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 or other menaces.
B.
Treatment of unique features. Existing features of the site which would add value to residential or other development, such as desirable trees, water bodies and watercourses, historic spots and similar irreplaceable assets, should be preserved through harmonious design of the subdivision.
C.
Conformity to Official Map and Comprehensive Plan. Subdivisions shall conform to the streets and parks shown on the Official Map of the town as may be adopted and shall be properly related to the Town Comprehensive Plan as it is developed and adopted by the Town Planning Board.
D.
The proposed development should be adequately served by essential public facilities and services, including, but not limited to, wastewater disposal, potable water supply, stormwater drainage facilities, street capacity, police protection, fire-suppression services, and public schools, as well as other public and private facilities and services essential to support and serve the proposed residential use.
[Added 10-13-2020 by L.L. No. 4-2020]
A.
Streets. The following regulations shall govern the layout of streets:
(1)
Subdivisions shall be so designed as to provide a street pattern which is curvilinear in design. The design of the street pattern shall be based upon a local residential or minor street pattern connected to a residential collector street system.
(2)
The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas, or their proper protection where adjoining land is not subdivided, at the same or greater width insofar as such may be deemed necessary for public requirements.
(3)
Local residential streets shall be designed so as to discourage through traffic.
(4)
All right-of-way street widths and street pavements shall be measured at right angles or radial to the center line of the street and shall not be less than the following:
Type of Street | Right-of-Way (feet) | Pavement (feet) |
|---|---|---|
Arterial | Variable | Variable |
Collector | 66 | 24 |
Local residential (minor) | 66 | 20 |
Cluster | 66 | 20 |
NOTES: | |
|---|---|
1Pavement width does not include the width of curbs or gutters. | |
2Design generally controlled by state or county highway criteria. |
Geometric Standards for Streets | |||||
|---|---|---|---|---|---|
Standard | Arterial | Collector | Minor | Cluster | |
Maximum Grade1 | 4% | 6% | 7% | 8% | |
Minimum Grade | 0.5% | 0.5% | 0.5% | 0.5% | |
Minimum Vertical Sight Distance (feet) | 600 | 300 | 200 | 150 | |
Minimum Center-Line Radius for Horizontal Curves (feet) | 500 | 300 | 150 | 100 | |
Minimum Length of Vertical Curves (feet) | 200 In no case less than 30 feet for ech 1% difference of grade | 100 In no case less than 20 feet for each 1% difference of grade | 100 Same as minor street | ||
Minimum length of tangents between curves (feet) | 200 | 100 | 100 | ||
NOTES: | ||
|---|---|---|
1 | Steeper grades may be allowed upon written approval from the Planning Board. | |
2 | Design generally controlled by state or county highway criteria. | |
3 | Sight distance shall be measured between two points along the center line of the street on a straight line entirely within the street right-of-way and clear of obstructions, one of the points to be at the surface of the street and the other 4 1/2 feet above the surface. | |
4 | Collector streets which do not service an area containing at least 150 dwelling units under ultimate area development may be considered as minor streets for purposes of design standards. The service area of a collector includes those dwelling units on minor streets which feed into the collector. | |
(5)
Whenever possible, streets should intersect at right angles and not intersect at angles of less than 75°.
(6)
The grades of streets shall be in accordance with Geometric Standards for Streets.
(7)
All proposed subdivisions shall be designed to provide access to adjacent properties. When a proposed subdivision abuts an existing subdivision, the subdivider shall make every attempt to design the street system of the proposed subdivision to connect with dead-end or stub streets of the existing subdivision.
(8)
The following standards shall apply to cul-de-sac streets:
(a)
A cul-de-sac should be located, if possible, so that it drains toward its entrance.
(b)
Unless there is the expectation of extending the street through to the adjoining property, a cul-de-sac street should never be brought to the property boundary line but should be placed so that the lots can back on the property line of the subdivision.
(c)
No cul-de-sac shall exceed 500 feet in length.
(d)
All culs-de-sac shall have a turnaround at the end of the street which shall have a right-of-way radius of 70 feet. The outer edge of pavement at the turn shall have a minimum radius of 60 feet and a twenty-foot paving width and two thirty-inch-wide gutters which will permit a turning radius of 25 feet at the inner curb.
(9)
On dead-end streets, a turnaround shall be provided and provisions made for future extension of the street through to adjacent property and reversion of the excess right-of-way to the adjoining properties for dead-end streets.
(10)
"Cluster street" is defined as a street to service a maximum of 12 dwelling units. Approval of cluster street layout shall be made by the Planning Board in each instance.
(11)
New half or partial streets shall not be permitted, except that wherever a proposed subdivision borders a half or partial street, the Planning Board may require that the other part of the street be platted in the proposed tract, if it is found that such a requirement would increase the effectiveness of the circulation system in the area.
(12)
Multiple intersections involving a junction of more than two streets shall be prohibited.
(13)
Local residential streets and residential collector streets shall not intersect with arterial streets less than 800 feet apart, measured from center line to center line.
(14)
The minimum distance between center-line offsets at street jogs shall be 150 feet.
(15)
No street shall have a name which will duplicate, or so nearly duplicate as to be confused with, the names of existing streets. The continuation of an existing street shall have the same name. The developer is to check with the United State Postal Service, Fire Department and Police Departments serving the area.
(16)
Minimum radius of horizontal curve, minimum length of vertical curves and minimum length of tangents between reverse curves shall be in accordance with specifications established by the town, and said items shall be approved prior to final approval of the subdivision plat by the Planning Board.
B.
Lots. The following regulations shall govern the layout of lots:
(1)
The lot size, width, depth, shape, 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.
(2)
All lots shown on the subdivision plat must conform to the minimum requirements of the Zoning Law as to area and dimensions for the zone in which the subdivision is located. However, in the event of utilizing § 278 of the Town Law, the Planning Board may use its discretion in determining lot sizes, but no increase in cross density contrary to the requirements of the Zoning Law shall be permitted.
(3)
Each lot shall abut on a street built to the town's specifications.
(4)
Corner lots shall have front setbacks on both streets as required by the Zoning Law.
(5)
Where a public right-of-way is less than 66 feet in width, the town shall require that extra width (33 feet from road center line) be dedicated for widening of existing streets. Lots shall begin at such extra width line, and all setbacks shall be measured from such line.
(6)
Side lines of lots shall be at right angles to straight streets and radial to curved streets.
(7)
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, require modification of such lots.
(8)
Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of lot required in the area by the Zoning Law and to provide for convenient access, circulation control and safety of street traffic.
(9)
Blocks intended for commercial or industrial use shall be designed specifically for such purposes with adequate space set aside for off-street parking and delivery facilities.
(10)
Double frontage lots will not, in general, be approved.
(11)
Where lots abut existing town, county, state or federal streets, marginal access roads may be used with a minimum number of driveways and/or streets entering onto these roads.
C.
Easements. An easement shall be provided for all natural drainageways and all utility lines when such do not fall within a dedicated right-of-way. All easements shall be plotted on the preliminary plat and subdivision plat. A clause shall be inserted in the deed of each lot affected by an easement indicating that the easement exists and its purpose. Where a subdivision is traversed by a drainageway, channel or stream, a drainageway easement conforming substantially to the lines of such watercourse shall be provided. The easement shall be of such width as will be adequate to preserve natural drainage and provide sufficient width for maintenance. Where it is found that additional easement width is needed, such width shall be determined by the Planning Board in consultation with the Town Engineer. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
D.
Landscaping and ground cover.
(1)
All lot areas which are not covered by structures or paving shall be properly graded and seeded by the developer prior to road dedication.
(2)
When a proposed residential subdivision borders upon an existing commercial or industrial establishment or any other use which, in the opinion of the Planning Board, may be visually detrimental to the tranquillity of the future residents of the subdivision, the Planning Board will require a landscape screen approved by the Planning Board to buffer the subdivision from the visually noncompatible use. The setback of new commercial or industrial structures or additions to residential land is to be a minimum of 100 feet, with the last 50 feet to be thoroughly landscaped.
E.
Preservation of natural features.
(1)
Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting. At no time shall topsoil be removed from the site without written permission from the Planning Board.
(2)
To the fullest extent possible, all existing trees and shrubbery shall be conserved by the subdivider. Special consideration shall be given to the arrangement and ultimate improvement or development of the lots to this end. Precautions shall also be taken to protect existing trees and shrubbery during the process of grading the lots and roads. Where there is a question as to the desirability of removing a group of trees which serves to add interest and variety to the proposed subdivision in order to allow for use of the land for a lot or lots, the Planning Board may, after proper investigation, require modification of such lots. Where any land other than that included in public rights-of-way is to be dedicated to the public use, the developer shall not remove any trees from the site without written permission from the Planning Board.
(3)
Where a subdivision is traversed by a natural lake, pond or stream, the boundaries or alignment of said watercourse shall be preserved unless, in the opinion of the Planning Board, a change or realignment will enhance the development and beauty of the subdivision or the utilization of such features by the future residents of the subdivision. All proposed changes in watercourse alignment shall be in accordance with the rules and regulations of the New York State Department of Environmental Conservation.
(4)
Unique physical features, such as historic landmarks and sites, rock outcroppings, hilltop lookouts, desirable natural contours and similar features, shall be preserved.
(5)
The subdivider shall not be permitted to leave any surface depressions which will collect pools of water except when specifically designed for the purpose of retaining water.
(6)
The subdivider shall not be permitted to leave any hills or mounds of soil on the tract. All surfaces shall be restored within six months of the time of the completion of the section of the subdivision and provided with vegetative ground cover adequate to prevent water or wind erosion.
F.
Floodplain.[1]
(1)
Mapping. If any portion of the land within the subdivision is subject to inundation or flood hazard by stormwater or lies within a flood hazard area as designated by the Federal Flood Insurance Administrator in accordance with the Flood Disaster Protection Act of 1973, such tract and portion shall be clearly indicated on the preliminary plat and the prominent note on each sheet of such map whereon any such portion shall be shown.
(2)
Use. The subdivider shall conform to land use and control measures required by the Flood Insurance Administrator or for flood hazard areas in accordance with the Flood Disaster Protection Act of 1973.
(3)
Flood hazard prevention. Flood hazard prevention shall include the control of soil erosion of land surface and drainage channels and the prevention of inundation and excessive groundwater seepage by comprehensive site grading and the establishment of adequate elevations of buildings, building openings and roadways above the observed, anticipated or computed water levels of storm sewers, streams, channels, floodplains, detention basins and swales.
(a)
Particular attention shall be paid to development in the vicinity of Honeoye Creek and its floodplain, and no alteration of the existing characteristics of the areas shall take place without the specific approval of the town as to the adequacy of the protective measures taken, if any, and the effects of such development on upstream and downstream reaches of the watercourse and adjacent properties.
(b)
All development proposed within the special flood hazard area as defined by the Federal Insurance Administrator shall comply with the various regulations set forth by the Federal Insurance Administrator.
(c)
Development within or adjacent to the floodplain or floodplain district shall comply with current town zoning, ordinances and regulations.
G.
Self-imposed restrictions. The owner may place restrictions on the development greater than those required by the Zoning Law. Such restrictions, if any, shall be indicated on the preliminary and final subdivision plat.
H.
Modification of standards. The Planning Board by resolution may modify the specified requirements in any individual case where, in the Board's judgment, such modification is in the public interest or will avoid the imposition of unnecessary individual hardship. All modifications shall be shown on the final subdivision plat.
I.
Parks, playgrounds or open space.
(1)
Pursuant to § 277 of the Town Law, subdivision plats shall show, in proper cases and when required by the Planning Board, suitable areas for neighborhood parks or playgrounds.
(2)
When such recreation areas are required by the Planning Board, they shall be provided on the basis of at least three acres for every 100 dwelling units to be accommodated within the subdivision. They shall have physical characteristics and locations which render them readily usable for appropriate recreation purposes, and their locations shall be selected with a view to minimizing hazards from vehicular traffic for children walking between such facilities and their homes in the neighborhood. No such area may be smaller than two acres, and, in general, any recreation area of less than four acres shall be located at a suitable place on the edge of the subdivision so that additional land may be added at such time as the adjacent land is subdivided.
(3)
The subdivision plat shall include a detailed site development plan for each neighborhood park or playground. As a minimum, the site development plan shall provide for an approximately level area of at least 175 feet square for children's field games. The site plan shall show how the entire area is to be graded, drained and landscaped to make it a useful and attractive feature of the neighborhood. All improvements shown on the site development plan shall be made by the subdivider as part of the required improvements of the subdivision as a whole.
(4)
If the Planning Board does not require the developer to provide recreation areas as above, it shall require the developer to pay a playground or recreation site and development fee at a rate per lot to be set by the Town Board. Such fees shall be paid to the Town Board at the time of the issuance of a building permit for new residential construction. Such fees shall be deposited in the Town of Richmond Recreation Account - Special Fund and shall be exclusively for the use of the town to purchase, acquire, develop and equip park, playground and other recreational areas.
J.
Other standards. Final subdivision plats shall conform to the Design Criteria and Construction Specifications for Land Development for the Town of Richmond.