[Amended 6-17-2014 by L.L. No. 8-2014]
In considering applications for subdivision of land, the Board of Trustees 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 of Trustees only under circumstances set forth in Article VII herein.
A.
Land which cannot be used without danger to health or peril from
fire, flood or other menace shall not be subdivided 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 shall
be set aside for such uses as shall not be endangered by periodic
or occasional flooding or shall not produce unsatisfactory living
conditions.
B.
Subdivisions shall conform to the Official Map of the Village and
shall be in harmony with such portions of the Village Comprehensive
Plan as may be in existence from time to time.
A.
Streets shall be of sufficient width, suitably located and adequately
constructed to accommodate the prospective traffic and to afford access
of fire-fighting, snow removal and other road maintenance equipment
and shall be coordinated so as to compose a convenient system. The
arrangement of streets shall be such as to cause no undue hardship
to adjoining properties.
B.
The arrangement of streets in the subdivision shall provide for the
continuation of principal streets of adjoining subdivisions and for
proper projection of principal streets into adjoining properties which
are not yet subdivided, in order to make possible necessary fire protection,
movement of traffic and the construction or extension, presently or
when later required, of needed utilities and public services such
as sewers, water and drainage facilities. Where, in the opinion of
the Board of Trustees, topographic or other conditions make such continuance
undesirable or impracticable, the above requirements may be modified.
[Amended 6-17-2014 by L.L. No. 8-2014]
C.
Minor streets shall be so laid out that their use by through traffic
shall be discouraged.
D.
Where a subdivision abuts or contains an existing or proposed major
street, the Board of Trustees may require marginal access streets,
reverse frontage with screen planting contained in a nonaccess reservation
along the rear property line, deep lots with rear access or such other
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
[Amended 6-17-2014 by L.L. No. 8-2014]
E.
Where a subdivision borders on or contains a limited access highway
right-of-way, the Board of Trustees may require a street approximately
parallel to and on each side of such right-of-way, at a distance suitable
for the appropriate use of the intervening land, as for park purposes
in residential districts or for commercial or industrial purposes
in appropriate districts. Such distances shall be determined with
due regard for the requirements of approach grades and future grade
separations.
[Amended 6-17-2014 by L.L. No. 8-2014]
F.
Where a tract is subdivided into lots substantially larger than the
minimum size required in the zoning district in which a subdivision
is located, the Board of Trustees may require that streets and lots
be laid out so as to permit future resubdivision in accordance with
the requirements contained in these regulations.
[Amended 6-17-2014 by L.L. No. 8-2014]
G.
Reserve strips controlling access to streets shall be prohibited.
H.
The creation of dead-end or loop residential streets and overblocks
will be encouraged wherever the Board of Trustees finds that such
type of development will not interfere with normal traffic circulation
in the area, provided that interior parks are covered by appropriate
covenants as to maintenance. In the case of dead-end streets, where
needed or desirable, the Board of Trustees may require the reservation
of a twenty-one-foot-wide easement to provide for continuation of
pedestrian traffic and utilities to the next street. Subdivisions
containing 50 lots or more shall have at least two street connections
with streets duly placed on the Official Map.
[Amended 6-17-2014 by L.L. No. 8-2014]
I.
Minor or collector street openings into a major street shall, in
general, be at least 500 feet apart.
J.
Street jogs with center-line offsets of less than 125 feet shall
not be permitted except with the approval of the Board of Trustees.
[Amended 6-17-2014 by L.L. No. 8-2014]
K.
Blocks shall not be excessively long, thereby causing unnecessary
circuitous travel on streets. In long blocks, the Board of Trustees
may require the reservation of a twenty-one-foot-wide easement through
the block to provide for the crossing of underground utilities and
pedestrian traffic where needed or desirable. In general, no block
shall be less than 210 feet in width nor more than 1,210 feet in length
unless a special permit therefor shall have been obtained from the
Board of Trustees.
[Amended 6-17-2014 by L.L. No. 8-2014]
L.
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.
M.
Except where impracticable, all streets shall join each other so
that, for a distance of at least 100 feet, the street is approximately
at right angles to the street it joins.
N.
Cross (four-cornered) street intersections shall be avoided except
where absolutely necessary.
O.
No planting of trees or shrubbery shall be made within any street
or right-of-way without approval of the Board of Trustees.
[Amended 6-17-2014 by L.L. No. 8-2014]
B.
Streets shall be graded and improved with pavement, curbs, monuments,
sidewalks, trees, drainage facilities, water, sewers, streetlights
and signs and fire alarm signal devices and hydrants, except where
waivers may be requested, and the Board of Trustees 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.
[Amended 6-17-2014 by L.L. No. 8-2014]
C.
Unless otherwise required by the Board of Trustees, underground utilities
shall be placed in the street right-of-way directed by the Village
Engineer. Where topographic or other conditions make such placement
impracticable, the Board of Trustees may waive this requirement to
the extent necessary. 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 6-17-2014 by L.L. No. 8-2014]
D.
Where topography is such as to make impractical the inclusion of
utilities within the street lines, perpetual unobstructed easements
at least 21 feet in width shall be provided across property outside
the street lines and with satisfactory access to the street. Wherever
possible, easements shall be continuous from block to block and shall
present as few irregularities as possible.
E.
Grades of all streets shall conform in general to the terrain and
shall not be less that 1% nor more than 5% for major streets, 7% for
collector streets or 10% for minor streets.
F.
All changes in grade shall be connected by vertical curves of such
length and radius as meet the approval of the Village Engineer so
that clear visibility shall be provided for the safe distance.
G.
All street intersection corners shall be rounded by curbs of radii
of at least 30 feet. At curves, the street radius shall not be less
than 100 feet.
H.
A combination of steep grades and curves shall be avoided. Where
the grade of a street intersecting another street exceeds 5%, the
land at each corner of such intersection shall be so graded as to
prevent a blind corner, and sufficient land shall be included in the
street right-of-way at the intersection to permit permanent maintenance
of visibility for safety of traffic.
I.
Where dead-end streets are designed to be so permanently, they should,
in general, not exceed 1,000 feet in length and shall terminate in
a circular turnaround having a minimum radius of 50 feet.
J.
Watercourses.
(1)
Where a watercourse separates a proposed street abutting property,
provision shall be made for access to all lots by means of culverts
or other structures of design by the Village Engineer.
(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 Village Engineer.
All electric and telephone lines and wires servicing a subdivision
shall be installed underground, and the erection and construction
of overhead electric and telephone lines and wires for streetlighting,
cable television or other utility service is hereby prohibited.
A.
All streets shown on a preliminary layout or subdivision plat shall
be named. Streets shall have names and not numbers or letters such
as "1st," "First" or "A Street." Street names shall be in keeping
with the historic character of the Village.
B.
Proposed street names shall be substantially different so as not
to be confused in sound or spelling with present names in the Village
or in the surrounding area, except that streets that are continuations
of, or are in alignment with, streets of an abutting or neighboring
property shall bear the same name. Final approval of street names
shall be reserved to the Board of Trustees.
A.
The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other natural conditions, in complying with Chapter 470, Zoning, of the Village Code in order to build on each lot. Lots shall not be of unreasonable depth, encouraging the later creation of a second building lot at the rear.
B.
All side lines of lots shall be at right angles to straight street
lines and radial to curved street lines, unless a variation from this
rule will give a better street or lot plan.
C.
Corner lots shall be of sufficient dimensions so that any structure
placed thereon shall conform to the building setback line of each
street.
D.
Where practicable, lots shall be so laid out that the driveways have
access to a street carrying the lesser amount of traffic of the streets
on which such subdivision abuts.
E.
All lots shall be in conformity with the requirements of Chapter 470, Zoning, of the Village Code for the district in which such lots are located.
F.
Frontage on private streets shall be deemed acceptable only if such
streets are designed and improved in accordance with these regulations.
[Amended 9-21-2010 by L.L. No. 1-2010; 6-17-2014 by L.L. No. 8-2014]
A.
Where a proposed park or playground shown on the Village Comprehensive
Plan is located in whole or in part in a subdivision, the Board of
Trustees may require the dedication or reservation of such area within
the subdivision, in those cases in which the Board of Trustees deems
such requirements to be reasonable.
B.
Where deemed essential by the Board of Trustees, upon consideration
of the particular type of development proposed in the subdivision,
and especially in scale developments not anticipated in the Village
Comprehensive Plan, the Board of Trustees may require, subject to
the provisions of Subdivision 4 of § 7-730 of the Village
Law, the dedication or reservation of sites of a character, extent
and location suitable to the needs created by such development for
playgrounds or parks. In no case shall the Board require that more
than 10% of the gross area of the subdivision be so dedicated or reserved.
The Board of Trustees shall give due credit for the provision of open
spaces reserved for the common use of all property owners within the
proposed subdivision by covenants in the deeds. Generally, the minimum
area of contiguous open space acceptable for dedication for public
use shall be at least three and preferably five acres. Open spaces
with a lesser area may be approved by the Board of Trustees whenever
it deems that the difference between the area offered and three acres
may be made up in connection with the future subdivision of adjacent
land.
C.
The Board of Trustees may also require a subdivider to set aside
such area as it may deem to be required for a school or other public
use. Upon failure of the proper authorities to purchase such sites
within one year after the date of the approval of the plat, the subdivider,
upon application to the Board of Trustees and approval of such application,
shall be relieved of the responsibility of reserving such land for
public purposes.
D.
The Board of Trustees may require the preservation of all natural
features which add value to residential developments and to the community,
such as large trees or groves, watercourses, historic spots and similar
irreplaceable assets.
