In considering applications for the subdivision of land, the Planning Board shall be guided by the following standards, which standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in §
A348-19.
A. The property shall be such that it can safely be used
for the building purposes contemplated by the plan without danger
to health or peril from fire, flood or other menace, taking into consideration
its location, elevation, grade and drainage.
B. Parks shall be provided in accordance with §
A348-13, and shall be of reasonable size for neighborhood playgrounds or other recreation uses.
C. The streets shall be of sufficient width and suitable
grade and shall be suitably located to accommodate the prospective
traffic, to facilitate fire protection and to provide access to fire-fighting
equipment to buildings and shall be coordinated so as to form a convenient
system conforming to the Official Map; intersections with or extensions
of existing streets shall be so located as not to create traffic hazards
or congestion; and the arrangement of streets shall be properly related
to any Master Plan theretofore adopted by the Planning Board.
D. Monuments, curbs, gutters, water mains, sanitary sewers,
storm drains, street and other paving, streetlights and other improvements,
including, if required by the Planning Board, sidewalks and street
trees, fire hydrants, fire alarms and fire alarm cables, shall be
installed, all in accordance with these regulations and standards
and with specifications and procedures acceptable to the appropriate
departments of the village.
E. Storm drainage.
(1) A storm drainage system shall be provided adequate
to dispose of all stormwater from the property and to protect other
property owners from any damage from such stormwater and so designed
as not to cause silting or clogging of existing village storm drains.
If the installation and use of the storm drainage system, alone or
in conjunction with other prospective subdivisions of the area, will,
in the opinion of the Village Engineer, overload the existing village
storm drainage system serving the area, the subdivider shall furnish
a deposit or suitable bond or guaranty in an amount estimated by the
Planning Board to be sufficient to pay the share attributable to the
subdivision of the cost of providing adequate additional storm drainage
capacity in the village system. For purposes of determining the effect
of the storm drainage system on the village system, the volume of
stormwater shall be estimated on the basis of at least the maximum
stormwater concentration in the area that can be anticipated from
a ten-year storm following development of the area as proposed by
the subdivider.
(2) The Type III distribution, one-hundred-year storm
event will be used to design stormwater management controls for all
projects within the Beaver Swamp Brook - Brentwood Brook Watershed,
as designated on the Village Map. Future discharge rates for projects
so located will not exceed the existing values for each of the two-,
ten-, twenty-five-, fifty- and one-hundred-year storm events, unless
specified by the Village Engineer after consultation with the Westchester
County Soil and Water Conservation District
[Added 9-25-1986, approved 10-9-1986]
F. Adequate systems of water and sanitary sewer mains
shall be provided, connecting with existing village mains capable
of serving such systems.
G. The proposed development shall be consistent with
the public health, safety and general welfare, the comfort and convenience
of the public and the provisions, general purposes and intent of the
Zoning Ordinance.
H. By Local Law No. 7-2008, the Village of Mamaroneck
has adopted the Westchester County Greenway Compact Plan, as amended
from time to time, as a statement of policies, principles, and guides
to supplement other established land use policies in the Village.
In its discretionary actions under this chapter, the reviewing agency
should take into consideration said statement of policies, principles
and guides, as appropriate.
[Amended 7-14-2008 by L.L. No. 7-2008,
effective 9-12-2008]
I. The subdivision must be designed in a manner that avoids the removal
of trees that do not have to be removed to facilitate the permissible
development of the property.
[Added 10-12-2021 by L.L.
No. 5-2021, effective 10-18-2021]
[Amended 7-9-2007 by L.L. No. 8-2007,
effective 7-20-2007]
A. Where a proposed park, playground, school or other
public use shown on the Master Plan, if such exists, is located, in
whole or in part, in a subdivision, the Planning Board may request
the dedication or reservation of all or part of such area within the
subdivision.
B. Reservation of parkland.
(1) Findings.
(a)
The provision of adequate park and recreational
facilities for both active and passive recreational pursuits by existing
and future residents of the Village is necessary and appropriate to
their health, safety and well-being.
(b)
New residential development will create an additional
demand for both active and passive recreational facilities and areas
and new facilities and areas will need to be established to meet the
needs of residents occupying dwelling units that will be built after
enactment hereof.
(c)
It is fair and appropriate that the new demand
be borne substantially or entirely by developers of new residential
properties.
(2) Dedication and reservation of parks and open space.
In order to meet the new demand on recreational facilities, land suitable
for recreational and park use by the residents of the Village of Mamaroneck,
or payment in lieu thereof if the Planning Board finds that no suitable
parkland exists as part of the subdivision, shall be required for
each new dwelling unit constructed.
(3)
Any monies required by the Planning Board in lieu of land for park, playground or other recreational purposes, pursuant to the provisions of this section, shall be deposited in a Village trust fund to be used by the Village exclusively for park, playground or other recreational purposes, including the acquisition of property. Such payment shall be a condition of subdivision approval and shall be assessed in accordance with the subdivision recreation fee schedule established under Chapter
A347, Fees, in the Village Code; except that with respect to fair and affordable residence uses and fair and deeply affordable residence uses under Article
XV of Chapter
342, the payment will be as modified by §
342-103D. No subdivision plat shall be signed by the Village until such payment has been received by the Village and receipt therefor provided to the Planning Board.
[Amended 10-26-2020 by L.L. No. 4-2020, effective 11-10-2020]
(4) Notwithstanding the foregoing provisions, if the land
included in a subdivision approval under review is a portion of the
subdivision plat which has been reviewed and approved pursuant to
§§ 7-728 and 7-730 of the Village Law, the Planning
Board shall credit the applicant with any land set aside or money
donated in lieu thereof under such subdivision approval. In the event
of resubdivision of such plat, nothing shall preclude the additional
reservation of parkland or money donated in lieu thereof.
[Amended 10-24-2005 by L.L. No. 5-2005]
A. Right-of-way standards. In the interests of preserving
adequate and safe access for both pedestrian and vehicular traffic,
the right-of-way shall be of a width of at least as great as that
of existing rights-of-way of which it is an extension, but in no case
less than 50 feet.
[Amended 4-23-2007 by L.L. No. 5-2007,
effective 5-2-2007]
B. Street width.
(1) Generally, the paved width of streets shall be at
least as great as that of existing streets of which they are extensions,
but in no case less than 24 feet. Greater width may be required for
certain principal streets and highways.
(2) 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 an
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.
C. Two connections from the subdivision to existing streets
may be required by the Planning Board where necessary.
D. Block lengths generally shall not exceed 600 feet.
E. When dead-end streets are permitted, either temporary
or permanent, an approved circular turnaround shall be provided, having
a minimum radius of 50 feet, and shall be equipped with a turnaround
roadway with a minimum radius of 40 feet for the outside curb at the
closed end.
F. Street grades and curves.
(1) Generally, street grades shall not be less than 1%
nor greater than 7%, and adjoining grades shall be connected by suitable
vertical curves.
(2) For summit and sag curves, the design speed shall
not be less than 30 miles per hour, with a nonpassing sight distance
of 200 feet.
(3) The minimum lengths of vertical curves shall be determined
in a manner satisfactory to the Village Engineer.
G. Intersecting street lines of corner lots shall be
connected by a curve having a radius of not less than 25 feet, and
its roadway curbing shall have a radius of not less than 25 feet,
plus the width of the sidewalk area.
Upon completion of construction of all improvements referred to in §
A348-16, the applicant shall furnish to the village:
A. A certificate of a licensed professional engineer
that he has supervised the installation of all such improvements,
that said improvements have been completed in accordance with the
approved plans and with the standards, specifications and procedures
of the appropriate departments of the village and duly authorized
amendments thereto and that all spoil, unused material and rubbish
have been removed from the streets and other public places and from
all undeveloped lots in the subdivision.
B. An as-built construction drawing by such engineer
showing all changes from the original construction drawing permitted
by the Village Engineering Department to be made during actual construction,
together with the location of all sewer ties and the ends of all sewer
house connections and the location of all gas mains.
C. A maintenance bond or other suitable guaranty sufficient
to cover the full cost, as estimated by the Planning Board or appropriate
village department designated by the Planning Board, of maintaining
all such improvements and of making such repairs and improvements
as may be necessary in order that, at the end of five (5) years completion,
said improvements shall conform to the requirements imposed by the
Planning Board.
The applicant shall furnish to the village adequate liability insurance insuring the village and its officers, employees and agents against any liability for personal injury or property damage resulting, directly or indirectly, from the construction of the improvements referred to in §
A348-16 or from the maintenance and repair of said improvements during a five-year period following completion of said improvements.