[Amended 4-5-2022 by L.L. No. 1-2022]
A.
The Zoning Board of Appeals, in considering an application for the subdivision of land, shall be guided by the policy considerations specified in § 315-3 of these regulations and the following standards.
B.
Preservation of existing features. Existing features
which would add value to residential development, such as large trees,
watercourses, historic spots and similar irreplaceable assets, should
be preserved, insofar as possible, through harmonious design of the
subdivision. Development shall cause minimum disturbance to existing
landscaping. Topsoil shall not be removed from the site except with
approval of the Zoning Board of Appeals.
[Amended 4-5-2022 by L.L. No. 1-2022]
The purpose of this article is to ensure that the highest standards of site, building and landscape design are conscientiously met through the use of qualified technical and aesthetic judgment compatible with the Village of Altamont Comprehensive Plan. In considering applications for subdivision of land, the Zoning Board of Appeals shall be guided by the standards set forth hereinafter. Said standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article III herein. The Zoning Board of Appeals shall review the following standards as part of the preliminary plat and ensure that all standards are met in the approved final plat. As part of this review, the Zoning Board of Appeals shall refer to the Village of Altamont Architectural and Design Guidelines as they may be developed.
[Amended 1-5-2010 by L.L. No. 1-2010]
Where the Board finds that certain data and information are not required for a complete application, it may waive the regulations upon written request of the applicant, provided that such waiver will not have the effect of nullifying the intent and purpose of this chapter, the Village of Altamont Zoning Law, or the State Environmental Quality Review Act. Where the Board finds that, due to the special circumstances of a particular plat, the provision of certain required improvements is not requisite in the interest of the public health, safety and general welfare or is inappropriate because of inadequacy or lack of connecting facilities adjacent or in proximity to the proposed subdivision, it may waive such requirements, subject to appropriate conditions. All requests for waivers from the information requirements of Article IV or any other provision of this chapter shall be submitted in writing and shall identify each provision, section or part for which a waiver is sought and shall include a statement with reasons supporting such waiver(s).
A.
Circulation system. The circulation system within
a subdivision shall allow for different kinds of transportation and
shall include streets, sidewalks and other pedestrianways. Where public
transit service is available or planned, convenient access to transit
stops shall be provided. The street system shall provide functional
and visual links within the residential neighborhoods and shall be
connected to existing and proposed external development.
[Amended 1-5-2010 by L.L.
No. 1-2010]
(1)
Pedestrian circulation. Any existing pedestrian routes
through the subdivision shall be preserved and enhanced. All streets,
except alleys, shall be provided with continuous sidewalks on one
or on both sides of the street. Sidewalks shall be five feet wide
and constructed of concrete, masonry materials, or slate. Asphalt
sidewalks are prohibited. Any new sidewalk shall be connected to existing
sidewalks. Sidewalks shall comply with all applicable requirements
of the Americans with Disabilities Act.
(a)
Crosswalks shall be provided at all street intersections
and shall be clearly marked with contrasting paving materials at the
edges or with striping.
(b)
Where feasible, bicycle routes through the subdivision
shall be created. Facilities for bicycle travel may include off-street
bicycle paths (shared with pedestrians and other nonmotorized uses).
Linkages to adjacent developments and neighborhoods with pedestrian
and bicycle paths are required where physically feasible.
(2)
Motor vehicle circulation. The street system shall
act as a functional and visual link between the subdivision and existing
built and unbuilt areas in the Village. Motor vehicle circulation
shall be designed to minimize conflicts with pedestrians.
(a)
Traffic calming features such as curb extensions,
medians, road narrowings, surface textures, and modified intersections
with narrowed intersection radii may be used to encourage slower traffic
speeds.
(b)
When not indicated in the Comprehensive Plan
or on the Official Map, if such exists, the classification of new
streets in a subdivision shall be determined by the Zoning Board of
Appeals according to the following:
[Amended 4-5-2022 by L.L. No. 1-2022]
[1]
Residential streets provide primary access to
individual residential properties and connect streets of lower and
higher function. These streets are designed to handle 750 to 1,000
average daily vehicle trips, shall have a sixty-foot right-of-way
designed to carry traffic at 30 miles per hour, have twenty-two-foot
paved widths (two eleven-foot travel lanes) and with parking allowed
on one or both sides. Curbing is required along with a minimum three-foot
planting strip between the curb and the sidewalk.
[2]
Alleys provide secondary access to residential
properties where street frontages are narrow or where alley access
development is desired. Alleys may also provide delivery access or
alternate parking access to residences or structures. Utilities shall
run along alleys wherever practical. Alleys shall have a twelve-foot
to sixteen-foot right-of-way, be designed for a speed of 10 miles
per hour, have two eight-foot travel lanes for two-way traffic or
one twelve-foot lane for one-way traffic, and have no sidewalks or
planting strips. Curbs and gutters are required only at corners of
intersections with other street types. Alleys shall be treated as
private streets and shall not be dedicated to the Village. Alleys
may be dedicated to a property owners' association or may be dedicated
as common easements across the rear portions of lots. Any lot having
access from an alley shall additionally front a public street.
B.
Street design and layout.
(1)
Location and construction. Streets shall be suitably
located and adequately constructed to conform to the Comprehensive
Plan and to accommodate the prospective traffic and afford access
for firefighting, snow removal and other road maintenance equipment.
The orientation of streets should enhance the visual impact of common
open spaces and prominent buildings and minimize street gradients.
(2)
The street layout shall form an interconnected system
of streets primarily in a rectilinear grid pattern. New development
should maintain the existing street grid pattern of the Village. Where
a tract is subdivided into lots substantially larger than the minimum
size required in the zoning district in which a subdivision is located,
such parcels shall be arranged so as to allow the opening of future
streets and logical further resubdivision in accordance with the requirements
contained in this section.
(3)
All streets shall terminate at other streets, except
low-volume residential streets may terminate as a dead end only when
such streets act as connections to future phases of development or
when there is a connection to a pedestrian or bicycle path network
at the terminus.
(4)
Culs-de-sac and other roadways with a single point
of access shall be used only where no other alternatives exist. Use
of T- or Y-shaped turnarounds or eyebrow streets (a small loop that
functions as an access street and parking area and usually incorporates
landscaped islands) is preferable. Where culs-de-sac are deemed to
be unavoidable, continuous pedestrian circulation shall be provided
for by connecting sidewalks that link the end of the cul-de-sac with
the next street. Culs-de-sac shall be limited in length to 400 feet
with a "bulb" 45 to 50 feet. A larger "bulb" will be acceptable only
if landscaped islands are included. There shall be a maximum of 12
lots served by one cul-de-sac. Streets shall be arranged to provide
for the continuation of principal streets between adjacent properties
where such continuation is necessary for convenient movement of traffic,
effective fire protection, efficient provision of utilities, and particularly
where such continuation is in accordance with the Village Comprehensive
Plan (as it may be adopted). If the adjacent property is undeveloped
and the street must be a dead-end street temporarily, the right-of-way
and improvements shall be extended to the property line. A temporary
circular turnaround 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 street right-of-way shall revert to abutters whenever
the street is continued.[1]
(5)
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay. Such
intersections shall be at least 800 feet apart, if possible. A distance
of at least 150 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.
(6)
The center line of a street shall cross an intersecting
street as a straight line. Street jogs with center-line offsets of
less than 125 feet shall be avoided. All intersections shall be at
right angles where practical but in no case shall be less than 75°.
(7)
Blocks generally shall not be less than 300 feet nor
exceed 500 feet in length. Block dimensions shall be at least twice
the minimum lot depth and generally not more than 12 times the minimum
lot width.
(8)
The street plan of a proposed subdivision shall bear
a logical relationship to the topography of the property, and all
streets shall be arranged so as to obtain as many of the building
sites as possible at or above the grade of the streets. Grades of
streets shall conform as closely as possible to the original topography.
(9)
To slow turning vehicle traffic and shorten the length
of pedestrian crosswalks, the curb radii shall be rounded by a tangential
arc with a maximum radius of 15 feet. The intersection of a local
street and an alley shall be rounded by a tangential arc with a maximum
radius of 10 feet.
(10)
Clear sight triangles shall be maintained at
intersections unless controlled by traffic signal devices as follows:
(a)
Low-volume residential street and medium-volume
residential street: 120 feet minimum clear sight distance.
(b)
Medium-volume residential street and medium-volume
residential street: 130 feet minimum clear sight distance.
(c)
Medium-volume residential street and arterial:
50 feet minimum clear sight distance.
(11)
All rights-of-way shall be provided with paved,
seeded or sodded areas, properly prepared, graded and sloped in conformance
with good nursery practice such as those from the Cornell Cooperative
Extension or similar organizations.
(12)
In addition to pavement, curbs and gutters,
and sidewalks, streets shall be improved with storm drainage facilities,
water mains, sewers, streetlights and signs, street trees and fire
hydrants (except where waivers may be requested, and the Zoning Board
of Appeals may waive, subject to appropriate conditions, such improvements
as it considers may be omitted without jeopardy to the public health,
safety and general welfare). Such grading and improvements shall be
approved as to design and specifications by the Village Engineer.
Installation of fire hydrants shall be in conformity with all requirements
of standard thread and nut as specified by the New York Fire Insurance
Rating Organization and the Division of Fire Safety of the State of
New York.
[Amended 4-5-2022 by L.L. No. 1-2022]
(13)
Utilities and drainage. The Zoning Board of
Appeals shall require the underground installation of all utility
systems. The subdivider shall install underground service connections
to the property line of each lot within the subdivision for such required
utilities before the street is paved.
[Amended 1-5-2010 by L.L. No. 1-2010; 4-5-2022 by L.L. No. 1-2022]
(a)
Utility 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 at least 20 feet in width for such utilities or drainage
facilities shall be provided, centered on rear or side lot lines or
across property outside the road lines and with satisfactory access
to the road. Wherever possible, 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. Easements
shall be indicated on the plat. In large-scale developments, easements
along rear property lines or elsewhere for utility installations may
be required by the Zoning Board of Appeals. Such easements shall be
of the width and location determined by the Board after consultation
with the public utilities companies or municipal departments concerned.
(b)
Assurance by utilities. As to utilities required,
the Zoning Board of Appeals may accept assurance from each public
utility company whose facilities are proposed for installation. Such
assurance shall be given in a letter addressed to the Board and stating
that such public utility company will make the installations necessary
for the furnishing of its services within the time therein specified
and satisfactory to the Board.
(c)
Water and sewer mains and systems are to be
offered for dedication to the municipality or duly constituted improvement
district. Upon acceptance, such water and sewer mains and systems
are to be maintained by the municipality.
(d)
Connections. The developer shall be responsible
not only for the laterals within the development but also for any
lines or connections that may be necessary to bring service to the
development.
(e)
Water capacity. The Zoning Board of Appeals
shall require that, prior to final approval, the Village-designated
engineer shall determine the capacity of a water utility to supply
the development adequately.
(14)
Grades. Grades of all streets shall be the reasonable
minimum but shall be no more than 8%.
(15)
Monuments. Permanent monuments shall be set
at block corners and at the beginning and end of all curves and at
such other points as are necessary to establish definitely all lines
of the plat, except those outlining individual lots. In general, permanent
monuments shall be placed at all critical points necessary to correctly
lay out any lots in the subdivision. Permanent monuments shall be
constructed of concrete with a three-quarter-inch iron rod insert,
having ground level dimensions at five inches square and 36 inches
long tapering to six inches square at the subsurface level. Four such
monuments at the periphery of the plot shall have a brass cap accurately
set and identified as a bench mark with the elevation labeled thereon.
At the corners of each lot an iron pin one inch in diameter and 36
inches long shall be placed into the ground to grade.
C.
Streetscape standards. Streets shall be designed to
serve as a public space that encourages social interaction and that
balances the needs of all users, including pedestrians, bicyclists,
and motor vehicles.
(2)
Shade trees shall be provided along each side of all
streets, public or private, existing or proposed, but not including
alleys, and at the expense of the owner of the subdivision. In locations
where healthy and mature shade trees currently exist, these should
be maintained and the requirements for new trees may be waived or
modified. Shade trees shall be located on the property side of the
sidewalk and shall be in a line 10 feet in from that edge of sidewalk
where sidewalks are present. When a new street has a sidewalk on only
one side, the shade tree shall be planted at the same distance from
the street edge or curb on both sides of the street.
(a)
Shade trees shall have a minimum caliper of
two inches measured at chest height at the time of planting and shall
be spaced a maximum of 30 feet on center, with exact spacing to be
evaluated on a site-specific basis.
(b)
No more than 40% of the street trees shall be
of one species. The particular species of shade trees shall be determined
upon specific location requirements. Species shall be selected to
cast moderate to dense shade in the summer, survive more than 60 years,
have a mature height of at least 50 feet, be tolerant of road salt,
and be insect- and disease-resistant. The following urban tolerant
street trees are recommended:
|
Green Ash
| |
|
Hackberry
| |
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Little-leaf Linden
| |
|
Pin Oak
| |
|
Red Oak
| |
|
Thornless Honey Locust
| |
|
Village Green Zelkova
| |
|
Sycamore
| |
|
Red Maple
|
(c)
Street trees shall be irrigated and fertilized
for a minimum of two years after installation. Any tree that dies
within two years of planting or any tree that is removed shall be
replaced with the same species and size. The Zoning Board of Appeals
may require establishment of an escrow account to cover costs of replanting.
[Amended 4-5-2022 by L.L. No. 1-2022]
(3)
Street furniture shall be permitted and shall be located
so as not to obstruct sight lines of vehicles or pedestrians. Benches,
when provided, shall be placed to face sidewalks and other pedestrianways.
Benches shall be of Village standard or Zoning Board of Appeals approved
equivalent.
[Amended 4-5-2022 by L.L. No. 1-2022]
(4)
Parking. Parking shall meet all standards specified in the Village of Altamont Zoning Law § 355-22.
(5)
Lighting. Lighting shall meet all standards specified in the Village of Altamont Zoning Law § 355-18. Where a new lighting district is to be created or an existing district expanded, the applicant shall petition the Village Board to create said district or expansion before final approval. In addition to Zoning Law § 355-18, the following standards shall apply in new subdivisions:
(a)
Streetlights shall be provided on both sides
of all streets at intervals of no greater than 75 feet on center and
at intersections.
(b)
Streetlights shall not exceed 18 feet in height.
Lighting posts and fixtures shall be consistent with the architectural
style found on Main Street and shall complement the predominant architectural
theme of the subdivision. All streetlights shall use full cutoff fixtures
to direct light downwards on streets and sidewalks and to reduce glare.
(c)
Streetlights shall be located between the street
curb or pavement edge and the sidewalk or at an equal distance from
the edge on both sides of the street.
(d)
Alley lighting shall be provided on all garages
or on utility poles. Lighting fixtures and lighting poles shall be
of consistent architectural style and shall complement the predominant
architectural theme.
(6)
Street signs. Street signs of a type approved by the
Village Zoning Board of Appeals shall be provided and installed by
the developer at all intersections in locations within the right-of-way
prior to public dedication of the roads. All streets shall be named,
and such names shall be subject to the approval of the Village Zoning
Board of Appeals. Names shall be sufficiently different in sound and
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.
[Amended 4-5-2022 by L.L. No. 1-2022]
[Amended 4-5-2022 by L.L. No. 1-2022]
The following minimum design standards shall
be met for all major subdivisions to ensure that new development is
consistent with the traditional character of the Village of Altamont
and in order to encourage diversity in design and subdivision layout.
All density, lot size, dimension, and other requirements of the Village
of Altamont Zoning Law shall also be met. The Zoning Board of Appeals
shall review the following standards as part of the preliminary plat
and ensure that all standards are met in the approved final plat:
A.
Building placement and build-to line. Buildings shall define the streetscape through the use of setbacks along the build-to line for each block, as defined in § 315-8. A minimum of 80% of all buildings on the block shall conform to the build-to line with the remaining 20% allowed to vary by being further set back no greater than 75% of the distance from the right-of-way to the build-to line. Of the 20%, buildings shall be allowed to come forward of the build-to line by no greater than 25% of the distance between the right-of-way and the build-to line.
B.
Variation of lot width and area. Lot areas and lot
widths shall vary at random to the greatest extent possible in order
to eliminate the appearance of a standard subdivision. To the extent
possible, no more than two lots in a row shall have the same width.
Lots shall vary by a minimum of five-foot increments.
C.
A variety of architectural features and building materials
is encouraged to give each building or group of buildings a distinct
character.
D.
The scale of new construction, including the arrangement
of windows, doors and other openings within the building facade, shall
be compatible and consistent with adjacent buildings in the existing
neighborhood.
E.
The front facade shall face onto a public street.
F.
Exterior materials and roof materials should be similar
in appearance to those found on adjacent buildings within the neighborhood.
G.
Buildings shall have a variety of different roof overhang
profiles.
H.
In major subdivisions, building mass, design, and
floor plans shall be such to create significant visual differences
between structures, and new buildings shall be consistent with the
traditional character of Altamont. Monotony and similarity can be
minimized through use of changes in facade planes, use of porches,
changes in location of entry way, varying the width of the unit, and
varying roof orientation, roof styles, building orientation, and trim
detailing.
I.
Front-facing garages shall be located a minimum distance
of 60% of the depth of the residence from the corner of the front
facade at the garage-side of the principal building or shall be side-loaded,
if attached.
J.
There shall be no blank walls. Fenestration shall
comprise a minimum of 15% of the square footage area of each facade.
K.
All utility facilities, waste receptacles, heating,
ventilating and air conditioning and other mechanical equipment shall
be fully screened whether they are at grade level or on a rooftop.
Appropriate methods include, but are not limited to, fencing, vegetation,
false facades, berms, and structural screening. It is preferred to
locate these at the side or rear of the building.
[Amended 4-5-2022 by L.L. No. 1-2022]
During project design, the Zoning Board of Appeals
shall require incorporation of low-impact development standards wherever
feasible. Appropriate engineering should include use of one or more
of the following low-impact development techniques:
A.
Arrangement. The arrangement of lots shall be such
that there will be no foreseeable difficulties, for reasons of topography
or other conditions, in locating a building on each lot 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 access street, provision shall
be made for the installation of a culvert or other structure, such
as a bridge, of a design approved by the Village Engineer or other
licensed professional engineer as designated by the Village Board.
C.
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.
D.
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
Zoning Board of Appeals may require that such lot be served by a combined
access drive in order to limit possible traffic hazard on such street.
[Amended 4-5-2022 by L.L. No. 1-2022]
E.
Corner lots. In general, corner lots should be larger
than interior lots to provide for proper building setback from each
street and required sight triangles and to provide a desirable building
site.
[Amended 1-5-2010 by L.L. No. 1-2010; 4-5-2022 by L.L. No. 1-2022]
A.
The Zoning Board of Appeals may require adequate,
convenient and suitable areas for parks, including neighborhood pocket
parks and playgrounds, or other recreational purposes to be reserved
on the plat but in no case more than 10% of the gross area of any
subdivision. The area shall be shown and marked on the plat as "Reserved
for Park or Playground Purposes."
B.
If the Zoning Board of Appeals determines that a suitable
park or parks of adequate size cannot be properly located in any such
plat or are otherwise not practical, the Board shall require as a
condition for approval of any such plat payment to the Village in
the amount of $1,500 per lot. Such money shall be used by the Village
for park and recreation purposes, including the acquisition of property.
All such payments shall be held by the Village Board in a special
Municipal 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 recreation
areas serving the general neighborhood in which the land shown on
the plat is situated, provided that the Zoning Board of Appeals finds
there is a need for such improvements.
[Amended 1-5-2010 by L.L. No. 1-2010; 4-5-2022 by L.L. No. 1-2022]
Where the subdivision borders an existing street
and the Official Map (as it may be adopted) or Village Comprehensive
Plan (as it may be adopted) indicates plans for realignment or widening
of the street that would require reservation of some land of the subdivision,
the Zoning Board of Appeals may require that such areas be shown and
marked on the plan as "Reserved for Street Alignment (or Widening)
Purposes."
[Amended 1-5-2010 by L.L. No. 1-2010]
Ownership shall be clearly marked on the plat
for all reservations.
[Amended 4-5-2022 by L.L. No. 1-2022]
When a subdivision is required or allowed by the Zoning Board of Appeals to be of a clustered design or layout, all procedures and standards of the Village of Altamont Zoning Law § 355-27 (Residential cluster development and open space) shall be met.
