The Planning Board, in considering an application for the subdivision of land, shall be guided by, but shall not be bound by, the following considerations and standards, upon which the Planning Board shall be the determining agent. In general, these standards shall be deemed to be the minimum requirements for the convenience, health, safety and welfare of the Town and shall be waived by the Planning Board only under circumstances set forth in Article I, § 180-9, herein.
A.
Conformance with applicable rules and regulations. In addition to
the requirements established herein, all subdivision plats shall comply
with the following laws, rules and regulations.
(1)
All applicable statutory provisions.
(2)
All local government laws, ordinances, rules, regulations and orders
as applicable in the Town.
(3)
Town Comprehensive Plan, Official Map, Public Utilities Plan, and
Capital Improvement Plan, as they may exist.
(4)
The rules and regulations of the New York State Department of Health,
Department of Environmental Conservation and other appropriate agencies
as may be applicable.
(5)
The rules of the New York State Department of Transportation, if
the subdivision abuts a state highway or connecting road.
(6)
All required improvements shall be constructed or installed to the
Town's specifications.
B.
Self-imposed restrictions. The applicant may place restrictions on
any of the land contained within the subdivision which are greater
than those required by the Planning Board and these regulations. Such
restrictions shall be indicated on the final subdivision plat.
C.
Plats straddling municipal boundaries.
(1)
In general, a lot as permitted by these regulations shall not be
divided by a municipal boundary. Where this is necessary, the Planning
Board may require suitable legal agreements to assure that the portions
of the lot will not be separated in the future and the portion(s)
of the lot in the adjoining municipality will not be used for any
purpose that would make it nonconforming if the entire lot were located
within the Town. Whenever a subdivision includes land in two or more
municipalities, the location of the municipal boundary line shall
be shown on the plat.
(2)
Whenever access to a proposed subdivision can be obtained only across
land in another municipality, the applicant shall furnish proof, satisfactory
to the Planning Board, that such access has been legally established
and that such access has been adequately improved or that a performance
bond has been duly executed and is sufficient in amount to assure
the adequate construction of the access road. However, the Planning
Board may condition its approval of those parts of a subdivision which
have access only across land in another municipality, by providing
that no building permit shall be issued on lots within the Town until
such access to them has been properly established.
(3)
Approval by the Planning Board shall be granted only for that portion
of the subdivision lying within the Town, and such approval shall
be contingent upon notification and/or approval by the Planning Board
having jurisdiction over that portion within the adjacent municipality.
D.
Monuments.
(1)
Permanent monuments, to the minimum standard of 1/2 inch steel rod,
shall be required wherever deemed necessary by the Planning Board
to enable all lines to be reproduced on the ground.
(2)
In general, monuments shall be located no more than 500 feet apart
on road lines and are required at all lot corners or at points of
curvature or tangency on curved roads, and spaced to be within sight
of one another along lines entirely within the road right-of-way.
(3)
Monuments shall be set vertically in solid ground at a height approved
by the Planning Board with accurate reference to a permanently identifiable
fixed point and shall meet or exceed the construction requirements
specified in Town construction codes and specifications.
E.
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 natural hazard. Land subject
to such hazards shall not be subdivided nor developed for residential
purposes, nor for such other uses as may increase danger to health,
life or property, or aggravate a flood hazard. Such land may be set
aside for uses as shall not involve such danger nor produce unsatisfactory
living conditions.
F.
Reservations and easements. All reservations and easements shall
be clearly indicated on the final subdivision plat, along with appropriate
notations indicating the rights which exist with respect to each such
reservation and/or easement title, if vested in interests other than
the developer, and shall be clearly indicated on all reservations
for park and playground purposes.
G.
Subdivision name. The proposed name of the subdivision shall not
duplicate, or too closely approximate phonetically, the name of any
other subdivision in the area covered by these regulations.
A.
Lots to be buildable. The lot size, width, depth, shape and arrangement shall be such that there will be no foreseeable difficulty for reasons of topography or other natural conditions in securing building permits to build on all lots in compliance with these regulations; the New York State Health Department; the New York City Department of Environmental Protection, Bureau of Water Supply; Town Law § 280-a; and Chapter 200, Zoning, as it may exist.
B.
Side lines. Side lines of lots shall generally be at right angles
to straight road lines and radial to curved road lines, unless a variance
from this rule will give a better road or lot arrangement.
C.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each road and to
provide a desirable building site.
D.
Double frontage lots. Lots fronting on two roads, other than corner
lots, shall be avoided except where deemed essential by the Planning
Board in order to provide separation of residential development from
major or collector roads, or to overcome problems of topography or
orientation. The Planning Board may require greater lot depth, access
limitations and/or buffer landscaping for such double frontage lots
where the Board determines that such measures would be appropriate.
The Planning Board shall determine the front lot line.
E.
Lot dimensions. Lots shall be of sufficient size to accommodate buildings
and individual sanitary sewage disposal systems designed in accordance
with minimum specifications of any applicable state, county, Town
or New York City agencies having jurisdiction.
F.
Driveways. For driveways with steep grades (any portion of a driveway
with grade of 12% or more), the Planning Board may require one or
more off-road parking spaces at the base of the driveway to facilitate
parking in inclement weather. Driveway access shall conform to the
standards of the Town, County and State Highway Departments.
G.
Access from private roads. The area proposed to be subdivided and
all proposed lots shall have frontage on and direct access to a public
road or private road which conforms to Town Law and construction specifications
as prescribed in this regulation. Such required improvements to a
private road shall be a condition of subdivision approval.
H.
Debris and waste. Cut trees, timber, debris, junk, rubbish or other
waste materials shall not be buried within the proposed right-of-way.
All debris and waste material shall be disposed of in a manner approved
by the Road Review Committee.
I.
Soil preservation.
(1)
Soil preservation and final grading. Land to be subdivided shall
be designed in reasonable conformity to existing topography in order
to minimize grading, cut and fill, to retain the natural contours,
to limit stormwater runoff, and to conserve the natural vegetative
cover and soil. No topsoil or excavated material shall be removed
from its natural positions except where necessary to the improvement
of lots and the construction of roads and related facilities in accordance
with the approved plan. Topsoil shall be restored to its original
depth and properly seeded and fertilized in those disturbed areas
not occupied by buildings or structures.
(2)
Lot drainage. Lots shall be laid out so as to provide positive drainage
away from all buildings, and individual lot drainage shall be coordinated
with the general storm drainage pattern for the area. Drainage shall
be designed so as to avoid concentration of storm drainage water from
each lot to adjacent lots.
J.
Other improvements. The Planning Board may require the following
improvements: sidewalks, curbs, gutters, road lighting, road signs,
road trees, school bus pickup areas, water mains, sanitary sewers,
storm drains, fire hydrants or other utilities. The Planning Board
may require such improvements as it considers necessary in the interest
of the public health, safety and welfare.
K.
Performance bond to include lot improvement.
(1)
The performance bond shall include an amount to guarantee completion of all requirements contained in Article IV of these regulations, including, but not limited to, soil preservation, final grading, lot drainage, seeding, removal of debris and waste, and all other lot improvements required by the Planning Board.
(2)
Whether or not a certificate of occupancy has been issued, prior
to the expiration of the performance bond, the local government may
enforce the provisions of the bond where the provisions of this section
or any other applicable law, ordinance, or regulation have not been
complied with.
L.
Each lot must have usable frontage to allow for access from the main
road. There must be at least one site where a driveway can be placed
which can give access to the lot for emergency vehicles.
A.
Road layout.
(1)
Location, width, and construction. Roads shall be of sufficient width,
suitably located and adequately constructed to conform with the Town's
Master Plan and to accommodate the prospective traffic and to afford
satisfactory access to police, firefighting, snow removal and other
road maintenance equipment. The arrangement of roads shall be such
as to cause no undue hardship to adjoining properties and shall be
coordinated so as to compose a convenient system.
(2)
Continuation of roads into adjacent properties arrangement. The arrangement
of roads shall provide for their continuation between adjacent properties
where such continuation is determined necessary for proper traffic
movement, effective fire protection, efficient provision of utilities,
and/or where such continuation is in accordance with a proposal shown
in the Town Comprehensive Plan. Alternatively, if a road continuation
is not determined to be warranted by the circumstances, or would result
in unsafe traffic conditions or otherwise jeopardize the public safety
and welfare, the Planning Board may require such road to be terminated
short of the boundary lines of the subdivision.
(3)
Special treatment along major roads. When a subdivision abuts or
contains an existing or proposed major road, the Board may require
the development of marginal access roads.
(4)
Provision for future resubdivision. Where a tract is subdivided into
lots, the size of which may lend themselves to future resubdivision,
the Planning Board may require that roads and lots be laid out so
as to permit future resubdivision in accordance with the requirements
contained in these regulations.
(5)
Dead-end roads. The creation of a dead-end road or cul-de-sac will
be encouraged by the Planning Board whenever it finds that such type
of arrangement will not interfere with normal traffic circulation
in the area. The Planning Board may require, where needed or desirable,
the reservation of a twenty-foot-wide easement to the subdivision
boundary to provide for the continuation of pedestrian traffic, utilities,
and/or drainage facilities to the next road. The entrance at a dead-end
road shall bear a "dead end" sign.
(6)
Intersections with collector or major road. Minor or secondary road
openings into such roads shall, in general, be at least 500 feet apart.
(7)
Offset intersection. Offset intersections with line offsets of less
than 125 feet shall be avoided.
(8)
Angle of intersection. In general, all roads shall join each other
so that for a distance of at least 60 feet the road is approximately
at right angles to the road it joins. No road shall intersect with
another at an angle of less than 80°, except a minimum of 60°
as allowed by the Planning Board after review. Provision shall be
made for adequate grading, sight lines and width of road mouth.
(9)
Relation to topography. The road plan of a proposed subdivision shall
bear a logical relationship to the topography of the property, and
all roads should be arranged so as to obtain as many of the building
sites as possible at or above the grade of the roads. Grades of roads
should conform as closely as possible to the original topography.
In addition, a combination of steep grades and curves shall be avoided.
(10)
Road names. All road names shown on the preliminary plat and
final plat shall be approved by the Planning Board. Proposed road
names shall be substantially different in sound and spelling from
present names in the Town so as not to cause confusion. A road which
is a continuation of an existing road shall bear the same name.
B.
Road design standards.
(1)
General. In order to provide for roads of suitable location, width
and improvement to accommodate prospective traffic and afford satisfactory
access to police, emergency vehicles, firefighting, snow removal,
sanitation and road maintenance equipment and school buses, the following
design standards are hereby required. All roadway and related construction,
whether to be offered for dedication or not, shall be the responsibility
of the applicant unless otherwise indicated, and shall be in accord
with the standards of this section, summary charts A and B as found
in the Appendix of these regulations[1] and other relevant road standards developed by the Town
of Walton.
[1]
Editor's Note: Charts A and B are included as attachments to this chapter.
(2)
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
Road Review Committee so that clear visibility shall be provided for
safe distance. A combination of steep grades and curves shall be avoided.
(3)
Watercourses and bridges. Where a watercourse separates a proposed
or existing road from abutting property, provision shall be made for
access to all lots by means of culverts or other structures of design
approved by the Road Review Committee.
(4)
Slope easements. Where steep slopes beyond the road right-of-way
may require maintenance, an easement may be required for such purpose.
Where the embankment slope is located on private land outside the
subdivision, such easement shall be permitted only where the appropriate
rights have been secured in a form satisfactory to the Town Attorney
and suitable for recording in the office of the County Clerk.
(5)
Visibility of intersections. 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 road with an existing
road) which is shown shaded on Sketch A shall be cleared of all growth
(except isolated trees) and obstructions above the level three feet
higher than the center line of the road. If directed, ground shall
be excavated to achieve visibility. An easement for the enforcement
of this provision shall be granted to the owner of the road and notation
to this effect made on the final plat.
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(6)
Road lighting standards. Where required by the Planning Board, road
lighting of a design and location approved by the appropriate utility
company and the Planning Board shall be provided and installed by
the applicant.
(7)
Road signs. Road signs, of the type approved by the Road Review Committee,
including highway warning and directional signs, shall be provided
by the applicant and placed at all locations within the road right-of-way
and in locations approved by the Road Review Committee.
C.
Commercial roads.
(1)
Service roads or loading space in commercial development. Paved rear
service roads of not less than 20 feet in width or, in lieu thereof,
adequate off-road loading space, suitably surfaced, shall be provided
in connection with lots designed for commercial use.
(2)
Free flow of vehicular traffic abutting commercial developments.
In front of areas designed for commercial use, or where commercial
use is contemplated, the road 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 traffic without interference by parked or parking
vehicles, and to provide adequate and safe parking space for such
commercial or business district.
D.
Road dedications and reservations.
(1)
New perimeter roads. Road systems in new subdivisions shall be laid
out so as to eliminate or avoid new perimeter half roads. The Planning
Board may authorize a new perimeter road where the applicant improves
and dedicates the entire required road right-of-way width within the
subdivision.
(2)
Widening and realignment of existing roads. Where a subdivision borders
on an existing road which is narrower than the recommended right-of-way
width as specified for such roads in these regulations, or where a
subdivision borders an existing road planned for widening or realignment
in such a way as to require the use of some land in the subdivision,
the Planning Board may require the subdivision plat to show such areas
which shall be marked "reserved for road realignment (or widening)
purposes." Land reserved for such purposes may not be counted in satisfying
yard or lot area requirements.
(3)
School bus pickup areas. Where a subdivision contains or abuts a major or collector road, the Planning Board may require that the applicant reserve, clear, grade, pave or otherwise improve an area of such size and location as will provide a safe and suitable place for use by children awaiting school buses. Such area shall be included within the boundaries of the proposed subdivision except that it shall be outside the existing and proposed road right-of-way. Such an area shall be attached to the road right-of-way and shall be maintained subject to the maintenance agreement required by § 180-24B. The layout and design shall be subject to Planning Board approval.
The Planning Board may require that the applicant make adequate
provision for stormwater or floodwater runoff channels or basins.
The stormwater drainage system shall be separate and independent of
any sanitary sewer system.
A.
Removal of springwater and surface water. The applicant may be required
by the Planning Board to carry away by pipe or open ditch any springwater
or surface water that may exist either previous to, or as a result
of, the subdivision. Such drainage facilities shall be located in
the road right-of-way where feasible, or in perpetual unobstructed
easements of appropriate width, and shall be constructed in accordance
with the Town construction standards and specifications.
B.
Accommodation of upstream drainage areas. Drainage facilities shall
in each case be large enough to accommodate potential runoff from
their entire upstream drainage area, whether inside or outside the
subdivision, based on a fifty-year storm and assuming conditions of
maximum potential development within the watershed. The applicant
shall be responsible for submitting such computations to the Planning
Board in sufficient detail to make possible the ready determination
of the adequacy of the proposed drainage installations. Concentrated
drainage from lots onto the road right-of-way shall not be permitted.
C.
Effect on downstream drainage area. The Planning Board may also require
a study of the effects of the subdivision on existing downstream drainage
facilities. Where it is anticipated that the additional runoff incident
to the development of the subdivision will overload an existing downstream
drainage facility, the Planning Board shall notify the owner of such
downstream facility and the Town Board of such potential condition
and may withhold approval of the subdivision until provision has been
made for the correction of said potential condition.
D.
Wetlands. Areas shown on DEC maps as official freshwater wetlands
shall be regulated according to the provisions contained in Article
24 of the New York State Environmental Conservation Law, including
subsequent amendments, which is adopted herein by reference.
E.
Floodplain areas. Floodplain areas shall be those defined on the
Official HUD Flood Hazard Maps. These flood areas shall be preserved
from any and all destruction or damage resulting from clearing, grading
or dumping of earth, waste material or stumps.
F.
Drainage easements.
(1)
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 to the lines of such watercourse,
and of such width and construction as will be adequate for the purpose
as required by the Road Review Committee, and in no case less than
20 feet in width.
(2)
Where topography or other conditions are such as to make impractical
the inclusion of drainage facilities within the road right-of-way,
perpetual unobstructed easements shall be provided for such across
properties outside the road lines and with satisfactory access to
the road.
(3)
Drainage easements shall extend from the road to the watercourse
or other drainage facilities and shall convey to the holder of fee
title of the road the perpetual right to discharge stormwater runoff
from the road and the surrounding area onto and over the affected
premises by means of pipes, culverts, or ditches, or a combination
thereof, together with the right to enter said premises for the purpose
of making such installations and doing such maintenance work as the
holder of such fee title may deem necessary to adequately drain the
road and the surrounding area. When a proposed drainage system will
carry water across private land outside the subdivision, appropriate
drainage rights must be secured in a form satisfactory to the Town
Attorney and suitable for recording in the office of the County Clerk.
(4)
A note to this effect shall be shown on the final plat.
A.
General requirements. Where a public water system is not available,
the Planning Board may require the use of individual wells or a central
water system, provided that an adequate supply of potable water will
be available to every lot in the subdivision.
B.
Wells and central water systems.
(1)
If the proposed subdivision is able to hook into an existing municipal
water system, the Planning Board may consider the integration into
the existing system in conformance with the water system regulations.
The Planning Board requires that, if such municipal water system is
available within a reasonable distance, such municipal system shall
be considered by the developer as a possible alternative.
C.
Water mains, fire hydrants and fire ponds.
(1)
Where required by the Planning Board, the applicant shall install
water mains and fire hydrants of the type and in a manner prescribed
by the regulations of the appropriate water or fire district or other
municipal agency having jurisdiction. Where the installation of water
mains and fire hydrants is not immediately required, the Planning
Board may require the installation of dry hydrants where it is determined
that such hydrants are desirable and a satisfactory source of water
supply can be made available in a reasonable future period of time.
(2)
In situations determined appropriate by the Planning Board, it may
require the construction or enlargement of a pond or other water body
for the purpose of providing such a water supply.
A.
Community systems.
(1)
If the proposed subdivision is able to hook into an existing municipal
sewer system, the Planning Board may consider the integration into
the existing system in conformance with the sewer system regulations.
The Planning Board requires that, if such municipal sewer system is
available within a reasonable distance, such municipal system shall
be considered by the developer as a possible alternative.
(2)
If the applicant is proposing to install a community sanitary sewer
facility, he shall install it in a manner prescribed by the Town of
Walton instituted sewer district, and in accordance with the regulations
of the New York State Health Department and New York City Board of
Water Supply.
B.
Individual systems. All lots shall be of sufficient size, width and
depth to ensure that an individual on-site sewage disposal system
may be installed in compliance with New York State Department of Health
standards. Deep test pits and percolation tests may be required on
any or all parcels. These tests must be performed by either a licensed
engineer or a soil scientist.
A.
General. The Planning Board may require sidewalks or walkways as
it deems necessary to provide for the safety of pedestrians. The construction
of a walkway or sidewalk shall be of suitable materials approved by
the Road Review Committee.
B.
Easements for pedestrian access. The Planning Board may require,
in order to facilitate pedestrian access from roads to schools, parks,
public areas, and roads to neighboring areas, the reservation of perpetual
unobstructed easements for such purposes.
A.
General. All utility lines and related equipment for providing electric
power and communication services shall be installed in the manner
prescribed by the regulations of the utility company having jurisdiction.
All utilities shall be shown on the construction drawings.
B.
Fire alarm signal devices. Where required by the Planning Board,
the applicant shall install fire alarm signal devices, including necessary
ducts, cables and other connecting facilities, of a type and in a
manner and location prescribed by the appropriate fire district or
other municipal agency having jurisdiction.
C.
Easements. Where topography or other conditions are such as to make
impractical the inclusion of utilities within road rights-of-way,
perpetual unobstructed easement shall be provided for such utilities
across properties outside the road lines and with satisfactory access
to the road.
A.
General. The applicant, for approval of the subdivision, shall cause
to be prepared and shall file with the application a plan showing
that a development meeting all the above described standards, as well
as other Town applicable development standards and requirements, is
feasible on each of the lots in the proposed subdivision. The Planning
Board shall approve such a plan, and the approved plan shall be filed
in the records of the Planning Board with the approved subdivision
plat.
B.
Standards.
(1)
Vehicular access. Each lot shall have adequate width of space between
the road frontage giving it vehicular access and the portion or portions
of the lot where parking and loading areas can be located, allowing
for the location of a building or buildings on the lot. Such width
of access to such parking and loading areas shall be adequate for
two directions of vehicular travel, unless a one-way traffic flow
is to be planned, in which case a notation to that effect shall be
placed on the subdivision plat in a form satisfactory to the Planning
Board and Town Attorney.
(2)
Traffic flow. Areas planned for off-road parking and loading on adjoining
lots in the subdivision shall be so located that movement of traffic
between adjoining lots will be possible, thereby minimizing the number
of necessary vehicular entrances and exits crossing the road sidewalk
in the subdivision, increasing safety to pedestrians on the sidewalk,
and increasing convenience to those using the lots in the business
or industrial buildings in the subdivision. An easement or easements,
in form satisfactory to the Town Attorney, permitting such flow of
traffic between parking areas on adjoining lots shall be indicated
on the plat.
(3)
Sidewalks. Sidewalks, if deemed necessary and required, shall be
at least four feet in width, with a tree planting area of at least
six feet in width along the road curb.
(4)
Buffer planting areas. An area at least 10 feet in width, or more
if required by the Planning Board as part of a development plan, shall
be reserved along all boundaries of a lot adjoining residential areas.
Where this part of the lot is on a slope, the buffer area shall be
located at the top of each slope and shall be reasonably level to
accommodate the buffer planting.
(5)
Parking requirements. The Planning Board may require that paved off-road
parking areas be provided for each dwelling and/or commercial unit
in the subdivision to meet the needs of the occupants and their guests
without interference with normal traffic.
A.
Preservation of natural features. Existing natural features which
are of ecological, aesthetic or scenic value to residential development
or to the Town as a whole, such as wetlands, watercourses, water bodies,
rock formations, stands of trees, historic spots, views and vistas,
man-made features indigenous to the area, such as stone walls and
similar irreplaceable assets, shall be preserved, insofar as possible,
through harmonious design of the subdivision and, where appropriate,
the Planning Board may require the inclusion of such features in permanent
reservations.
(1)
Trees.
(a)
A conscious effort shall be made to preserve all worthwhile
trees and shrubs which exist on the site. On individual lots or parcels,
care shall be taken to preserve selected trees to enhance the landscape
treatment of the development.
(b)
The Planning Board may require the planting of road trees in
subdivisions which are lacking in trees or in which a substantial
loss of trees will occur in the process of road construction. Such
trees shall be of a hardwood variety indigenous to the neighborhood,
and shall be at least two inches caliper at a height of six inches
above ground planting level. Where they are required by the Planning
Board, such trees shall be planted along both sides of the road, within
the road right-of-way, and spaced approximately 60 feet on center.
(2)
Soil. Natural fertility of the soil shall be preserved by disturbing
it as little as possible.
B.
Flood areas. Land subject to regular flooding shall not be subdivided
if such subdivision would increase the flood danger to the property
or to other upstream or downstream properties. The provisions of this
section shall apply to all land falling within the 100-year flood
area (Zone A) as located on the Flood Insurance Rate Maps of the Federal
Emergency Management Agency.
C.
Steep slopes. Development of steep slope (over 15%) sites will be
acceptable if erosion and sedimentation control measures are incorporated
into the design, construction, and operation of the development according
to standards set by the Natural Resources Conservation Service.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Sediment control. The applicant shall provide effective sediment
control measures for planning and construction of subdivisions. Use
of the following technical principles shall be applied as deemed appropriate
by the County Soil and Water Conservation District.
(1)
The smallest practical area of land shall be exposed at any one time
during the development.
(2)
When land is exposed during development, the exposure shall be kept
to the shortest practical period of time.
(3)
Temporary vegetation and/or emulsion shall be used to protect critical
areas exposed during development.
(4)
Sediment basins and debris basins (silting basins or silt trips)
shall be installed and maintained to remove sediment from runoff waters
on land undergoing development.
(5)
Provision shall be made to effectively accommodate the increased
runoff caused by changing soils and surface conditions during and
after development.
(6)
Permanent final vegetation and structures should be installed as
soon as practical in the development.
(7)
The development plan should be fitted to the type of topography and
soils so as to create the least erosion potential.
(8)
Wherever feasible, natural vegetation should be retained and protected.
E.
Performance standards. The interpretation and regulations of this
subdivision regulation will be guided by the following performance
criteria:
(1)
Will not result in undue water or air pollution.
(2)
Has sufficient water available for the reasonable foreseeable needs
of the subdivision or development.
(3)
Will not cause unreasonable burden on an existing water supply, if
one is to be utilized.
(4)
Will not cause unreasonable soil erosion or reduction in the capacity
of the land to hold water so that a dangerous or unhealthy condition
may result.
(5)
Will not cause unreasonable highway congestion or unsafe condition
with respect to use of the highway, existing or proposed.
