The Planning Board, in reviewing an application for approval, shall be guided by the considerations and standards presented in this Article. The Planning Board shall take into consideration the prospective character of the development and require that improvements be designed to ensure the reasonable protection of the public health, safety, morals and general welfare. In addition, all designs and improvements shall be in accordance with the Village's Design Criteria and Construction Specifications.
A. 
Land to be subdivided or developed 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. 
Proper provisions shall be made for drainage, water supply, sewage and other needed improvements.
C. 
All proposed lots shall be so laid out and of such size as to be in harmony with the development pattern of neighboring properties.
D. 
A safe and convenient street system, consistent with the Village's Comprehensive Plan and conforming to the Official Map, if such exists, shall be created. Streets shall be of such width, grade and location so as to accommodate the type and volume of traffic that is anticipated, to facilitate fire protection and to provide fire-fighting equipment with access to buildings.
E. 
Provisions shall be made to reserve open spaces for parks and playgrounds or to require recreation fees in lieu thereof, in order to achieve the goals and objectives of the Village's Comprehensive Plan and Official Map.
F. 
Insofar as possible, all existing features of the landscape, such as large trees, rock outcrops, water sources, historic resources and other significant assets that would add to the value of the site should be preserved through effective subdivision design.
The dimensions and arrangements of lots shall be such that there will be no foreseeable difficulties, for reasons of topography, reservations, dedications or other conditions, in providing access to buildings on such lots or in securing building permits in compliance with existing zoning regulations as well as other village requirements. The following regulations shall govern the layout of lots:
A. 
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.
B. 
All lots shown on the subdivision plat must conform to the minimum requirements of Chapter 163, Zoning, as to area and dimensions for the zone in which the subdivision is located.
C. 
Notwithstanding any provision of law to the contrary, where a plat contains one or more lots which do not comply with the village's zoning laws, application may be made to the Zoning Board of Appeals for an area variance pursuant to § 7-712-b of the Village Law, without the necessity of a decision or determination of an administrative official charged with the enforcement of the zoning regulations. In reviewing such application, the Zoning Board of Appeals shall request the Planning Board to provide a written recommendation concerning the proposed variance.
D. 
Each lot shall have access to a street built to the village's specifications.
E. 
Corner lots shall have extra width sufficient to comply with required building setback lines on both streets as required by Chapter 163, Zoning.
F. 
Where existing streets have been proposed for future widening, all building setbacks shall be measured from the proposed right-of-way line.
G. 
Side lines of lots shall generally be at right angles to straight streets and radial to curved streets.
H. 
Block lengths and widths shall be appropriate to accommodate the size of lots required by Chapter 163, Zoning, and to provide for convenient access, circulation control and traffic safety.
I. 
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.
J. 
Double frontage lots will not, in general, be approved.
K. 
Where lots abut an existing state highway, either a system of marginal access streets or a reverse frontage approach shall be used in order to minimize the number of driveways and/or streets entering onto these state highways.
A. 
Where the marginal access technique is employed, a nonaccess easement shall be required along the rear portion of the lot next to and parallel to the highway right-of-way line.
B. 
Where a watercourse separates the buildable area of a lot from the street which provides access to the lot, provision shall be made for the installation of a culvert or other drainage structure. Said culvert or drainage structure shall be subject to the same design criteria and review as all other stormwater drainage facilities in the subdivision.
C. 
The following regulations shall govern the layout of streets:
(1) 
Subdivisions shall be designed so 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 a new subdivision shall provide for the continuation of existing streets in adjoining areas or to reserve space for future street extensions where the adjoining land has not been developed.
(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. All streets shall have a right-of-way of at least 60 feet in width and a pavement width of not less than 30 feet unless hereinafter otherwise provided. All streets shall be of asphalt pavement as specified in the Design Criteria and Construction Specifications approved by the Village Board.
(5) 
Whenever possible, streets should intersect at right angles. Streets should not intersect at angles of less than 75°.
(6) 
Streets shall be constructed in accordance with the Design Criteria and Construction Specifications approved by the Village Board. In conjunction with these specifications, all streets proposed to be dedicated to the village shall require:
(a) 
All materials to be hauled away to a depth of 24 inches.
(b) 
The use of good crushed gravel or stone filled to a depth of 16 inches, rolled and compacted in layers.
(c) 
The installation of a five-inch hot binder over compacted gravel or stone and rolled properly.
(d) 
The installation of a three-inch top of fine hot asphalt over the binder and compacted by a roller of proper size.
(e) 
That curbing may be preformed or installed with forms. When curbing is preformed, cement must be used to hold the curbs in place.
(f) 
That sidewalks shall be installed in four-foot squares and four inches deep.
(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 existing subdivisions.
(8) 
The following standards shall apply to cul-de-sac streets:
(a) 
If possible, all cul-de-sac streets should drain toward their 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 lots can back onto the property line of the subdivision.
(c) 
No cul-de-sac shall exceed 500 feet in length.
(d) 
All cul-de-sac streets shall have a turnaround at the end of the street with a right-of-way diameter of not less than 120 feet; the outer curb at the turn shall have a minimum diameter of 100 feet, a twenty-foot pavement width and two thirty-inch-wide gutters that will permit a turning radius of 25 feet at the inner curb.
(9) 
If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for the future extension of the street through to the adjacent property and reversion of the excess right-of-way to the adjoining properties.
(10) 
New half or partial streets shall not be permitted, except that whenever 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 determines that such a requirement would increase the effectiveness of the circulation system in the area.
(11) 
Multiple intersections involving the junction of more than two streets shall not be permitted.
(12) 
Local residential streets and residential collector streets shall not intersect with state highways less than 800 feet apart, measured from center line to center line.
(13) 
The minimum distance between center line offsets at street jogs shall be 150 feet.
(14) 
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.
(15) 
The minimum radius of horizontal curves, minimum length of vertical curves and minimum length of tangents between reverse curves shall be in accordance with specifications established by the Village Engineer. Said items shall be approved by the Village Engineer prior to final approval of the final plat by the Planning Board.
(16) 
Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Board may require special treatment of the land areas bordering such street in order to protect residential properties and to effectively separate through and local traffic.
(17) 
Where a subdivision borders on or contains a railroad right-of-way, the Planning Board may require a street or streets parallel to such right-of-way in order to make appropriate use of the land adjacent to such right-of-way.
(18) 
Property lines at street intersections shall be rounded with a radius of 10 feet, or with a greater radius if deemed necessary by the Planning Board.
(19) 
Curb radii at intersections shall be not less than 20 feet.
(20) 
Street grades, wherever feasible, shall not exceed the following, with due allowance for reasonable vertical curves and with not less than 200 feet between changes of grade:
Street Type
Maximum Grade
(percent)
Arterial
4
Collector
6
Minor
8
Marginal access
8
(21) 
In order to facilitate drainage, no street grade shall be less than 0.4%.
The following provisions shall govern the layout of alleys:
A. 
Alleys may be permitted in business, commercial and industrial districts, although it is recommended that other definite and assured provisions be made for service access, such as off-street loading, unloading and parking that is adequate to serve the proposed use.
B. 
The width of an alley, if proposed, shall not be less than 20 feet.
C. 
Dead-end alleys shall generally not be allowed; however, if such is unavoidable, such alleys shall be provided with adequate turnaround facilities at the closed end, as required by the Planning Board.
No division of land shall result in any parcel not having at least one access point to at least one street that can be improved to meet village standards. Where the remainder of a parcel is located so that access to a public street would be gained by a street extending from the main portion of the parcel, there shall be enough land remaining to provide for the extension of a public (or private) street from this parcel to an existing street.
Landscape buffers should be provided between marginal access streets and state highways. Buffers may also be required in other areas, along with berms, to reduce noise levels and undesirable vistas.
Subdivision lots should be laid out as much as possible so that side or rear lot lines follow the center line of a stream or drainageway that may be within the subdivision. Thoroughfare crossings of streams shall be kept to a minimum and shall generally be at right angles to the stream.
In general, all streets shall intersect in a manner so that, for a distance of at least 100 feet from the intersection, each street shall be approximately at right angles to the street it joins. No intersection of two streets shall be within 200 feet of any other intersection.
If a tract is subdivided into lots which are more than two times as large as the minimum size required in the zone district in which the subdivision is located, the Planning Board may require that streets and lots are laid out so as to permit future resubdivision in accordance with the requirements contained in this chapter and Chapter 163, Zoning.
Standards for the design and construction of nonresidential subdivisions shall be governed by sound engineering and planning practice. Utilities shall be sized commensurate with the anticipated demand based upon the full development of the subdivision.
The owner of any property may impose greater restrictions on any development than those required by the village's subdivision and zoning regulations. Such restrictions, if any, shall be indicated on the preliminary and final subdivision plats.
A. 
An easement shall be provided for all natural drainageways and all utility lines in those instances where such utility lines 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 the existence and purpose of the easement.
B. 
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.