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.[1]
[1]
Editor's Note: See Ch. 342, Zoning.
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]
A. 
All plat plans for subdivisions submitted to the Planning Board for approval shall be prepared by and bear the name, license number and seal of a professional engineer or land surveyor licensed to practice in the State of New York. All plat plans show the location and size of existing and proposed water mains and sewer mains. Where proposed mains are shown, the plat plan must bear the seal and signature of a professional engineer licensed to practice in New York State.
B. 
The preliminary plat, construction drawings and the subdivision plat, and all procedures relating thereto, shall, in all respects, be in full compliance with the provisions of § 7-730 of the Village Law of the State of New York and these regulations, except where variation from these regulations may be specifically authorized by the Planning Board as specified in § A348-19.
[Amended 3-26-1987]
C. 
The preliminary plat must be accompanied by a tree preservation plan consistent with the requirements of this chapter. The Planning Board must include in the resolution approving the final plat a condition requiring compliance with the approved tree preservation plan before a certificate of occupancy may be granted.
[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.
A. 
Land deemed by the Planning Board to be unsatisfactory for habitation shall not be platted for residential occupancy nor for such other uses as may endanger health, life or property.
B. 
Any remaining tract of land not subdivided into building lots shall be provided with satisfactory rights-of-way giving means of access to existing or proposed streets.
C. 
No reserve strip controlling access to public land shall be permitted.
A. 
The applicant shall grade and pave all streets or other public places and shall install monuments, curbs, water mains, sanitary sewers, storm drains, street signs, streetlights and all other improvements shown on the final plan and/or on the construction plan, at his own expense, in accordance with standards, specifications and procedures acceptable to the appropriate departments of the village. He shall provide, at his expense, a means of disposing of all stormwater from the property shown on the subdivision plat, in accordance with the requirements of § A348-11E. The adequacy of the storm drainage system to dispose of all stormwater from the property and to protect other property owners from damage from such stormwater shall be the responsibility of the subdivider, and the Planning Board's approval of the preliminary plat, construction drawings and subdivision plat shall not constitute a determination by the Planning Board as to the adequacy of the storm drainage system.
B. 
A system of monuments shall be installed by the subdivider's engineer or land surveyor during performance of the field work. All monuments shall be of materials approved by the appropriate village department, not less than four (4) inches square on top and three (3) feet in length, and shall be set with the top level with the finished ground surface. All monuments shall be set at an approved offset [normally five (5) feet] from property lines.
C. 
If placed in the street right-of-way, underground utilities may be required by the Planning Board to be placed between the paved roadway and street line, where possible, to simplify location and repair of the lines. The subdivider shall install underground service connections to the property line of each lot before the street is paved.
D. 
Electric and telephone service.
(1) 
Electric and telephone wires shall be installed underground, except that the Planning Board may waive this requirement at the request of the applicant in cases where the Board shall determine that the installation of underground service will result in practical difficulty or hardship. In making such determination, the Board shall take into account the following:
(a) 
The size and nature of the subdivision.
(b) 
Unusual topographical or other natural conditions.
(c) 
The type of service existing in the area adjacent to the subdivision at the time of application for waiver.
(2) 
The Planning Board may grant a full or partial waiver of this requirement and, in appraising such waiver, may require the installation of electric and telephone wires or poles or may require a combination of underground and overhead service. Any exemptions with respect to underground installation of electric and telephone wires must also meet the requirements of the regulations of the Public Service Commission of the State of New York.
[Amended 6-23-1966, approved 8-15-1966; amended 12-12-1973, approved 1-14-1974]
E. 
In addition to the foregoing, for all projects within the Beaver Swamp Brook - Brentwood Brook Watershed, as indicated on the Village Map, no earthmoving or land-disturbing activities shall commence before the stormwater management plan and sediment and erosion control plan have received final approval.
[Added 9-25-1986, approved 10-9-1986]
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.
A. 
Where the Planning Board finds that extraordinary and unnecessary hardships may result from strict compliance with these regulations, it may vary said regulations so that substantial justice may be done and the public interest secured, provided that such variations will not have the effect of nullifying the intent and purpose of the Official Map and the Master Plan, if such exists, or the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 342, Zoning.
B. 
Where the Planning Board finds that, due to the special circumstances of a particular plat, the provision of certain required improvements is not requisite in the interest of the public health, safety and general welfare or is inappropriate because of inadequacy or lack of connecting facilities adjacent or in proximity to the proposed subdivision, it may amend such requirements, subject to appropriate conditions.
C. 
In granting variances and modifications, the Planning Board shall require such conditions as will, in its judgment, secure substantially the objectives of the standards or requirements so varied or modified.
D. 
In appropriate cases, the Planning Board may accept, as an alternative to the construction of improvements, a cash deposit, performance bond or other suitable security sufficient to cover the full cost, as estimated by the Planning Board or appropriate village department designated by the Planning Board, of the construction of said improvements.