In considering applications for subdivision
of land, the Town Board shall be guided by the standards set forth
hereinafter. The standards shall be considered to be minimum requirements.
[Amended 8-9-2012 by L.L. No. 7-2012]
A. Street width, location and construction. Streets shall be of sufficient width, suitably located and adequately constructed to conform to the Town Highway Specifications (see Chapter
623, Road Specifications) and to accommodate the prospective traffic and afford access for firefighting, 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 create a convenient road network.
B. Street arrangement and connections. The arrangement of streets in
a 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 developed in order to
make possible necessary fire protection, movement of traffic and the
construction or extension, presently or when later required, of needed
utilities and public services, such as sewers, water lines and drainage
facilities. The following conditions shall apply to all subdivisions:
(1) The proposed street layout shall be coordinated with the street system
of the surrounding area where available. Existing principal streets
shall be extended and the names of such streets continued.
(2) Subdivisions that adjoin vacant parcels of land with or without access to principal roads and/or parcels of land that have the potential to be resubdivided in the future shall have the right-of-way extended and the street developed to the property line of the subdivided property (or to the edge of the remaining undeveloped portion of a single tract). No lot shall take access from the terminal end of such streets. Turnarounds shall be constructed at the end of such streets in accordance with Town highway specifications (see Chapter
623, Road Specifications).
(3) Whenever connections to anticipated or proposed surrounding streets
are required, the right-of-way shall be extended and the street developed
to the property line of the subdivided property (or to the edge of
the remaining undeveloped portion of a single tract) at the point
where the connection to the anticipated or proposed street is expected.
No lot shall take access from the terminal end of such streets. The
Town Board may also require temporary turnarounds to be constructed
at the end of such streets pending their extension when such turnarounds
appear necessary to facilitate the flow of traffic or accommodate
emergency or service vehicles. In those cases where a proposed subdivision
lies adjacent to an existing development and where the connection
of a proposed road to an existing road by means of an extension over
a previously platted but undeveloped or partially developed right-of-way
is needed, the Town Board will require the construction of such road
extension as a condition of final plat approval.
(4) Where a subdivision abuts on or contains an existing or proposed
arterial street, the Town Board may require marginal access streets,
reverse frontage with screen planting contained in a nonaccess reservation
along the rear property line, deep lots with or without 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.
(5) Where land is subdivided into larger parcels than ordinary building
lots, such parcels shall be arranged so as to allow for the opening
of future streets and logical further resubdivision. Reverse-frontage
lots may be required on major arterials as a means to avoid additional
curb cuts along the arterial.
(6) Where subdivisions are developed abutting existing or dedicated or
platted streets where rights-of-way are inadequate, the developer
shall make available the additional rights-of-way to meet the minimum
standards of these regulations. Rights-of-way may be determined after
consultation with the Town Highway Superintendent and the Town Engineer.
C. Internal subdivision streets. Internal subdivision streets shall
be laid out so that their use by through traffic will be discouraged.
D. 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 Town 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.
E. Dead-end streets, designed to be so temporarily, pending the extension
of such streets into contiguous land by further subdivision process,
shall contain temporary turnaround facilities which shall be suitable
as permanent facilities in the event that no further subdivision is
made extending such streets. All agreements or offers concerning same
shall be subject to approval of the Town Board.
F. Block size. Blocks generally shall not be less than 800 feet nor
more than 2,000 feet in length. In blocks exceeding 1,200 feet in
length, the Town 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 constructed.
G. Relation to topography. The street plan of a proposed subdivision
shall present a logical relationship to the topography of the property.
All streets shall be arranged so as to obtain developable building
sites at or above the grade of the streets. Grades of streets shall
conform as close as possible to the original topography.
H. Other required streets. When a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Town Board may require a street approximately parallel to and on each
side of such right-of-way at a distance suitable for the appropriate
use of the intervening land (as for park purposes in residential districts
or for commercial or industrial purposes in appropriate districts).
Such distances shall also be determined with due regard for the requirements
of approach grades and future grade separation.