In considering applications for the subdivision of land, the Planning Board shall be guided by the basic policies set forth in § 104-4 and the standards set forth hereinafter. These standards shall be considered as the minimum requirements and shall only be waived by the Board under circumstances set forth in Article VI herein.
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, landslide or other
menace.
B.
Conformity to Official Map and Comprehensive Development
Plan. Subdivisions shall conform to the Official Map of the village
and shall be in harmony with the Comprehensive Development Plan.
C.
Required improvements.
(1)
Streets shall be graded and improved with pavements, curbs and gutters, sidewalks, storm drainage facilities, streetlights, underground utilities and signs and street trees, except that where waiver of specific improvements is requested by the subdivider, the Planning Board may issue waivers as provided for in Article VI herein.
(2)
Specifications. All required improvements shall be
constructed or installed to conform to the village specifications.
D.
Monuments and lot corner markers. Permanent monuments
meeting specifications approved by the Public Works Superintendent
as to size, type and installation shall be set at block corners, angle
points and points of curves in streets and at such other points as
the Public Works Superintendent may require. Their location shall
be shown on the subdivision plat or supplement thereto prior to final
plat approval.
A.
Width, location and construction. Streets shall be
of sufficient width, suitably located and adequately constructed to
conform to the Comprehensive Development Plan and to accommodate the
prospective traffic and afford access for fire-fighting, snow removal
and other road maintenance equipment. The arrangement of streets shall
be such as to cause no undue hardship to adjoining properties and
shall be coordinated so that they constitute a convenient system.
B.
Arrangement. The arrangement of streets in the subdivision
shall provide for the continuation of principal streets of adjoining
subdivisions and for the proper projection of principal streets into
adjoining properties which are not yet subdivided, in order to facilitate
necessary fire protection, movement of traffic and the construction
or extension, presently or when later required, of needed utilities
and public services. Where, in the opinion of the Planning Board,
topographic or other conditions make such continuance undesirable
or impracticable, these standards may be modified.
C.
Local streets. Local streets shall be so laid out
that their use by through traffic will be discouraged.
D.
Special treatment along arterial streets. When a subdivision
abuts or contains an existing or proposed arterial street, the Board
may require marginal access streets, reverse frontage lots with screen
planting contained in a nonaccess reservation along the arterial right-of-way,
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.
E.
Provision for future resubdivision. Where a tract
is subdivided into lots substantially larger than the minimum size
required in the land use district in which the subdivision is located,
the Board may require that streets and lots be laid out so as to permit
future resubdivision into conforming lots and in accordance with the
requirements contained in these regulations.
F.
Dead-end and loop streets. The creation of dead-end
or loop residential streets may be allowed where the Board finds that
they would not interfere with normal traffic circulation in the area.
In the case of dead-end streets, where needed or desirable, the Board
may require the reservation of a twenty-foot-wide easement to provide
a way for pedestrians and utilities to reach the next street. Subdivisions
containing 20 lots or more shall have at least two street connections
with existing public streets or streets on an approved subdivision
plat for which a bond has been filed.
G.
Block size. Blocks generally shall not be less than
400 feet nor more than 1,200 feet in length. In general, no block
width shall be less than twice the normal lot depth. In blocks exceeding
800 feet in length, the Planning Board may require the reservation
of a twenty-foot-wide easement through the block to provide a crossing
for utilities and pedestrians, where needed or desirable, and may
further specify that a four-foot-wide paved footpath shall be included.
H.
Intersections with collector or arterial roads. Local
street openings onto collectors and arterials shall, in general, be
at least 500 feet apart.
I.
Street jogs. Street jogs with center-line offsets
of less than 125 feet shall be avoided.
J.
Angle of intersection. In general, streets shall join
each other so that, for a distance of at least 100 feet, each street
is approximately at right angles to the street it joins.
K.
Relation to topography. The street plan of a proposed
subdivision shall bear a logical relationship to the topography of
the property, and all its streets shall be arranged so as to have
as many of the building sites as possible at or above the grade of
the streets. The subdivision design shall entail as little change
in the topography of the site as is practicable.
A.
Widths. Streets shall have the following widths. When
not indicated on the Comprehensive Development Plan or Official Map,
the appropriate classification of streets shall be determined by the
Board:
|
Minimum Width of
| ||
|---|---|---|
|
Class of Street
|
Right-of-Way
(feet)
|
Pavement
(feet)
|
|
Arterial
|
66
|
32
|
|
Collector
|
60
|
30
|
|
Local
|
50
|
28
|
B.
Improvements. Streets shall be graded and improved
with pavements, curbs and gutters, sidewalks, storm drainage facilities,
streetlights and signs and street trees, except that where waiver
of specific improvements is requested, the Planning Board may waive,
subject to appropriate conditions, such improvements as it considers
may be omitted without jeopardy to the public health, safety and general
welfare. Pedestrian easements shall be improved as required by the
Public Works Superintendent. Streetlights, where required, shall be
installed after approval by the appropriate power company and the
authorized Village Electrical Inspector.
C.
Utilities in streets. The Planning Board shall require
that any underground utility lines shall be placed in the street right-of-way
between the paved roadway and street line to simplify the location
and repair of lines when required. The subdivider shall, in such cases,
install the underground service connection for such required utilities
to the property line of each lot within the subdivision before the
street is paved.
D.
Utility easements. Where topograhic conditions make
it necessary, perpetual utility easements at least 20 feet in width
shall be provided outside the street right-of-way. Wherever possible,
such easements shall be continuous from block to block and shall present
as few irregularities as possible. Such easements shall be cleared
and graded where required.
E.
Grades. Grades of all streets shall conform, in general,
to the terrain and shall not be less than 1/2% nor more than 6% for
arterial or collector streets, nor 10% for local streets, but in no
case more than 3% within 50 feet of any intersection.
F.
Changes in grade. All changes in grade shall be connected
by vertical curves of such length and radius as meet with the approval
of the Public Works Superintendent so that clear visibility shall
be provided for a safe distance.
G.
Curve radii. In general, street lines within a block
deflecting from each other at any one point by more than 10° shall
be connected with a curve, the radius of which for the street center
line shall not be less than 400 feet on arterial streets, 200 feet
on collector streets and 100 feet on local streets.
H.
Curve radii at street intersections. All street right-of-way
lines at intersections shall be rounded by curves of at least 20 feet
radius and curbs shall be adjusted accordingly.
I.
Steep grades and curves; visibility at intersections.
A combination of steep grades and curves shall be avoided. In order
to provide visibility for traffic safety, that portion of any corner
lot (whether at an intersection entirely within the subdivision or
of a new street with an existing street) which is within the triangular
area bounded by the intersecting street lines and a line connecting
two points each 50 feet from such intersection shall be cleared of
all growth (except isolated trees) and obstructions above a level
2 1/2 feet higher than the center line of the street. If directed
by the Board, the ground shall be excavated to achieve such visibility.
J.
Dead-end streets. A permanently designed dead-end
street or cul-de-sac shall not exceed 500 feet in length and shall
terminate in a circular turnaround having a minimum right-of-way radius
of 60 feet and pavement radius of 50 feet. At the end of a temporary
dead-end street, a temporary turnaround with a pavement radius of
50 feet shall be provided, unless the Planning Board approves an alternate
arrangement.
K.
Watercourses.
(1)
Where a watercourse separates a proposed street from
abutting property, provision shall be made for access to all affected
lots by means of culverts or other structures of a design approved
by the Superintendent of Public Works.
(2)
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way as required by the Public Works
Superintendent, and in no case shall it be less than 20 feet in width.
A.
Type of names. All street names shown on a preliminary
plat or subdivision plat shall be approved by the Planning Board.
In general, streets shall have names and not numbers or letters.
B.
Names to be substantially different. Proposed street
names shall be substantially different so as not to be confused in
sound or spelling with present names, except that streets which join
or are in alignment with streets of an abutting or neighboring property
shall bear the same name. Generally, no street should change direction
by more than 90° without a change in street name.
A.
Lots to be buildable. The lot arrangement shall be
such that in constructing a building in compliance with the Land Use
Regulations,[1] there will be no foreseeable difficulties for reasons
of topography, drainage or other natural conditions. Lots should not
be of such depth as to encourage the later creation of a second building
lot at the front or rear. A preliminary plat shall identify the proposed
means for sewage disposal and document its feasibility (such as by
result of percolation tests) on each lot by a certified sanitarian
approved for this purpose by the Village Board.
B.
Side lines. All side lines of lots shall be at right
angles to straight street lines and radial to curved street lines,
unless a variance from this rule will give a better street or lot
plan.
C.
Corner lots. In general, corner lots should be larger
than interior lots in order to provide for a proper building setback
from each street and to provide a desirable building site.
D.
Driveway access. Driveway access to each lot shall
conform to standards set up by the Superintendent of Public Works.
E.
Access from private streets. Access from private streets
shall be deemed acceptable only if such streets are designed and improved
in accordance with these regulations.
A.
Removal of spring- and surface water. The subdivider
may be required by the Board to carry away, by pipe, culvert or open
ditch, any spring- or surface water that may exist either previous
to or as a result of the subdivision. Such drainage facilities shall
be located in the street right-of-way, where feasible, or in perpetual
unobstructed easements of an appropriate width.
B.
Facilities to accommodate potential development upstream.
A 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 Public Works Superintendent shall
approve the design and size of the facility based on an anticipated
runoff from a ten-year storm, assuming maximum development of the
watershed, as permitted by the Land Use Regulations.[1] The subdivider may be required by the Board to provide
a hydrologic study, certified by an engineer, for this purpose.
C.
Drainage downstream to be safeguarded. The subdivider
may also be required to study the effect of each subdivision on the
existing downstream drainage facilities outside the area of the subdivision.
Where this study shows that the additional runoff incident to the
development of the subdivision will overload an existing downstream
drainage facility during a five-year storm, the Planning Board shall
notify the Village Board of such potential condition. In such case,
the Planning Board shall not approve the subdivision until adequate
provision has been made for the improvement of said condition.
E.
Grading plans and erosion control. For any subdivision
having one or more areas in which there will be significant grading
[that is, wherever the natural contours will be changed by two feet
or more], the subdivider shall submit a grading plan. In such cases
there shall also be provided a plan and description of the methods
of storm runoff and erosion control to be employed both during the
construction period and upon completion. The appropriateness of the
proposed subdivision design shall be evaluated by the Board in light
of the probable effectiveness of the submitted runoff and erosion
control plan.
A.
Recreation areas shown on Village Plan. Where a proposed
park, playground or open space shown on the Comprehensive Development
Plan is located, in whole or in part, in a subdivision, the Board
shall require that such area or areas be shown on the plat. Such area
or areas may be dedicated to the village by the subdivider if the
Village Board gives prior approval to such dedication.
B.
Parks and playgrounds not shown on Village Plan.
(1)
The Planning Board shall require that the plat show
sites of a character, extent and location suitable for the development
of a neighborhood park, playground or other recreational purpose.
This may include steep slopes, waterways or other unbuildable areas
suitable for scenic, wildlife habitat, hiking or other recreational
purposes.
(2)
The Board may require that recreation space be provided
on the plat. However, in no case shall the amount be more than 10%
of the total area of the subdivision. Such spaces may be dedicated
to the village by the subdivider if the Village Board gives prior
approval to such dedication.
C.
Waiver of area for parks and playgrounds.
(1)
In cases where the Planning Board finds that due to the size, topography or location of the subdivision, it would be impracticable for land for park, playground or other recreational purpose to be located therein, the Board may waive such requirement. The Board shall then require, as a condition to approval of the plat, a payment to the village of $10,000 per gross acre of land which otherwise would have been acceptable as a recreation site, determined as provided in Subsection B.
(2)
Such amount shall be paid to the village at the time
of final plat approval, and no final plat shall be signed by the authorized
officer of the Planning Board until such payment is made. All such
payments shall be held by the village in a special Village Recreation
Site Acquisition and Improvement Fund to be used for the acquisition
of land that is suitable for permanent park, playground or other recreational
purposes and is so located that it will serve primarily the general
neighborhood in which the land covered by the plat lies, and shall
be used only for park, playground or other recreational land acquisition
or improvements. Such money may also be used for the physical improvement
of existing parks or recreational areas serving the general neighborhood
in which the land shown on the plat is situated, provided that the
Planning Board finds there is a need for such improvements.
D.
Preservation of natural features. The Planning Board
shall, whenever possible, require the preservation of all natural
features which would add value to residential developments and to
the community, such as large trees or groves, watercourses and waterfalls,
historic spots, vistas and similar assets. No tree with a circumference
of 25 inches or more, three feet above the base of the trunk, shall
be removed without prior written approval of the Planning Board.
E.
Reserve strips prohibited. Reserve strips of land
which might be used to control access from the proposed subdivision
to any neighboring property or to any land within the subdivision
itself shall be prohibited.
