In considering applications for subdivision of land, the Zoning 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 V 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 Comprehensive Plan. Subdivisions shall
conform to the Official Map of the Village and shall be in harmony
with the Comprehensive Plan.
C.
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 Clerk.
A.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform to the
Comprehensive 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.
(1)
The arrangement of streets in the subdivision shall provide for the
continuation of principal streets of any adjoining subdivision 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, topographic or other conditions make such continuance
undesirable or impracticable, the above conditions may be modified.
(2)
Subdivisions containing 20 lots or more shall have at least two street
connections with existing public streets or streets shown on the Official
Map 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 other treatment as may
be necessary for adequate protection of residential properties and
to afford separation of through and local traffic.
E.
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 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 for continuation of pedestrian traffic and utilities to
the next street.
G.
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 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 paved walk at least four
feet wide 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 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
Zoning 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.
Widths 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:
|
Minimum Right-of-Way
(feet)
|
Minimum Pavement
(feet)
| ||
|---|---|---|---|
|
Major streets
|
66
|
40
| |
|
Collector streets
|
60
|
30
| |
|
Minor streets
|
50
|
26
|
B.
Required street improvements. Not later than 90 days after the granting
of final approval, the subdivider shall have installed or shall have
furnished adequate bond or other security for the installation within
a specified time 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 Board, according
to the nature of the improvement.
(1)
Subgrade. The developer shall grade all streets from street line
to street line in accordance with cross sections and grades approved
by the Village Board. The entire width shall be stripped and all objectionable
material shall be removed and replaced with material approved by the
Village Engineer. After the subgrade has been formed it shall be thoroughly
rolled and compacted. Fill shall be made with material approved by
the Village Engineer and shall be placed in layers not over six inches
thick and each layer shall be properly rolled and compacted. No base
material is to be placed on the subgrade until the subgrade has been
approved by the Village Engineer.
(2)
Base course. The thickness and method of constructing the base course
may vary depending upon the amount of traffic anticipated, the type
of material used and the condition of the subgrade. A base course
equal to the width of the pavement and consisting of not less than
a compacted thickness of 12 inches of approved run-of-bank gravel
laid in two layers shall be constructed.
(3)
Final course. The final course of the street pavement shall be as
specified by the Village Board.
(4)
Settlement of backfill. No street shall be accepted until backfill
in trenches has been in place for at least three months; where conditions
warrant, the Village Board may require a longer period of time for
settlement of such backfills.
C.
Street drainage.
(1)
Street and road culverts, headwalls or other appurtenances shall
be installed by the developer where necessary. Where there is no natural
stream or watercourse for the drainage of surface water from the proposed
street or road, the developer shall secure rights-of-way and construct
ditches or install stormwater drains to a natural waterway or as the
Village Board directs. All street storm and sanitary sewers shall
be constructed according to the grades on the plat submitted at the
public hearing. Any changes in grade shall require the approval of
the Village Board.
(2)
Driveway culverts shall be not less than 12 inches in diameter and
20 feet in length and shall be of corrugated metal or reinforced concrete.
Installation is to be approved by the Village Board.
D.
Utilities in streets.
(1)
The Zoning Board shall require that underground utilities be placed
in the street at locations approved by the Village Board. The subdivider
shall have installed underground service connections in the street
to the property line of each lot within the subdivision of such required
utilities before the street is paved. Installation of fire hydrants
shall be in conformity with all requirements of standard thread and
nut as specified by the New York Property Insurance Underwriting Association
and the Office of Fire Prevention and Control.
[Amended 11-8-2021 by L.L. No. 2-2021]
(2)
Utility poles, if used, shall be installed at locations approved
by the Village Board.
E.
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 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.
F.
Grades.
(1)
Grades of all streets shall conform in general to the terrain and
shall be not less than 0.75% nor more than 5% for major, 7% for collector
or 10% for minor streets in residential areas, but in no case more
than 3% within 50 feet of any intersection.
(2)
All changes in grade shall be connected by vertical curves of such
length and radius as meet with the approval of the Village Board so
that clear visibility shall be provided for a safe distance.
(3)
A combination of steep grades and curves shall be avoided.
G.
Curves and visibility at intersections.
(1)
All street right-of-way lines at intersections shall be rounded by
curves of at least 25 feet radius and curbs shall be adjusted accordingly.
(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 the triangular
area formed by the intersecting street right-of-way lines and a straight
line joining said lines at 30 feet distant from the point of intersection
shall be cleared of all growth (except isolated trees) and obstructions
more than 2 1/2 feet higher than the center line of the street.
If directed, ground shall be excavated to achieve visibility.
[Amended 12-8-1986 by L.L. No. 1-1986]
H.
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 right-of-way radius of 75
feet and pavement radius of 60 feet. At the end of temporary dead-end
streets a temporary turnaround with a minimum pavement radius of 50
feet shall be provided, unless the Zoning Board approves an alternate
arrangement.
I.
Watercourses.
(1)
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 Board.
(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 Board and in no case less
than 20 feet in width.
J.
Curve radii. In general, street lines within a block deflecting from
each other at any point shall be connected with an appropriate curve.
K.
Reserve strips prohibited. Reserve strips of land to be used to control
access from the proposed subdivision to any neighboring property or
to any land within the subdivision itself shall be prohibited.
L.
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 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.
All street names shown on a preliminary plat or subdivision
plat shall be approved by the Zoning Board. 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 which 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.
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 rule will give a better street or lot plan.
C.
Corner lots. In general, corner lots should be a minimum of 25% larger
than interior lots to provide a desirable building site with proper
building setback from each street.
D.
Driveway access. Driveway grades between the street and the 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. The drainage system shall be designed by a person licensed
to perform such work.
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 having a minimum width of 20 feet and are subject
to approval of the Village Engineer.
B.
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 Chapter 295, Zoning, in the watershed. The cost of a culvert or other drainage facility in excess of that required for the particular subdivision may be deemed to be the responsibility of the Village or may be prorated among the upstream property owners.
C.
Responsibility for 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; and this
study shall be reviewed by the Village Engineer. When 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 shall notify the Village Board of such potential
condition. In such case, the Zoning Board shall not approve the subdivision
until provision has been made for the improvement of said condition.
D.
Land subject to flooding. Land subject to flooding or land deemed by the Zoning Board to be uninhabitable because of flooding, soil conditions or other such hazards to person or property 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 and Village Board to remedy said hazardous conditions, in compliance with Chapter 153, Flood Damage Prevention, of this Code.
[Amended 12-8-1986 by L.L. No. 1-1986]
E.
All subdividers shall present an individual lot drainage plan for each lot in their proposed subdivision. Such plan shall be used in the grading of lots before a certificate of occupancy is granted, as required by Chapter 295, Zoning. No roof leaders or footing drains which carry stormwater will be permitted to use a sanitary sewer nor a so-called dry well in an area where the dominant soil is hardpan, but such stormwater shall be adequately disposed of upon the ground surface.
A.
Recreation areas.
(1)
The Zoning 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 in or adjacent to the subdivision. 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 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 event that an area suitable for a park or playground is located
in the subdivision, the subdivider shall submit to the Board, prior
to final approval, 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:
B.
Waiver of plat designation of area for parks and playgrounds.
(1)
In cases where the Zoning 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 Village
Board may then require as a condition to approval of the plat a payment
into a special Village Recreation Site Acquisition and Improvement
Fund of up to $200 per gross acre of land included in the subdivision.
(2)
Disposition of funds. 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 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 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 finds there is a need for such improvements.
C.
Preservation of natural features. The Zoning 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 falls, beaches, historic sites,
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 or individual house
sites and driveways. Removal of additional trees shall be subject
to the approval of the Zoning Board.
[Added 12-7-2006 by L.L. No. 7-2006]
A.
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with the requirements Chapter 240, Part 2, Stormwater Management and Erosion and Sediment Control, shall be required for preliminary subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 240, Part 2. The approved preliminary subdivision plat shall be consistent with the provisions of Chapter 240, Part 2. This requirement is applicable only if such plan is otherwise required by Chapter 240, Part 2.
B.
Stormwater pollution prevention plan. A stormwater pollution prevention plan consistent with the requirements of Chapter 240, Part 2, Stormwater Management and Erosion and Sediment Control, and with the terms of preliminary plan approval shall be required for final subdivision plat approval. The SWPPP shall meet the performance and design criteria and standards in Chapter 240, Part 2. The approved final subdivision plat shall be consistent with the provisions of Chapter 240, Part 2. This requirement is applicable only if such plan is otherwise required by Chapter 240, Part 2.
