In considering applications for subdivision of land, the Zoning Board of Appeals/Planning Board shall be guided by the standards set forth hereinafter. The said standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article VI herein.
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 menace.
Conformity to Official Map and Master Plan. Subdivisions shall conform
to the Official Map of the village and shall be in harmony with the
Master Plan, if such exists.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the village specifications,
which may be obtained from the Village Engineer.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform to the
Master Plan, if such exists, 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
as to compose a convenient system.
Arrangement. 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 Zoning Board of Appeals/Planning Board, topographic or other
conditions make such continuance undesirable or impracticable, the
above conditions may be modified.
Special treatment along major arterial streets. When a subdivision
abuts or contains an existing or proposed major arterial street, the
Board may require marginal access streets, reverse frontage with screen
planting contained in a nonaccess reservation along the rear property
line, 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.
Provision for future resubdivision. 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 may require
that streets and lots be laid out so as to permit future resubdivision
in accordance with the requirements contained in this chapter.
Dead-end streets. The creation of dead-end or loop residential streets
will be encouraged wherever the Board finds that such type of development
will 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
for continuation of pedestrian traffic and utilities to the next street.
Subdivisions containing 20 lots or more shall have at least two street
connections with existing public streets or streets shown on the Official
Map, if such exists, or streets on an approved subdivision plat for
which a bond has been filed.
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 Zoning Board of Appeals/Planning Board may require
the reservation of a twenty-foot-wide easement through the block to
provide for the crossing of underground utilities and pedestrian traffic
where needed or desirable and may further specify, at its discretion,
that a four-foot-wide paved footpath be included.
Intersections with collector or major arterial roads. Minor or secondary
street openings into such roads shall, in general, be at least 500
feet apart.
Angle of intersection. In general, 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.
Relation to topography. 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.
Other required streets. Where a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Zoning Board of Appeals/Planning Board 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 also be determined
with due regard for the requirements of approach grades and future
grade separations.
Width of rights-of-way. Streets shall have the following widths (when
not indicated on the Master Plan or Official Map, if such exists,
the classification of streets shall be determined by the Board):
Improvements. Streets shall be graded and improved with pavements,
curbs and gutters, sidewalks, storm drainage facilities, water mains,
sewers, street trees and fire hydrants in such a manner as to meet
the minimum requirements of the Town Board and the standards established
as part of the Comprehensive Plan of the village. Waivers may be requested
and the Zoning Board of Appeals/Planning Board may waive sections
or reduce the standards established as part of the Comprehensive Plan,
subject to appropriate conditions, where such improvements in the
judgment of the Zoning Board of Appeals/Planning Board may be omitted
or altered without jeopardy to the public health, safety and general
welfare. Pedestrian easements shall be improved as required by the
Village Engineer. Such grading and improvements shall be approved
as to design and specifications by the Village Engineer.
Fire hydrants. 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.
Streetlighting facilities. Lighting facilities shall be in conformance
with the lighting system of the village. Such lighting standards and
fixtures shall be installed after approval by the appropriate power
company and the authorized village electrical inspector.
Utilities in streets. The Zoning Board of Appeals/Planning Board
shall, wherever possible, require that underground utilities be placed
in the street right-of-way between the paved roadway and street line
to simplify location and repair of lines when they require attention.
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.
Utility easements. Where topography is such as to make impractical
the inclusion of utilities within the street rights-of-way, perpetual
unobstructed easements at least 20 feet in width shall be otherwise
provided with satisfactory access to the street. 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.
Grades. Grades of all streets shall conform in general to the terrain
and shall not be less than one-half percent (1/2%) nor more than 6%
for major or collector streets or 10% for minor streets in residential
zones, but in no case more than 3% within 50 feet of any intersection.
Changes in grade. 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 a safe distance.
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.
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, corner lots (whether at an intersection entirely
within the subdivision or of a new street with an existing street)
shall be so located and landscaped that the view will not be obstructed
for 40 feet on each side of a corner lot. If directed, ground shall
be excavated to achieve visibility.
Dead-end streets (culs-de-sac). Where dead-end streets are designed
to be permanently, they should, in general, 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 temporary dead-end streets, a temporary turnaround with
a pavement radius of 50 feet shall be provided, unless the Zoning
Board of Appeals/Planning Board approves an alternate arrangement.
Where a watercourse separates a proposed street from abutting property,
provision shall be made for access to all lots by means of culverts
or other structures of design approved by the Village Engineer.
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, and in no case less
than 20 feet in width.
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 center line of street shall
not be less than 400 feet on major streets, 200 feet on collector
streets and 100 feet on minor streets.
Service streets or loading space in commercial development. Paved
rear service streets of not less than 20 feet in width, or in lieu
thereof, adequate off-street loading space, suitably surfaced, shall
be provided in connection with lots designed for commercial use.
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use or where a
change of zoning to a zone which permits commercial use is contemplated,
the street width shall be increased by such amount on each side as
may be deemed necessary by the Zoning Board of Appeals/Planning Board
to assure the free flow of through traffic without interference by
parked or parking vehicles and to provide adequate and safe parking
space for such commercial or business district.
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Zoning Board of Appeals/Planning Board.
In general, streets shall have names and not numbers or letters.
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 that 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.
Lots to be buildable. The lot arrangement shall be such that in constructing
a building in compliance with the Zoning Ordinance,[1] there will be no foreseeable difficulties for reasons
of topography 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.
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.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each street and provide
a desirable building site.
Driveway access. Driveway access and grades shall conform to specifications
of the Village Driveway Ordinance, if one exists. Driveway grades
between the street and the setback line shall not exceed 10%.
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.
Monuments and lot corner markers. Permanent monuments meeting specifications
approved by the Village Engineer as to size, type and installation
shall be set at such block corners, angle points, points of curves
in streets and other points as the Village Engineer may require and
their location shall be shown on the subdivision plat.
Removal of springwater and surface water. The subdivider may be required
by the Zoning Board of Appeals/Planning Board to carry away by pipe
or open ditch any springwater 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 appropriate width.
Drainage structure to accommodate potential development upstream.
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 approve the design and size of facility based on anticipated
runoff from a ten-year storm under conditions of total potential development
permitted by the Zoning Ordinance[1] in the watershed.
Responsibility from drainage downstream. The subdivider's engineer
shall also study the effect of each subdivision on the existing downstream
drainage facilities outside the area of the subdivision; this study
shall be reviewed by the Village Engineer. Where it is anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility during a five-year
storm, the Zoning Board of Appeals/Planning Board shall notify the
Village Board of such potential condition. In such case, the Zoning
Board of Appeals/Planning Board shall not approve the subdivision
until provision has been made for the improvement of said condition.
Land subject to flooding. Land subject to flooding or land deemed
by the Zoning Board of Appeals/Planning Board to be uninhabitable
shall not be platted for residential occupancy nor for such other
uses as may increase danger to health, life or property or aggravate
the flood hazard, but such land within the plat shall be set aside
for such uses as shall not be endangered by periodic or occasional
inundation or improved in a manner satisfactory to the Zoning Board
of Appeals/Planning Board to remedy said hazardous conditions.
Recreation areas shown on Village Plan. Where a proposed park, playground or open space shown on the Village 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 in accordance with the requirements specified in Subsection B below. Such area or areas may be dedicated to the village or county by the subdivider if the Village Board approves such dedication.
The Zoning Board of Appeals/Planning Board shall require that the
plat show sites of a character, extent and location suitable for the
development of a park, playground or other recreation purpose. The
Zoning Board of Appeals/Planning Board may require that the developer
satisfactorily grade any such recreation areas shown on the plat.
The Board shall require that not less than three acres of recreation
space be provided per 100 dwelling units shown on the plat. However,
in no case shall the amount be more than 10% of the total area of
the subdivision. Such area or areas may be dedicated to the village
or county by the subdivider if the Village Board approves such dedication.
Information to be submitted. In the event that an area to be used
for a park or playground is required to be so shown, the subdivider
shall submit, prior to final approval, to the Board, three prints
(one on cloth) drawn in ink showing, at a scale of not less than 30
feet to the inch, such area and the following features thereof:
The boundaries of the said area, giving lengths and bearings of all
straight lines; radii, lengths, central angles and tangent distances
of all curves.
In cases where the Zoning Board of Appeals/Planning Board finds that due to the size, topography or location of the subdivision, land for park, playground or other recreation purpose cannot be properly located therein, or if in the opinion of the Board it is not desirable, the Board may waive the requirement that the plat show land for such purposes. The Board shall then require as a condition to approval of the plat a payment to the village of $100 per gross acre, or more if the going rate is greater, of land which otherwise would have been acceptable as a recreation site. The amount of land which otherwise would have been acceptable as a recreation site shall be determined in accordance with the standards set forth in Subsection B hereof.
Such amount shall be paid to the Village Board at the time of final
plat approval, and no plat shall be signed by the authorized officer
of the Zoning Board of Appeals/Planning Board until such payment is
made. All such payments shall be held by the Village Board 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 such fund 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/Planning Board finds there is a need for such improvements.
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.
Preservation of natural features. The Zoning Board of Appeals/Planning
Board shall, wherever possible, establish the preservation of all
natural features which add value to residential developments and to
the community, such as large trees or groves, watercourses and waterfalls,
beaches, historic spots, vistas and similar irreplaceable assets.
No tree with a diameter of eight inches or more as measured three
feet above the base of the trunk shall be removed unless such tree
is within the right-of-way of a street as shown on the final subdivision
plat. Removal of additional trees shall be subject to the approval
of the Zoning Board of Appeals/Planning Board. In no case, however,
shall a tree with a diameter of eight inches or more as measured three
feet above the base of the trunk be removed without prior approval
by the Zoning Board of Appeals/Planning Board.