A.
The arrangement, character, extent, width, grade and location of
all streets shall conform to the Comprehensive Plan and shall be considered
in their relation to existing and planned streets, to topographical
conditions, to public convenience and safety and to the proposed uses
of the land to be served by such streets.
B.
The arrangement of streets in a subdivision shall either:
(1)
Provide for the continuation, if appropriate, of major streets in
the surrounding area; or
(2)
Conform to a plan for the neighborhood approved by the Planning Board
to meet a particular situation where topographical or other conditions
make continuance or conformance to existing streets impracticable.
C.
Minor streets shall be so laid out that their use by through traffic
will be discouraged.
D.
Where a subdivision abuts or contains an existing or proposed arterial
street or railroad, the Planning 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.
Street jogs with center line offsets of less than 150 feet shall
be avoided.
F.
A tangent between reverse curves on arterial and major streets shall
be 100 feet minimum; on minor streets, 50 feet minimum, in length.
G.
Streets shall be laid out so as to intersect as nearly as possible
at right angles and no street shall intersect any other street at
less than 75°.
H.
Street right-of-way widths shall not be less than 60 feet for major
streets and shall not be less than 30 feet for minor residential streets.
I.
Cul-de-sac streets shall not be longer than 500 feet and shall be
provided at the closed end with a turnaround having an outside roadway
diameter of at least 80 feet and a street property line diameter of
at least 120 feet. A wye may be used, provided that a turning area
60 feet wide and 60 feet deep shall be provided. Dead-end streets
shall not be permitted.
J.
No street or highway names shall be used which will duplicate or
be confused with the names of existing streets or highways in the
village or Town. Street names shall be subject to the approval of
the Planning Board.
K.
Street grades shall be not less than 0.5%, nor more than 10%.
A.
Alleys shall be provided in commercial and industrial districts,
except that the Planning Board may waive this requirement where other
definite and assured provision is made for service access, such as
off-street loading, unloading and parking consistent with and adequate
for the uses proposed.
B.
The width of an alley shall be 20 feet.
A.
Adequate easements centered on rear or side lot lines shall be provided
for utilities where necessary. An easement width of 12 feet is desirable.
B.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose.
A.
The lengths, widths and shapes of blocks shall be determined with
due regard to:
(1)
The type of development proposed.
(2)
Zoning requirements as to lot sizes and dimensions.
(3)
Need for convenient access, circulation, control and safety of street
traffic, with particular attention to limitation of the number and
location of points of ingress and egress.
(4)
Limitations and opportunities of topography.
B.
Block lengths shall not exceed 1,200 feet nor be less than 600 feet.
C.
A pedestrian right-of-way, not less than 10 feet wide, shall be provided
where deemed essential by the Planning Board to provide circulation,
or access schools, playgrounds, shopping centers, transportation and
other community facilities.
A.
The lot size, width, depth, shape and orientation and the building
setback lines shall be appropriate for the location of the subdivision
and for the type of development and use contemplated.
B.
No lot shall have less area or width than the minimum requirements
of the zoning regulations applying to the district in which it is
located.
(2)
Residential lots served by public water but not public sewer shall
be not less than 100 feet wide at the building setback line, nor less
than 12,000 square feet in area.
(3)
Residential lots not served by public water nor public sewer shall
be not less than 100 feet wide at the building setback line, nor less
than 15,000 square feet in total area, except where percolation tests,
in the opinion of the Sanitary Inspector, require additional area.
C.
Corner lots for residential use shall have extra width to permit
appropriate building setback from an orientation to both streets.
D.
The subdividing of land shall be such as to provide each lot with
frontage on an improved street.
E.
Every street shown on the plat that is hereafter filed or recorded
in the office of the County Clerk shall be deemed to be a private
street until such time as it has been formally offered for cession
to the public and formally accepted as a public street by resolution
of the Town Board; or alternatively until it has been condemned by
the municipality for use as a public street.
F.
Double frontage and reverse frontage lots should be avoided.
G.
Side lot lines shall be substantially at right angle or radial to
street lines.
H.
Off-street parking space shall be required for all uses. In the case
of dwellings, at least 170 square feet of off-street parking space
per dwelling unit shall be provided back of the building setback line,
plus access drive and maneuvering space.
A.
Where a proposed park, playground, school or other public use shown
in the Comprehensive Plan is located in whole or in part in a subdivision,
such area shall either be dedicated to the proper public agency; or
it shall be reserved for acquisition by such agency within a specified
period by purchase or other means and an agreement shall be entered
into between the subdivider and the public agency regarding the time
and method of acquisition and the cost thereof.
B.
Due regard shall be shown for preservation of outstanding scenic,
cultural or historical areas.
Street layout, block grading and lot grading data shall be shown.
The objective is to establish the street grades, floor elevations
and lot grades in proper relation to each other and to existing topography,
considering property protection, appeal, use and drainage. The developer
shall allow no holes, depressions or other undrained areas to remain.
