjoining subdivisions,
or otherwise inappropriate for such use, the Planning Board shall
waive the requirement for such reservation with the condition that
the applicant deposit with the Village Clerk a cash payment in lieu
of land reservation. Such deposit shall be placed in a special fund
to be used for the purchase and development of sites for parks and
playgrounds in the village, and the amount of such deposit shall be
calculated on the basis of an amount as set forth in the village schedule
of fees multiplied by the number of times by which the total area
of the subdivision is divisible by the required minimum lot size of
the zoning district. However, if the property owner has been allowed
to divide the property into lot sizes that are less than the required
minimum lot size of the zoning district, the actual number of approved
lots shall be the number used when multiplying by an amount as set
forth in the village schedule of fees per lot. In the event that condominiums,
cooperative units, apartments or units of a homeowners' association
are approved for construction on a parcel of property, the actual
number of dwelling units approved shall be multiplied by an amount
as set forth in the village schedule of fees to determine the payment
to be made by the landowner for money in lieu of land.[1]
[Amended 5-1-1989 by L.L No. 3-1989; 1-18-1994 by L.L. No.
2-1994; 8-11-1997 by L.L. No. 4-1997]
B.
Widening or realignment of existing streets. Where
the subdivision borders on an existing street and additional land
is required for realignment or widening of such street, as indicated
by the Official Map or Village Master Plan or otherwise determined
by the Planning Board to be necessary, such additional land shall
either be included as a part of such street as indicated on such plat
or shall be marked on the plat "Reserved for Street Realignment (or
Widening) Purposes."
C.
Utility and drainage easements. 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 of appropriate width for such utilities shall
be provided across property outside the street lines and with satisfactory
access to the street. Such easements shall be noted on the plat.
D.
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. Such easements shall
be noted on the plat.
E.
Responsibility for ownership of reservations. If vested
in interests other than the developer, title shall be clearly indicated
on all reservations for park and playground purposes.
A.
Preservation of existing features. Existing features
which would add value to residential development, such as trees, watercourses
and falls, historic spots and similar irreplaceable assets shall be
preserved, insofar as possible, through harmonious design of the subdivision.
Where the Planning Board finds that extraordinary
hardships may result from strict compliance with these regulations,
it may adjust the regulations so that substantial justice may be done
and the public interest secured, provided that any such adjustment
will not have the effect of nullifying the intent and purpose of these
regulations, the Village Master Plan or the Official Map of the village.
In granting any adjustment, the Planning Board shall attach such conditions
as are, in its judgment, necessary to secure substantially the objectives
of the standards or requirements so adjusted.
