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.
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.