In considering applications for subdivision of land, the Planning 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 of Official Map and Master Plan. Subdivisions shall conform
to the Official Map of the Village and shall be in harmony with the
Master Plan, if these exist.
C.
Specifications for required improvements.
(1)
All required improvements shall be constructed or installed to conform
to the Village specifications.
(2)
If the developer plans to construct dwelling units or other structures permitted by Chapter 400, Zoning, a general landscaping plan of the subdivision and a planting schedule shall be indicated. Landscaping shall be in character with that prevailing in the neighborhood. Plans and cross-sections showing the proposed location and type of trees, shrubs and bushes shall be shown on the landscaping plan.
(3)
The location and proposed development of all buffer areas, including
existing vegetative cover, shall be shown. Existing trees over 12
inches in diameter measured at four feet above the ground shall be
preserved to the maximum extent possible.
A.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform with
the Master Plan and highway specifications, if such exist, 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. The arrangement of streets in the subdivision shall
provide for the continuation of principal streets of adjoining subdivisions
and for proper projection of principal streets into adjoining properties
which are not yet subdivided, in order to make possible necessary
fire protection, movements 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 Planning Board, topographic or other conditions make continuance
undesirable or impracticable, the above conditions may be modified.
C.
Minor streets. Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Special treatment along major arterial streets. When a subdivision
abuts or contains an existing or proposed major 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 dead-end 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 dead-end 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.
Subdivisions containing 20 lots or more shall have at least two streets
connecting with existing public streets, or streets shown on the Official
Map, if such exist, or streets on an approved subdivision plat for
which a bond has been filed.
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 Planning 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 four-foot-wide paved footpath
be included.
H.
Intersections with collector or major arterial roads. Minor or secondary
streets opening 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.
A.
Widths of right-of-way. All streets shall have a minimum right-of-way
width of 50 feet. Minimum pavement requirements shall conform to current
Village standards.
B.
Improvements. Streets shall be graded and improved with pavement.
The Planning Board may require curbs and gutters, sidewalks, storm
drainage facilities, water mains, sewers, streetlights and signs,
street trees and fire hydrants. Pedestrian easements shall be improved
as required by the Planning Board. Such grading and improvements shall
be approved as to design and specifications by the Planning Board.
(1)
Fire hydrants. Installation of fire hydrants shall be in conformity
with all requirements of standard thread and nut as specified by the
New York Fire Insurance Rating Organization and the Division of Fire
Safety of the State of New York.
(2)
Streetlighting facilities. Lighting facilities shall be in conformance
with the lighting system of the Village. Such lighting standards and
fixtures shall be installed after approval by the appropriate power
company.
C.
Utilities in streets. The Planning Board shall, wherever possible,
require that underground utilities be placed in the street right-of-way
between the paved roadway and street line to simplify location and
repair of lines then they require attention. The subdivider shall
install underground service connections to the property line of each
lot within the subdivision for such required utilities before the
street is paved.
D.
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 otherwise
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.
E.
Grades. Grades shall conform to Village specifications.
F.
Changes in grade. All changes in grade shall be connected by vertical
curves of such length and radius as meet with the approval of the
Planning Board.
G.
Curve radii at street intersections. All street right-of-way lines
at intersections shall be rounded by curves of at least 20 feet in
radius, and curbs shall be adjusted accordingly.
H.
Steep grades and curves; visibility of intersections. A combination
of steep grades and curves shall be avoided. Village Highway Specifications
for Line and Grade (Roman Numeral II) must be followed. In all cases,
if directed, ground shall be excavated to achieve visibility.
I.
Dead-end streets (culs-de-sac). Dead-end streets shall end in a cul-de-sac
with a minimum outside surfaced diameter of 100 feet and a maximum
unpaved sixty-foot inside diameter with approved internal drainage
and a minimum right-of-way diameter of 120 feet.
J.
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 Planning 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 Planning Board, and in no case less
than 20 feet in width.
K.
Curve radii. In general, street lines within a block deflecting from
each other at any one point by more than 10° shall be connected
with a curve, the radius of which for the center line of the street
shall not be less than 400 feet on major streets, 200 feet on collector
streets and 100 feet on minor streets.
L.
Service streets or loading space in commercial development. Paved
rear service streets of not less than 20 feet in width, or in lieu
thereof, adequate off-street loading space, suitably surfaced, shall
be provided in connection with lots designed for commercial use.
M.
Free flow of circular 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 Planning 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.
A.
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Planning Board. In general, streets
shall have names and not numbers or letters.
B.
Names to be substantially different. Proposed street names shall
be substantially different so as not to be confused in sound or spelling
with present names, except that streets that 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.
A.
Lots to be buildable. The lot arrangement shall be such that in constructing a building in compliance with Chapter 400, Zoning, there will be no foreseeable difficulties for reasons of topography or other natural conditions. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear.
B.
Side lines. All 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 create a better street or lot plan.
C.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each street and provide
a desirable building site.
D.
Drive access. Driveway access and grades shall conform to specifications
of the Village driveway ordinance, if one exists. Driveway grades
between the street and the setback line shall not exceed 10%, [a ten-foot
rise over 100 feet].
E.
Access from private streets. Access from private streets shall be
deemed acceptable only if such streets are designed and improved in
accordance with these regulations. Private preexisting nonconforming
rights-of-way are exempt from width standards. Such rights-of-way
must comply only with those standards the Planning Board deems necessary.
F.
Monuments and lot corner markers. Permanent monuments meeting specifications
approved by the Planning Board 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 Planning Board may require, and their location
shall be shown on the subdivision plat.
G.
Clearcutting. If the developer plans to construct dwelling units or other structures permitted by Chapter 400, Zoning, he or she shall maintain the natural cover to control stormwater runoff, limit flooding, protect groundwater supplies and provide erosion control. Clearing for building purposes shall be limited to 20% of the lot area with reduction to 10% for slopes over 15% in grade.
H.
Landscaping.
(1)
If the developer plans to construct dwelling units or other structures permitted by Chapter 400, Zoning, a general landscaping plan of the subdivision and a planting schedule shall be indicated. Landscaping shall be in character with that prevailing in the neighborhood. Plans and cross-sections showing the proposed location and type of trees, shrubs and bushes shall be shown on the landscaping plan.
(2)
The location and proposed development of all buffer areas, including
existing vegetative cover, shall be shown. Existing trees over 12
inches in diameter measured at four feet above the ground shall be
preserved to the maximum extent possible.
A.
Removal of spring and surface water. The subdivider may be required
by the Planning Board to carry away by pipe or open ditch any spring
or surface water that may exist either previous to or as result of
the subdivision. Such drainage facilities shall be located in the
street right-of-way where feasible, or in perpetual unobstructed easements
of appropriate width.
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 400, Zoning, in the watershed.
C.
Responsibility from 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; this study
shall be reviewed by the Village Engineer. Where 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 Planning Board shall notify the Village Board of such potential
condition. In such case, the Planning 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 Planning Board to be uninhabitable 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 Planning Board to remedy said hazardous
conditions.
A.
Recreation areas shown on Village plan. Where a proposed park, playground or open space shown on the Village Plan is located in whole or in part in a subdivision, the Board shall require that such area or areas be shown on the plat in accordance with the requirements specified in Subsection B below. Such area or areas may be dedicated to the Village or county by the subdivider if the Village Board approves such dedication.
B.
Parks and playgrounds not shown on Village plan.
(1)
The Planning Board may require that the plat show sites of a character,
extent and location suitable for the development of a park, playground
or other recreation purpose. The Planning Board may require that the
developer satisfactorily grade any such recreation areas shown on
the plat.
(2)
The Board may require that not less than three acres of recreation
space be provided per 100 dwelling units shown on the plat. However,
in no case shall the amount be more than 10% of the total area of
the subdivision. Such area or areas may be dedicated to the Village
by the subdivider if the Village Board approves such dedication. Appropriate
legal measures should be taken to assure that such land can never
be developed for other than recreational purposes.
All subdivisions are required to connect to the Village water
system prior to receiving final subdivision approval.
All subdivisions are required to connect to the Village sewer
system prior to receiving final subdivision approval.
