The Planning Board, in reviewing an application for approval, shall
be guided by the considerations and standards set forth in this article. The
Planning Board shall take into account the prospective character of the development
and require that improvements be designed to insure the reasonable protection
of the public health, safety, morals and general welfare. In addition, all
improvements shall be in accordance with the Town's construction specifications.
A. Land to be subdivided and developed 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. Proper provisions shall be made for drainage, water supply,
sewage and other needed improvements.
C. All proposed lots shall be so laid out and of such size
as to be in harmony with the development pattern of neighboring properties.
D. A safe and convenient street system, consistent with
the Town's Comprehensive Plan and conforming to the Official Map, if such
exists, shall be created. Streets shall be of such width, grade and location
so as to accommodate the type and volume of traffic that is anticipated, to
facilitate fire protection and to provide fire-fighting equipment with access
to buildings.
E. Provisions shall be made to reserve open spaces for parks
and playgrounds, or to require recreation fees in lieu thereof, in order to
achieve the goals and objectives of the Town's Comprehensive Plan and the
Official Map.
F. Insofar as possible, existing features of the landscape
such as large trees, rock outcrops, water and flood courses, historic components
and other significant assets that would add to the value of the site should
be preserved in the design of the subdivision.
G. The location and installation of sewer, water, gas, electricity,
street lighting and other public facilities shall be coordinated so that they
may be operated and maintained at minimum cost. Installation shall be consistent
with recognized standards including, but not limited to, the Ten States Standards.
H. Cluster development. Pursuant to § 278 of the New York State Town Law, the Planning Board may modify lot size and setback requirements of Chapter
103, Zoning, in order to approve cluster development. Such action may be taken if the Planning Board finds that cluster development would provide the most appropriate use of land, would facilitate the adequate and economical provisions of streets and utilities, would preserve the natural scenic qualities of open lands, and/or would protect adjoining neighborhoods from the potential impact of new development. A cluster development shall not contain a greater number of dwelling units or building lots than would, in the Planning Board's judgment, be permitted if the site were subdivided into lots containing the minimum lot size and density requirements of the zoning law pertaining to the district or districts in which such site is located, and conforming to all other applicable requirements.
Concrete sidewalks shall be installed along at least one side of all
new streets. Sidewalks shall be at least four feet in width.
All subdivisions of land shall result in parcels having at least one
access point to at least one street that can be improved to meet Town standards.
If a tract is subdivided into lots which are more than twice the size
of the minimum lot size required in the zoning district in which the subdivision
is located, the Planning Board may require that streets and lots are laid
out so as to permit future resubdivision in accordance with the requirements
contained in this chapter and the Town's zoning laws.
Standards for the design and construction of nonresidential subdivisions
shall be governed by sound engineering and planning practice. Utilities shall
be sized commensurate with the anticipated demand based upon the full development
of the subdivision.
The subdivider of any property may impose greater restrictions on any
development than those required by the Town's subdivision and zoning regulations.
Such restrictions, if any, shall be indicated on the preliminary and final
subdivision plats.
Permanent street signs shall be installed in accordance with Town specifications.
The subdivider shall erect and pay for all signs erected at each intersection.
The Planning Board may require adequate street-, sidewalk or site lighting
to be installed. Lighting fixtures which are installed within a subdivision
shall be the responsibility of the subdivider. The light system which is established
shall result primarily in the illumination of the streets and sidewalks within
the subdivision. The design of the system shall be reviewed by the appropriate
electric utility.
In every development, provisions shall be made for service from the
private utility supply systems. The wires of all utilities which serve a major
subdivision, including those which are part of the streetlighting system,
shall be underground rather than aboveground on poles, standards or towers.
Underground conduit and cables shall be installed per the regulations of the
Public Service Commission. Underground conduit and cable shall not be less
than two feet below any drainageway. Private underground utilities may be
installed within a ten-foot wide easement outside of the road right-of-way.