Manufactured (mobile) homes and parks shall be permitted only
in RR Districts. Manufactured (mobile) homes shall be permitted only
in approved manufactured (mobile) home parks. Manufactured (mobile)
home parks shall also be considered special uses. The Planning Board
shall, in reviewing and acting upon such special use applications,
apply the following standards and review criteria:
A. The location of the park shall be one suitable for such use as determined
by the Planning Board, considering reports offered by the Board's
consultants, with proper drainage and provisions for stormwater control
such that the peak flow rate of water leaving the site after development
shall not be greater than prior to development.
B. There shall be documentation of the availability and adequate capacity
of all utility providers to service the park. Off-site or centralized
water facilities shall be provided.
C. The park shall be designed to provide maximum open space consistent
with the minimum mobile home lot size requirements of the Manufactured
Home Law and offer buffering of individual mobile homes from each
other and from other adjoining lot owners. It shall be landscaped
so as to develop and maintain a high-quality aesthetic environment
and neighborhood character for prospective new and existing residents.
D. Provisions shall be made for outside storage space, and these shall
not in any way interfere with emergency access.
E. Provisions shall be made to control potential nuisance situations
such as accumulation of unused materials or vehicles.
F. Recreational facilities sufficient to accommodate the number of dwellings
proposed shall be provided. A minimum of 10% of the land area of the
park or one-half acre, whichever is less, shall be devoted to this
purpose and completed prior to the issuance of the first permit.
G. There shall be adequate groundwater supplies to support the proposed
water system without causing a detrimental impact on adjoining water
supplies, and evidence of this shall be provided and professionally
reviewed.
H. The management and operations plan for the park shall provide for
maintenance of all common facilities and ensure the purposes and requirements
of this chapter are met. It shall also provide for limitation of occupancy
to mobile homes meeting U.S. Department of Housing Urban Development
regulations under the Manufactured Housing Act.
I. Mixed-use residential developments wherein mobile homes and other one-family detached dwellings are both provided shall be encouraged where the other criteria contained herein can be met. All other one-family detached development, however, shall comply with the requirements of this chapter and Chapter
350, Subdivision of Land, of the Code of the Village of Woodridge.
J. Manufactured (mobile) homes shall:
(1) Be new at the time of placement;
(2) Possess a manufactured peaked shingled roof; and
(3) Be placed on a monolithic concrete slab with concrete block wall
skirting.
To facilitate the growth of employment and ensure a viable tax
base for the Village of Woodridge and to prevent conflicts of incompatible
industrial uses, planned industrial and office parks and shopping
centers are permitted in the BLI District, subject to the following:
A. The entire lot shall be planned and designed as a unit to provide
maximum functional efficiency and aesthetic quality. In cases where
detailed building plans are not available, design guidelines for siting,
orientation, size and materials of buildings shall be noted on the
plans submitted for site plan review. Certain facilities, such as
roadways, parking areas, utilities, drainage, screening and other
landscaping and employee recreation facilities, may be shared among
the uses in the industrial office park or shopping center.
B. Exterior walls of adjacent buildings shall be no closer than 1 1/2
times the height of the higher building wall, but in no case closer
than 50 feet.
C. The standards set forth for light industrial uses shall be adhered
to for planned development proposed for such use.
D. All facilities shall be served by approved sewer and water supply
systems and the Planning Board may, as a condition of approval of
such developments, require the improvement of any necessary facilities
off site, including access roads necessary to serve such development.
E. In all cases, the uses may occupy leased premises or the premises
may be owned as part of the condominium or cooperative or the premises
may be subdivided and sold; however, there must be a central managing
agency, acceptable to the Village Board, that is responsible for the
improvement and maintenance of common facilities and for the general
management of the development.
F. In all cases, the development shall be subject to special use approval
in accordance with the procedures set forth herein. The Planning Board
may waive standards for side yard setbacks within the development,
provided that the minimum requirements are met along the perimeter
of the development. Any such waiver shall refer to standards that
the Planning Board finds to be more appropriate for the specific site
and the uses proposed and shall be subject to review by the Fire Inspector.
Any conversion of a residential structure to a more intensive
residential use or a nonresidential use shall require a special use
permit. Likewise, the conversion of any nonresidential use to a dwelling
or dwellings shall require a special use permit. The following additional
review criteria shall apply in both instances:
A. There shall be adequate parking to accommodate the new use in combination
with other activities on the property or in the vicinity.
B. There shall be demonstrated sewage treatment and water supply capacity
to serve any increased needs connected with the new use.
C. The conversion shall not result in increased residential density
exceeding that permitted within the district. If, for example, the
minimum lot size is two acres, then no more than one dwelling unit
shall be permitted per two acres of lot area.
D. Conversion of a residential structure to a nonresidential use shall
not be permitted where the new use is not otherwise allowed. Adaptations
of any such structure should preserve its architectural integrity
and residential character, except for minimal signage, required parking
and other features mandated by the nature of the business.
E. A building permit shall be required for all conversions of residential
structures.
The following additional standards must be met in conducting
animal husbandry and commercial agricultural operations:
A. Non-animal agriculture operations, such as the raising of field,
greenhouse, nursery and garden crops, sod and vineyard and orchard
farming, shall be permitted in all zoning districts. Animal agriculture
shall not be permitted in the Village of Woodridge.
B. Animal hospitals or veterinary clinics and animal kennels shall,
where permitted, be subject to the following standards:
(1) The minimum lot size for an animal kennel (a structure used for harboring
five or more dogs or cats with or without attendant commercial services
such as grooming, breeding or veterinary care) shall be three acres.
(2) No animal kennel, runway or exercise pen shall be located within
500 feet of any lot or street line.
(3) No building or part thereof shall be erected nearer than 50 feet
to any lot line.
(4) For animal hospitals and veterinary clinics, all facilities other
than exercise pens and runways shall be maintained in enclosed structures
which shall be of soundproof construction and so maintained as to
produce no dust or odors at the property line.
(5) The keeping or boarding of any dogs by a veterinarian shall conform
to the requirements for a commercial kennel.
(6) All facilities shall be permanently screened from all surrounding
properties.
(7) In issuing the special use permit, the Planning Board shall stipulate
the maximum number and type of animals to be boarded, harbored or
trained.
C. The keeping of other animals shall be limited to household pets such
as dogs and cats. No more than four such domestic pets shall be kept
on any lot.
[Amended 4-20-2015 by L.L. No. 1-2015]
[Amended 9-4-2007 by L.L.
No. 1-2007]
Camps and schools shall be permitted as special uses in a subzone
of the RR Residential Resort District to be known as RR-S Residential
Resort - Special District. Such subzone shall be subject to all the
provisions of the RR Residential Resort District, excepting that camps
and schools shall be permitted as special uses within said sub-zone,
subject to such standards as are set forth in this section. The boundaries
of the RR-S Residential Resort - Special District shall be as designated
below:
A. Camps. A "camp" is hereby defined as a combination of educational
and/or recreational facilities with dwelling structures where organized
programs are conducted primarily for youth and where occupancy is
limited to the months of May through October.
(1) No camp shall be established on a parcel of less than five acres
in lot area. All camps shall provide a minimum of 10,000 square feet
of lot area per cabin or cottage site and the same for each principal
building. No existing structure shall be converted for use as camp
facilities unless such camp facilities shall fully comply with the
standards of this section.
(2) No activity area or facility shall be located nearer than 100 feet
from any public road and 100 feet from any adjoining property line.
(3) Buildings and sleeping quarters shall be set back 50 feet in distance
from each other.
(4) Cabins or cottages in conjunction with any camp facility shall be
limited to one-family occupancy as defined herein or a maximum of
six persons each. All cabins and cottages shall be constructed to
meet New York State Building Code requirements for permanent structures
and shall provide a minimum of 125 square feet of floor area per intended
occupant.
(5) Accessory recreational facilities shall be set back 200 feet from
all lot lines and shall be effectively screened along lot lines as
required by the Planning Board.
(6) If floodlighting is used, exterior lighting shall be restricted to
that essential for the safety and convenience of the users of the
premises; and the source of such illumination shall be shielded from
the view of all surrounding streets and lots.
(7) The use of outdoor public address systems is strictly prohibited.
This provision shall apply to existing as well as new camps.
(8) All structures and uses shall be effectively screened along lot lines,
as required by the Planning Board.
(9) All regulations of the New York State Health Department pertaining
to camps and their sanitary facilities shall be met.
(10)
Camps shall be limited to occupancy during the months of May
through October. Any conversion to permanent use or use during other
months of the year shall be limited to activities otherwise permitted
within the RR Residential Resort District and similarly require special
use approval.
B. Schools. A "school" is hereby defined as a combination of educational
or recreational facilities with or without dwelling structures that
is registered with the New York State Department of Education and
where organized educational programs are conducted primarily for youth.
This shall include but not be limited to charter schools, day schools,
parochial/religious schools, private schools, public schools and seasonal
recreational camps that incorporate regular educational programs,
but exclude nursery schools. Schools shall not be considered "institutions"
as defined herein.
[Amended 4-20-2015 by L.L. No. 1-2015]
(1) No school shall be established on a parcel of less than five acres
in lot area. All schools involving dwellings or dormitories shall
provide a minimum of 10,000 square feet of lot area per cabin, cottage
or dormitory site and the same for each principal building. No existing
structure shall be converted for use as school facilities unless such
facilities shall fully comply with the standards of this section.
(2) No activity area or facility shall be located nearer than 100 feet
from any public road and 100 feet from any adjoining property line.
(3) Buildings and sleeping quarters shall be set back 50 feet in distance
from each other.
(4) Cabins or cottages in conjunction with any school facility shall
be limited to one-family occupancy as defined herein or a maximum
of six persons each. All cabins and cottages shall be constructed
to meet New York State Building Code requirements for permanent structures
and shall provide a minimum of 125 square feet of floor area per intended
occupant. Any other dormitory or similar structures shall be provided
with a minimum of 125 square feet of floor area per intended occupant.
(5) Accessory recreational facilities shall be set back 200 feet from
all lot lines and shall be effectively screened along lot lines as
required by the Planning Board.
(6) If floodlighting is used, exterior lighting shall be restricted to
that essential for the safety and convenience of the users of the
premises; and the source of such illumination shall be shielded from
the view of all surrounding streets and lots.
(7) The use of outdoor public address systems is strictly prohibited.
This provision shall apply to existing as well as new schools.
(8) All structures and uses shall be effectively screened along lot lines,
as required by the Planning Board.
(9) All regulations of the New York State Health Department pertaining
to schools and their sanitary facilities shall be met.
C. Staff housing. A camp or school, as herein defined, that is located
within the RR-S Residential Resort-Special District shall be entitled
to establish staff housing and construct multifamily or clustered
single-family or two-family dwellings for purposes of the same. Such
housing shall be collectively owned, maintained and operated by the
management of the camp or school, and shall only be occupied by camp
or school staff, and shall not be sold to other persons or entitles.
Notwithstanding these provisions, the following specific minimum standards
shall apply to such staff housing:
[Added 10-19-2015 by L.L.
No. 10-2015; amended 4-15-2019 by L.L. No. 2-2019]
(1) A designated minimum lot area of 10,000 square feet per staff housing
unit shall apply; such lot area shall exclude wetlands, floodplains,
slopes of 25% or greater grade, water bodies and other undevelopable
areas such as utility easements, as well as required open space.
(2) The separation between staff housing units shall be a minimum of
25 feet, not including decks or similar features which may extend
no more than a combined total of seven additional feet into such buffer
area, such that an unoccupied area of no less than 18 feel shall be
preserved between all structures.
(3) Staff housing shall have a minimum setback of 100 feet from any public
road and 50 feet from any adjoining property line or interior road.
(4) Staff housing units may include finished basements.
(5) There shall be a maximum of six bedrooms per staff housing unit with
a minimum habitable floor area per dwelling of 120 square feet per
occupant.
(6) Any designated staff housing area shall include a minimum of 50% open space (a minimum of 5,000 square feet per unit of staff housing) for the specifically designated staff housing area of the camp or school. This shall include a minimum of 10,000 square feet of playground for each 25 units of staff housing provided. Such specifically designated staff housing area shall be defined by metes and bounds and neither the staff housing development area nor the associated required open space shall occupy or overlap any other required open space demanded by §
400-22 hereof or any other open space requirement of this Code.
(7) Staff housing approvals shall be subject to obtaining any other local,
county or state approvals required for water, sewer, health facilities
and/or stormwater pollution prevention.
(8) Staff housing shall, with respect to items not already addressed in this §
400-28C comply, to the extent applicable, with development standards of §
400-28A and
B.
(9) The Zoning Map of the Village of Woodridge shall be amended and modified
so that the attached area consisting of a portion of SBL Lot # 115-1-5
shall hereafter be included in the RR-S District in the Village of
Woodridge.
Hotel, motel and resort establishments, where permitted, shall
require special use review by the Planning Board and be subject to
the following standards:
A. A site to be used for a motel, hotel or resort establishment shall
include an office and lobby and may include accessory uses as follows:
restaurants, coffee shops or cafeterias providing food and drink,
amusement and sport facilities such as a swimming pool, children's
playground, tennis or other game sports, and game or recreational
rooms.
B. Lot area shall be a minimum of two acres plus one acre for each 15
rooms beyond the first 20 with not less than 200 feet of frontage
on a Village, town, county, state or federal highway.
C. Points of ingress and egress shall be limited to a total of two or
any street. All off-street parking areas shall be at least 25 feet
from all property lines, and parking areas serving a restaurant, cafeteria
or coffee shop shall be at least 20 feet from all motel dormitory
units.
D. Individual hotel, motel and resort rooms shall not contain kitchen
facilities of any nature, and shall not be used as apartments for
nontransient tenants or other single-room occupancy residential uses.
E. No hotel, motel or resort use shall be permitted which is intended
to accommodate activities of a health care, rehabilitative or medical
nature. Such facilities shall be considered separate uses and limited
to those zoning districts where specifically permitted by listing
on the Schedule of District Regulations.
F. The exterior treatment, including colors, textures and materials,
of all structures within a hotel or motel development shall be muted
and blend into the surrounding landscape or adjacent land uses. Lighting
throughout the area shall not exceed 1.5 footcandles (average reflective
method) at ground level except in the case of recreational facilities,
which may be illuminated in excess of that standard, provided that
opaque screening is utilized to entirely block the reflected glare
of the area from adjacent uses.
G. Public announcement systems connected with these uses shall be operated strictly in accord with the noise standards found in §
400-17 hereof.
The following shall apply to nursery schools and child day-care
centers:
A. A buffer landscape strip shall be required to protect play yards
from dust, dirt and noise as well as to screen and protect adjacent
properties from site-generated noise. The landscaped strip shall be
densely planted in shrubs and trees to create an opaque screen. No
plantings shall cause an interference with required lines of sight
for entry and exit drives.
B. Outdoor play areas shall be provided with a minimum space of 40 square
feet per child. Play areas shall include turf grass areas and space
for play equipment and circulation. Play areas shall not exceed 10%
in slope.
C. Fencing not less than four feet high and not greater than six feet
high shall be required in addition to a landscape strip, unless it
can be demonstrated to the satisfaction of the Planning Board not
to be necessary for the protection of health and safety. Only a day-care
center that is on a local road may apply for the waiver.
D. Such use shall require certification from appropriate state agencies.
The following shall apply to automotive service stations and
auto body shops:
A. Strict compliance with New York State standards shall be required
in the design and construction of devices for storing and handling
gasoline and other products to keep the hazards of fire, explosion
and pollution involving the same to a minimum.
B. The minimum required lot area for such use shall be 15,000 square
feet.
C. There shall be safe and adequate sight distance in each direction
along the highway on which the property has access (no less than 150
feet), and the use of the property shall not otherwise create a traffic
hazard.
D. Pumps and other devices, including all signs, shall be located at
least 20 feet from any street line.
E. All automobile parts, dismantled vehicles and similar articles shall
be stored within a building.
F. The illuminated parts of and lettering which are customarily part
of or affixed to gasoline pumps shall not be deemed signs.
G. No more than five wrecked, partially dismantled or unlicensed vehicles
shall be kept on the premises, and all such vehicles shall be kept
within a building or concealed behind a board fence at least six feet
high which shall be erected and maintained in a manner approved by
the Code Enforcement Officer.
H. No dead storage or parking of vehicles shall be permitted, except
vehicles awaiting immediate service or repair or those vehicles impounded
at the direction of the police.
I. A minimum ten-foot wide landscaped buffer shall be provided on side
and rear yards. The landscaping provisions hereof shall apply.
J. For auto body shops, said shop shall be licensed by the applicable
regulating agency. A copy of said license shall be filed as part of
the special permit application.
Institutional uses are permitted, on both general and specific
bases, as special uses within specified zoning districts (see Schedule
of District Regulations). The Planning Board recognizes the broad range of community
benefits and enrichment contributed by uses of this class. However,
due to the wide range of possible uses and their potential for disruption
of community services and incompatible conditions within established
neighborhoods, the Planning Board reserves the authority to attach
conditions to special use permits for construction or conversion of
existing uses to institutional uses.
A. The Planning Board shall require that the applicant submit a detailed
description of the operation of any proposed such facility, setting
forth fully the extent of public services required in support of such
use, including, but not limited to: maintenance of access from the
nearest state highway or county road; educational services, including
any capital construction; recreation requirements; fire protection
(including evidence of insurability); police services (grounds security,
etc.) and municipal administration. If it shall appear that the proposed
use will create fiscal demands upon the Village in excess of the Village's
financial capacity to absorb such costs or in sharp contrast to the
benefits to Village residents, the Planning Board may require alternative
arrangements for provisions of such services at the applicant's expense
or the payment of reasonable fees in lieu thereof.
B. In the case of institutions that provide accommodations for participants thereof for periods in excess of 24 hours, the Planning Board shall require that records of such participants be maintained in the same manner as set forth in the New York regulations for innkeepers, and such uses shall also meet the standards of §
400-29 hereof.
C. In granting such special use permit, in addition to the conditions
authorized by this section, the Planning Board shall limit the intensity
and use of structures or buildings to the extent that such structures
or buildings are used for conventional uses permitted in the district
where located. Such limitation shall include in detail the scope of
operations submitted by the applicant as may be modified by the Planning
Board in the interest of the public health and safety. All accessory
uses to institutional uses shall comply with the provisions of this
chapter for area, setbacks, access and supplementary regulations.
Junkyards are specifically prohibited in all zoning districts.
[Added 9-17-2007 by L.L.
No. 2-2007]
A. Definition. A "residential land development" is hereby defined as one where multiple sites for single-family and two-family dwellings are created without specific lots for each dwelling structure. This definition does not, for purposes of this §
400-40 include land subdivisions where such lots are created for each dwelling structure.
B. Site plan review requirement. Site plan review hereunder shall be
required for residential land developments. No person shall clear
or grade land, install improvements, build upon or otherwise prepare
land for a residential land development or offer dwellings, dwelling
sites or dwelling interests for sale without first complying with
the regulations of this section.
C. Density. The maximum permitted density (number of dwelling units)
for any new residential land development as a whole shall be determined
as follows:
(1) The following deductions shall be made from the gross acreage of
the tract:
(a)
One hundred percent of all land within public rights-of-way
(including proposed development roads);
(b)
One hundred percent of all land under existing water;
(c)
One hundred percent of any floodway;
(d)
Seventy-five percent of any designated one-hundred-year floodplain
outside the floodway;
(e)
Seventy-five percent of all federal- or state-designated wetlands;
and
(f)
Seventy-five percent of all slopes over 25% in grade.
(2) The net figure obtained after these deductions shall then be divided
by the minimum lot area for the zoning district, provided that, where
the property proposed for residential land development will be served
by municipal sewer and water, the minimum lot area shall be considered
to be 10,000 square feet, regardless of zoning district, provided
the ingress and egress to such development shall not be through any
other residential development. Other development standards shall be
the same as those established for the R-1 Low Density Residential
District with a 60% limit on clearing.
[Amended 5-3-2021 by L.L. No. 1-2021]
D. Development standards and review criteria. The following land development
standards and review criteria shall apply to all residential land
developments in the Village of Woodridge:
(1) Only one- and two-family dwelling structures shall be permitted in a residential land development. Projects involving multifamily dwelling uses shall be processed under the provisions of §
400-22 hereof, Multifamily residential uses, and projects with combinations of single-family, two-family or multifamily dwellings shall be subject to §
400-21 hereof, Planned unit developments.
(2) All dwelling structures in a residential land development shall be
subject to the yard requirements of the zoning district in which they
are located, provided that all dwelling structures shall also be separated
by a distance equal to the district standard for both side yards combined,
regardless of building orientation.
(3) A setback of 150 feet shall apply from all sides of the intersection
of any residential land development access road with a Village, county
or state road. This area shall remain undisturbed except for the access
road (including clear-sight triangle), a single sign identifying the
community and otherwise meeting the standards of this Code, a schoolbus
waiting area (if provided) and a mailbox stop (if provided). All such
improvements within this area shall be fully landscaped to blend in
with the natural environment. The Planning Board may also require
interplantings of wooded areas to further buffer the impact of the
entrance and preserve the essential character of the area.
(4) The landscaping provisions of §
400-18 shall also apply to each dwelling structure proposed as part of a residential land development. Each dwelling structure shall be fully landscaped prior to issuance of a certificate of occupancy or a financial guarantee posted to ensure such landscaping within a period of six months after occupancy. The Planning Board may require additional landscaping as may be necessary to soften the impact of the built environment on the natural environment.
(5) The site plan for any residential land development shall include
designated building envelopes for all structures, which designated
areas should accurately depict the location of such structures and
any future additions that may be anticipated. An additional area shall
be defined around each dwelling structure to encompass those areas
that will serve as yards and not be covered with impervious surfaces.
The site plan shall accurately depict these areas and the restrictions
that shall apply in each, which restrictions shall be incorporated
in deed, condominium, cooperative or rental agreements applicable
to the dwelling structures in question. Coverage with impervious surfaces
shall not exceed 20% of the combined building and yard areas for each
dwelling structure.
(6) All dwelling structures within a residential land development shall
be placed upon concrete wall foundations and differentiated in appearance
by building designs that incorporate recesses or extensions to break
up long stretches of wall. Siding materials shall be limited to vinyl
or traditional wood siding of no more than six inches in width or
stucco. Plywood, T-111, metal and similar materials shall not be used
in conjunction with dwelling structures. The purpose of these restrictions
is to ensure residential land development building designs create
new interest and, thereby, improve community appearance.
(7) No more than 40% of any residential land development tract shall
be cleared. An inventory of all trees of twelve-inch caliper or greater
shall be included in the site plan review application for use by the
Planning Board in determining the limits of clearing and specific
trees to be preserved and removed, as the case may be. The Planning
Board may waive this requirement for those portions of a parcel that
are designated for preservation at the outset.
(8) Stormwater management practices shall be designed and constructed
in accordance with the New York State Stormwater Management Design
Manual and New York Standards and Specifications for Erosion and Sediment
Control, provided that such practices shall maximize the use of natural
stormwater management methods (e.g., grass swales) and minimize the
use of dry above-ground stormwater detention facilities. The stormwater
management plan shall also contain an operation and maintenance plan
and proposed maintenance agreement establishing responsibilities for
the continued operation and maintenance of all common stormwater management
improvements. Post-construction stormwater management practices employed
for any residential land development shall reduce stormwater peak
runoff to less than the preconstruction peak runoff for the one-hundred-year
event.
(9) All roads and other improvements (e.g., sewer and water infrastructure, recreation amenities) within a residential land development shall meet the specifications set forth for new private roads and other improvements under Chapter
350, Subdivision of Land. The installation of such improvements shall also be subject to inspection, at applicant expense, by a Village-appointed professional engineer. Prior to construction of any improvements, the applicant shall deposit in escrow with the Village of Woodridge a sum of money equal to 10% of the total estimated construction cost of such improvements (as shall be estimated by the applicant, reviewed by the Village Engineer and approved by the Village Board) for use in addressing emergency maintenance issues connected with construction. Should such issues arise, the applicant will be directed to immediately address them. Should the applicant fall to promptly remedy the situation after reasonable notice to do so, the Village Board may draw down funds from the escrow account for this purpose and use these funds to do the work itself. Such funds as are not used during construction shall, following final inspection and approval of construction, be returned to the applicant.
(10)
The Village may require or agree to accept fees in lieu of new construction to improve or support existing recreation facilities in conjunction with new residential land developments. All residential land developments shall provide such recreation areas or fees in lieu thereof at the rates specified in §
350-23B(2) of Chapter
350, Subdivision of Land. Such fees shall apply to each individual dwelling unit.
E. Procedures. A residential land development shall be fully subject to the provisions of §§
400-46 through
400-56 hereof, excepting that a preliminary site plan shall be mandatory and a final site plan approval shall only be granted following the installation or financial guarantee of improvements as provided under Chapter
350, Subdivision of Land, which final approval may be granted in phases. No building permits for any dwelling structures shall be issued until such time as all improvements serving such dwelling structures, including but not limited to roads and recreational facilities, have been satisfactorily installed and inspected or a financial guarantee has been issued and approved by the Village Board. A preliminary site plan approval shall expire in five years if such improvements have not been installed or guaranteed.