In considering applications for subdivision of land, the Planning Board 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 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 or other menace.
B.
Conformity to Official Map and Master Plan. Subdivisions shall conform
to the Official Map of the village, if any, and shall be in harmony
with the Master Plan.
C.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the village specifications
listed herein and any other applicable village specifications.
A.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform with
the Master 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
as to compose a convenient system.
B.
Arrangement. The arrangement of streets in the subdivision shall
provide for the continuation of the principal street of any adjoining
subdivision and for proper projection of the principal street 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 required later, of needed utilities
and public services such as sewers, water and drainage facilities.
Where, in the opinion of the Planning Board, topographic or other
conditions make such continuance undesirable or impracticable, the
above conditions may be modified. 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.
C.
Minor streets. Minor 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 with screen planting
contained in a nonaccess reservation along the rear property line,
deep lots with rear service alleys or such treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
E.
Provisions 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 requirement contained in these regulations.
F.
Dead-end streets. The creation of cul-de-sac 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 such streets, where needed or desirable,
the Board may require the reservation of a twenty-foot-wide easement
to provide the continuation of pedestrian traffic and utilities to
the next street.
G.
Block size. Blocks generally shall not be less than 600 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 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.
H.
Intersections with collector, major or arterial streets or roads.
Minor or secondary street openings into such roads 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, 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.
K.
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 so 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.
L.
Other required streets. Where a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Planning Board may require a street approximately parallel to 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.
A.
Width of rights-of-way and street pavements. Streets and pavements
shall have the following widths. The classification of streets shall
be determined by the Board.
[Amended 3-12-1990 by L.L. No. 1, 1990]
|
Minimum Right-of-Way
|
Minimum Pavement Width
| |||
|---|---|---|---|---|
|
With Curbs
(feet)
|
With Shoulders
(feet)
|
With Curbs*
(feet)
|
With Shoulders and Ditches
| |
|
Major streets
|
66
|
75
|
38
|
33 feet with 2 8-foot shoulders
|
|
Collector streets
|
60
|
70
|
30
|
26 feet with 2 6-foot shoulders
|
|
Minor streets
|
50
|
50
|
24
|
20 feet with 2 5-foot shoulders
|
|
*
|
NOTE: Major and collector streets shall have four-foot sidewalks
on each side where curbs are used.
|
B.
Required street improvements. Not later than 180 days after the final
approval, the subdivider shall have installed or shall have furnished
adequate bond or other security for the installation of the required
improvements listed and described in this section. All of the required
improvements shall be made by the subdivider in full compliance with
the specifications for each of the various units of work, as required
by the village, county or state authorities, according to the nature
of the improvements. The village shall not issue a building permit
for erections of structures until these requirements are met.
(1)
Subgrade: All topsoil, muck, quicksand, spongy material and other
objectionable material shall be removed from an area on each side
of the center line sufficient to provide the required base course
for the pavement and shoulder width called for. After it has been
properly shaped to the approved profile, the subgrade should be rolled
and compacted. Drainage ditches at least 18 inches below the crown
of the finished pavement shall be provided on each side of the road
where shoulders are used. Fills shall be properly rolled and compacted.
No gravel or stone for the base course is to be placed on the subgrade
until the subgrade and drainageways are approved by the Village Engineer.
(2)
Base course: A full base course shall extend under the required pavement,
curbing and/or shoulder width, consisting of not less than 12 inches
of gravel, which gravel is approved by the Village Engineer and compacted
in layers not exceeding six inches each.
[Amended 3-12-1990 by L.L. No. 1, 1990]
(3)
Binder course: An asphalt binder course, a minimum of three inches
thick for major and collector streets and 2 1/2 inches thick
for minor streets and corresponding to the required pavement width,
shall be installed as per Section 403 of the New York State Department
of Transportation Standard Specifications, 1985 or more current edition.
(4)
Surface course: A compacted asphalt surface course, a minimum of
1 1/2 inches thick for major and collector streets and one-inch
thick for minor streets and corresponding to the required pavement
width shall be installed as per Section 403 of the New York State
Department of Transportation Standard Specifications, 1985 or more
current edition.
[Amended 3-12-1990 by L.L. No. 1, 1990]
C.
Street drainage. Street and road culverts, headwalls or other necessary
appurtenances shall be installed by the developer where necessary.
Where there is no natural stream or watercourse for the drainage of
surface water from a proposed street or road, the developer shall
secure rights-of-way and construct ditches or install storm drains
to a natural waterway as the Village Engineer directs. All street
storm and sanitary sewers shall be constructed according to grades
on the plat submitted at the public hearing. Any changes in grade
shall require the approval of the Village Board. Driveway culverts
shall be not less than 12 inches in diameter and shall be of corrugated
metal or reinforced concrete. Installation is to be approved by the
Village Engineer.
D.
Utilities in streets. Water and sewer lines shall be placed in the
street right-of-way between the street pavements and the street right-of-way
line wherever possible to simplify location and repair of lines when
they require attention. Electrical and telephone service, gas mains
and other utility installations shall be arranged for by the developer
within each subdivision. Consideration shall be given to placing these
utilities underground where warranted to increase safety, enhance
aesthetic values, improve practicability on curving streets and to
reduce maintenance costs and utility failures due to accidents or
storm damage.
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 major, 8% for
collector or 10% for minor streets in residential areas, but in no
case more than 3% within 50 feet of any intersection.
F.
Curves and visibility at intersections.
(1)
All street right-of-way lines at intersections shall be rounded by
curves of at least 20 feet radius, and roadway intersections shall
be rounded by curves at least 25 feet measured from the edge of the
improved traveled surface.
(2)
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 a triangular
area formed by the intersecting street right-of-way lines and a straight
line joining said lines at a fifty-foot distance from the point of
intersection shall be cleared of all growth (except isolated trees)
and obstructions more than three feet higher than the center line
of the street. If directed, ground shall be excavated to achieve visibility.
G.
Culs-de-sac. Where cul-de-sac streets are designed to be so permanently,
they should, in general, not exceed 500 feet in length and shall terminate
in a circular turnaround having a minimum radius of 60 feet and a
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.
H.
Watercourses. 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.
I.
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 the street
shall not be less than 400 feet on major streets, 200 feet on collector
streets and 100 feet on minor streets.
J.
Reserve strips discouraged. Reserve strips of land to be used to
control access from a proposed subdivision to any neighboring property
or to any land within the subdivision itself shall be discouraged,
and the Planning Board shall negotiate an equitable arrangement with
the adjacent owners, and terms for future access will be arranged.
K.
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use or where a
change to a zone which permits commercial use is contemplated, the
street width shall be increased by such an amount on each side as
may be deemed necessary by the Planning Board to assure free flow
of through traffic without interference by parked cars or parking
vehicles and to provide adequate and safe parking space for such commercial
and business district.
All names on the preliminary layout or final subdivision plat
shall be approved by the Planning Commission. In general, streets
shall have names and not numbers or letters. 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 or 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.
Lot size. All lots shall have area and width equal to minimum requirements
of the Zoning Regulations,[1] if any, and Local and State Department of Health regulations
applying to the district in which they are located; provided however,
that no lot shall have a road frontage of less than 75 feet nor an
average depth, measured perpendicular to the road or to the chord
of a curved road, of at least 100 feet.
[Amended 3-12-1990 by L.L. No. 1, 1990]
B.
Side lines. Side lines of lots shall be at right angles to straight
street lines and radial to curved street lines unless a variance from
this rules will give a better street or lot plan.
C.
Corner lots. In general, corner lots should be larger than interior
lots to provide a desirable building site with proper setback from
each street. Corner lots should have a frontage of at least 100 feet
on each road.
[Amended 3-12-1990 by L.L. No. 1, 1990]
D.
Driveway access. Driveway grades between the street and setback line
shall not exceed 7%.
E.
Access from private streets. Lots on private streets shall be deemed
acceptable only if such streets are designed and improved in accordance
with these regulations.
F.
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.
Adequate storm drainage systems shall be required in all new
subdivisions.
A.
Removal of spring and surface water. Any spring or surface water
that may exist either previous to or as a result of the subdivision
shall be carried away by pipe or open ditch. Such drainage facilities
shall be located in the street right-of-way where feasible or in permanent
easements of appropriate width.
B.
Drainage structure to accommodate upstream area. A culvert, ditch,
storm sewer, catch basin, inlet 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 of the
subdivision. The Village Engineer shall approve the design and size
of facility based on anticipated runoff from a twenty-five-year, six-hour
storm from current upstream conditions.
C.
Responsibility for drainage downstream. The subdivider's engineer
shall also study the effect of each subdivision on existing downstream
drainage facilities outside the area of the subdivision, and this
study shall be reviewed by the Village Engineer. When it is anticipated
that the additional runoff incidental to the development of the subdivision
will overload an existing downstream drainage facility during a twenty-five-year,
six-hour 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 provisions have been made for the
improvement of such condition.
D.
Land subject to flooding. Land subject to flooding or land deemed
by the Planning Board to be uninhabitable shall not be platted for
residential occupancy, nor for such other use 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 Planning Board to remedy said hazardous
conditions. All subdividers shall present an individual lot drainage
for each lot in their proposed subdivision. Such plan shall be used
in the grading of lots before a certificate of occupancy is granted.
No roof leaders or footing drains which carry stormwater will be permitted
to use sanitary sewer nor a so-called dry well in an area where dominant
soil is hardpan but shall be adequately disposed of upon the ground
surface.
A.
Recreation areas.
(1)
Where a proposed park, playground or open space shown on the Village
Plan is located in whole or in part in the subdivision, the Board
shall require that such area or areas be shown on the plat in accordance
with the requirements specified above. Such area or areas may be dedicated
to the village by the subdivider if the Village Board approves of
such dedication. A maximum of 10% of the area of the subdivision may
be required for dedication for park, playground or other recreation
purpose.
(2)
In the instance of a subdivision involving the creation of 25 lots
or more, the Planning Board shall, and, in the instance of a subdivision
of 24 lots or less, the Planning Board may, require up to 10% of the
land area of such subdivision be reserved and improved for open space
recreation areas.
B.
Preservation of natural features. The Planning Board shall, whenever
possible, establish the preservation of all natural or historic features
which add value to residential development and to the community, such
as large trees or groves, watercourses and falls, vistas, architectural
or historic sites and similar irreplaceable assets.
A.
Areas on which vegetation has been destroyed or removed, excluding
areas proposed for road surfaces or shoulders, driveways, building
sites or parking lots, shall be successfully revegetated or otherwise
stabalized with structural measures to minimize the potential for
soil erosion as soon as practicable.
B.
Revegetation measures and efforts shall be evaluated by visual inspection
which shall include identification and measurement of the actual condition
of new healthy vegetation. Such evaluation shall be made not sooner
than 180 days from the date of planting and not later than 360 days
from the date of planting.
C.
Corrective action shall be instituted and completed within the time
specified by the enforcement officer upon determination of unsatisfactory
compliance with this section. In making any determination required
by this section, the enforcement officer shall consider significant
rills, gullies, loss of mulch, loss of seed or failure of seed germination
as evidence of unsatisfactory compliance.
D.
Construction operations requiring revegetation of an aggregate area
larger than 20,000 square feet shall be done in stages. Each stage
shall consist of no more than 20,000 square feet of surface area.
Each stage shall receive complete treatment for revegetation or mulching
as if the stages were individual constructions.
E.
Upon completion of final grading of any area, revegetation operations
shall begin within seven days and shall be completed within 15 days.
In the event that more than seven days shall elapse between any consecutive
construction operations that materially disturb the soil, such areas
shall be adequately mulched or otherwise stabilized with structural
measures within seven days of disturbance and shall be completed within
15 days to minimize potential for soil erosion.
A.
Streetlights shall be arranged for by the subdivider where appropriate,
as determined by the Planning Board, and be of the type and at such
intervals as specified by the Planning Board.
B.
Street trees are to be provided by the subdivider in untreated areas
at a staggered spacing of 50 feet. Retention and preservation of existing
trees shall be practiced wherever possible and may satisfy the street
tree requirement.
C.
Street signs shall be of the type and in a location satisfactory
to the Planning Board.
