A. 
Character of land. Land of such a character that it cannot be used without danger to health or peril from fire, flood or other menace shall not be subdivided for residential purposes nor for such other uses as may increase danger to health, life or property, or aggravate a flood hazard, but such land may be set aside for such uses as shall not involve such danger.
B. 
Conformance to Comprehensive Plan or Official Map. Subdivisions shall conform to the streets, drainage systems or parks shown on the Official Map of the Village as it may be adopted by the Village Board, and shall be properly related to the Village Comprehensive Plan as may be adopted by the Planning Board.
[Amended 6-22-2005 by L.L. No. 4-2005]
C. 
Frontage on improved road. The area to be subdivided shall have frontage on, and access from, an existing street on the Official Map, which shall have been suitably improved as required by the highway and drainage specifications of the Village of Montebello or other public agencies having jurisdiction and with the width and right-of-way required by these subdivision regulations and the Official Map. Wherever the area to be subdivided is to utilize existing road frontage, said road shall be suitably improved as provided herein above. The entire right-of-way required by these subdivision regulations and the Official Map shall be dedicated to the Village of Montebello as a condition of final plat approval.
D. 
Monuments. Monuments shall be of a type which conform to the Village highway and sewer specifications and shall be required wherever deemed necessary by the Planning Board to enable all lines to be reproduced upon the ground. In general, monuments shall be located on street right-of-way lines at street intersections, angle points, points of curve and block corners. They shall be spaced so as to be within sight of each other, the sight lines being contained wholly within the street limits. There shall be a monument at the intersection of each subdivided lot line and street right-of-way.
E. 
Construction standards. Improvements in the property to be subdivided shall conform in all respects to the Highway and Drainage Specifications of the Village as may be adopted by the Village Board. Sewer improvements shall conform to requirements of the Town of Ramapo and Rockland County Sewer District No. 1, as appropriate.
F. 
Referral to agencies. The Planning Board may refer any subdivision to other village, town, county, regional, state, or special purpose agencies for a recommendation.
A. 
Relation to topography. Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many as possible of the building sites at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in Article IV, § 163-23I of these regulations.
B. 
Block size. Block dimensions shall be generally wide enough to accommodate two lots in depth and generally not more than 12 times the minimum lot width required in the zoning district in length. In long blocks, the Planning Board may require the reservation of an easement through the block to accommodate utilities, drainage facilities or pedestrian traffic. See Article IV, § 163-27B and C.
C. 
Intersections.
(1) 
Intersections of streets shall be at angles as close to 90° as possible. Toward this end, an oblique street should be curved approaching an intersection and should be approximately at right angles to the intersecting street for at least 100 feet therefrom. Where three or more streets intersect, a turning circle, or other special treatment, may be required by the Planning Board. Wherever two streets intersect at an angle smaller than 75°, the right-of-way returns and the relation of gutter grades shall be given special treatment, as determined by the Board, and islands to channelize traffic may be required.
(2) 
Intersections of major streets by other streets shall be at least 800 feet apart, if possible. Cross (four-cornered) street intersections shall be avoided insofar as possible, except as shown on the Village Master Plan or Official Map, or at other important traffic intersections. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Grades shall be limited to not more than 3% within 75 feet of an intersection.
D. 
Continuation of roads into adjacent property. The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, efficient provision of utilities, and where such continuation is in accordance with the Village plan. If the adjacent property is undeveloped, and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary T- or L-shaped turnaround shall be provided on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abuttors whenever the street is continued. The Planning Board may limit the length of temporary dead-end streets in accordance with Article IV, § 163-23I.
E. 
Permanent dead-end roads.
(1) 
Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Board for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Planning Board may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic or utilities. A circular turnaround shall be provided at the end of a permanent dead-end street in accordance with the Village highway and sewer specifications.
(2) 
For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with Article IV, § 163-23I. Where it is impossible to subdivide a property except by a dead-end road which is longer than permitted by these regulations, the Board may require that a divided roadway with center mall be constructed in a seventy-foot right-of-way (or greater width if required) in such a manner that either side of the roadway could be used, in emergencies, for two-way traffic.
F. 
Road names. The preliminary plat as submitted shall not indicate any names upon proposed streets. The developer at the time of preliminary approval shall consult with emergency service organizations and the local postmaster and shall then render its request for road names to both the Planning Board and the Village Board. The Planning Board shall not act to approve the name(s) unless it has reviewed and duly considered the recommendation of the Village Board or at least 45 days have passed from the filing of the request with the Village Clerk without a reaction from the Village Board. In no event shall the Planning Board approve a name expressly rejected by the Village Board. Names should seek to enhance the character of the neighborhood by highlighting geologic, biologic or historic aspects of the Village and shall be sufficiently different in sound and in spelling from other road names in the Village so as not to cause confusion. Family surnames, individuals' names, and living or deceased persons' names should be avoided, unless they represent a significant role in the history of the Village or region or a strong historic connection to the property. A road which exists or is planned as a continuation of an existing road shall bear the same name.
[Amended 6-22-2005 by L.L. No. 4-2005; 7-16-2008 by L.L. No. 4-2008]
G. 
Location, width and improvement of roads. Roads shall be suitably located, of sufficient width, and adequately improved, to accommodate the prospective traffic and to afford satisfactory access to police, fire-fighting, snow removal or other road-maintenance equipment, and shall be coordinated so as to compose a convenient system. The location, arrangement or design of streets shall be such as to cause no undue hardships to adjoining properties.
H. 
Reserve strips. The creation of reserve strips adjacent to a proposed street in such a manner as to deny access from adjacent property to such street shall not be permitted.
I. 
Design standards for new roads. Roads shall meet the design standards set forth on the following pages. Road classification may be indicated on the Village Master Plan or Official Map. Otherwise, it shall be determined by the Planning Board.
Minimum ROW Width
Zoning District
RR-80
(feet)
RR-50, R-35,
R-25, R-15
(feet)
All Other Districts
(feet)
Local road
50
50
50
Collector road
50
50
60
Secondary road
60 to 70
60 to 70
70 to 80
Major road
70 to 80
70 to 80
70 to 80
Minimum Width of Travelled Way
Zoning District
RR-80
(feet)
RR-50, R-35,
R-25, R-15
(feet)
All Other Districts
(feet)
Local road
24a
30b
30a
Collector road
24a
30b
40
Secondary road
24a
40
44
Major road
44a
48
48
NOTES:
aExclusive of required shoulders.
bSee § 163-23E(2) for divided roadway.
Road Pavement, Shoulders, Drainage Structures,
Curbs, Turnaround, Etc.
(See Highway and Drainage Standards)
Zoning District
Maximum grade
RR-80
RR-50, R-35,
R-25, R-15
All Other Districts
Local road
10%
10%
6%
Collector road
8%
8%
6%
Secondary road
6%
6%
5%
Major road
6%
6%
5%
Minimum grade
1%
1%
1%
Maximum radius of
curve at center line
RR-80
RR-50, R-35,
R-25, R-15
All Other Districts
Local road
100 feet
100 feet
200 feet
Collector road
100 feet
100 feet
200 feet
Secondary road
300 feet
300 feet
400 feet
Major road
500 feet
500 feet
500 feet
Zoning District
Minimum length of
vertical curve
All Districts
Local road
100 feet but not less than 20 feet for each 1% algebraic difference in grade.
Collector road
100 feet but not less than 20 feet for each 1% algebraic difference in grade.
Secondary road
200 feet but not less than 50 feet for each 1% algebraic difference in grade.
Major road
300 feet but not less than 50 feet for each 1% algebraic difference in grade.
Zoning District
Minimum length of tangents
between reverse curves
Residential Districts
(feet)
All Other Districts
(feet)
Local road
100
200
Collector road
100
200
Secondary road
200
300
Major road
300
400
Zoning District
Minimum sight distance
Residential Districts
(feet)
All Other Districts
(feet)
Local road
300
300
Collector road
300
300
Secondary road
350
350
Major road
400
400
At intersections
Across corner - 75 feet back from intersection
Zoning District
Minimum
turnaround - local roads
Residential Districts
(feet)
All Other Districts
(feet)
Diam: ROW
120
160
Pavement
100
140
Center island diameter
(if required)
40
60
Zoning District
Maximum length
of cul-de-sacc
RR-80
Other Residential Districts
All Other Districts
(feet)
Permanent
Six times minimum lot width
Serving no more than 14 dwelling units
500
Temporary
Twelve times minimum lot width
Serving no more than 25 dwelling units
1,000
NOTE:
cFor nonresidential districts, as determined by the Planning Board.
Zoning District
Sidewalks
RR-80,
RR-50
R-35, R-25,
R-15
All Other Districts
Local roadd
Optionale
One side
4 feet wide
Both sides
6 feet widef
Collector road
Optional
Both sides
4 feet wide
Both sides
6 feet widef
Secondary road
Optional
Both sides
4 feet wide
Major road
Both sides
4 feet wide
Zoning District
Minimum radius
at intersections
Residential Districts
(feet)
All Other Districts
(feet)
ROW
25
30
Pavement
25
30
NOTES:
dNot required on permanent dead-end streets.
eAt discretion of Planning Board.
fIn nonresidential districts, right-of-way and pavement widths and sidewalk standards may be reduced when potential traffic and parking requirements can be satisfied with lesser standards.
J. 
Required street access. No permit for the erection of any building shall be issued unless the plat on which such building is proposed to be erected has access to a street or highway in accordance with the provisions of § 163-25E of the Subdivision Regulations. This section shall not preclude access by means of a shared driveway if the Planning Board approves a special permit therefor.
[Added 6-21-2006 by L.L. No. 4-2006]
A. 
Road improvements.
(1) 
Roads shall be graded and improved and conform to the Village highway and drainage specifications, and shall be approved as to design and specifications by the Village Engineer.
(2) 
Frontage roads, perimeter streets and streets shall be improved and dedicated by the developer at his expense to the full width as required by these subdivision regulations.
B. 
Drainage improvements.
(1) 
The developer may be required by the Planning Board to carry away by pipe or open ditch any surface water or groundwater that may exist either previously to, or as a result of, the subdivision. The removal of this water includes the control of runoff to minimize erosion and sedimentation, both during and after construction, as well as the preservation of water supplies, and the prevention or alleviation of flooding conditions. Such drainage facilities shall be located in the road rights-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the Village highway and sewer specifications. Drainage facilities shall be designed to be in accordance with the Village policy of not permitting any net incremental discharge where downstream drainage facilities are inadequate. Where this is not feasible, a contribution of funds toward Village drainage improvements may be accepted by the Planning Board in an amount to be determined by the Planning Board at the time of final plat approval.
(2) 
A culvert or other drainage facility shall, in each case, be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Village Engineer shall approve the size of the facility, based on the provisions of the highway and sewer specifications, assuming conditions of maximum potential watershed development permitted by the Zoning Chapter.
(3) 
The Village Engineer shall also review the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. The county drainage study of May 1960, as it may be amended, together with such other studies as shall be appropriate, shall serve as a guide to needed improvements. 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 may withhold approval of the subdivision until provision has been made for the improvement of said potential condition or, in the alternative, the developer may deposit in escrow the full cost of the required improvement of the said potential condition in such sum as the Planning Board shall determine. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility within the subdivision as determined by the Planning Board.
C. 
Other improvements.
(1) 
Road signs. The subdivider shall deposit with the Village at the time of final subdivision approval a sum in accordance with the Standard Schedule of Fees[1] for each road sign required by the Superintendent of Highways and Village Engineer at all road intersections. The Village shall install all road signs before issuance of certificates of occupancy for any residence on the streets approved.
[1]
Editor's Note: The Standard Schedule of Fees is on file in the Village Clerk-Treasurer's office.
(2) 
Road lighting. Streetlights of a type approved by the Village may be required by the Planning Board in all subdivisions, and their location is to be shown on the construction drawings accompanying preliminary and final plats. Said streetlights are to be installed by the developer prior to the issuance of any certificate of occupancy, and are to be maintained at the developer's sole expense until such time as the roads have been accepted by the Village. In the case of a subdivision involving a county or state highway, approval shall be obtained from the appropriate agency. Where the Planning Board determines that streetlights are not to be provided, the provisions of Article III, § 163-17B shall apply.
(3) 
Shade trees. The subdivider shall deposit with the Village at the time of final subdivision approval a sum in accordance with the Standard Schedule of Fees[2] for each tree required by the Planning Board as shown on the construction plans accompanying the preliminary and final subdivision plats. The trees shall be planted by the Village within the shade tree easement hereinafter specified, subsequent to dedication of the streets shown in the subdivision.
[2]
Editor's Note: The Standard Schedule of Fees is on file in the Village Clerk-Treasurer's office.
(4) 
Sanitary sewer facilities and sanitary sewer districts. The developer shall install sanitary sewer facilities in a manner prescribed by the agency having jurisdiction. Necessary action shall be taken by the developer to enable the appropriate agency to extend or create a sanitary sewer district for the purpose of providing sanitary sewers to the subdivision where no district exists for the land to be subdivided.
(5) 
Fire hydrants and water supply districts.
(a) 
Necessary action shall be taken by the developer to enable the applicable agency to extend or create a water-supply district for the purpose of providing fire hydrants to the subdivision. To eliminate future street openings, all underground utilities for fire hydrants, together with the fire hydrants themselves, shall be installed before any final paving of a street shown on the subdivision plat.
(b) 
To facilitate the above, the location of all fire hydrants and the boundary lines of the proposed district, indicating all improvements proposed to be served, shall be shown on the preliminary plat, and the cost of installing same shall be included in the security to be furnished by the developer.
(6) 
Fencing and guiderails. Each developer shall be required to furnish and install all fences and guiderails wherever the Planning Board determines that a condition warranting such fencing or guiderails may exist. Said fences or guiderails shall be constructed according to standards established by the Village Engineer or Superintendent of Highways and shall be noted as to height and material on the final plat. No certificate of occupancy shall be issued until said fence or guiderail improvements have been duly installed.
D. 
Underground utilities. All utility facilities shall be located underground throughout the subdivision. Wherever existing utility facilities are located aboveground, except where existing on public roads and rights-of-way, they shall be removed and placed underground. Underground service connections to the street right-of-way line of each platted lot shall be installed at the developer's expense. At the discretion of the Planning Board, the requirement for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use.
A. 
Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Chapter and County Health Department Regulations, and in providing driveway access to buildings on such lots from an approved street.
B. 
Access across a watercourse. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other structure of design approved by the Village Engineer.
C. 
Lot dimensions. Lot dimensions shall comply with the minimum standards of the Zoning Chapter. Where lots are more than double the minimum required area for the zoning district, the Planning Board may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with the Zoning Chapter and these regulations.
D. 
Side lot lines. In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless in the opinion of the Planning Board a variation from this rule will result in a better street or lot plan. The Planning Board will discourage the use of small angular sections of lots that have no useful purpose by discounting those areas in calculating minimum lot size.
E. 
Access from major and secondary roads. Lots shall not, in general, derive access exclusively from a major or secondary street. Where driveway access from a major or secondary street may be necessary for several adjoining lots, the Planning Board may require that such lots be served by a combined access drive in order to limit possible traffic hazard on such street. Where possible, driveways should be designed and arranged so as to avoid the necessity for vehicles to back into streets.
F. 
Corner lots. Dimensions of corner lots shall be large enough to allow for erection of buildings, while observing the minimum front yard setback from both streets.
G. 
Water bodies. If a tract being subdivided contains a water body, or portion thereof, the Planning Board may require that lot lines be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots.
H. 
Lands along watercourses. Low-lying lands along watercourses subject to flooding or overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainageways.
I. 
Trees. No existing trees shall be removed from any portion of any required side yard of a subdivision created pursuant to these regulations.
J. 
Requirements for approval of flag lots.
[Added 6-21-2006 by L.L. No. 4-2006]
(1) 
Each proposed flag lot shall meet the applicable standards of § 195-14C of the Zoning Law, and the buildable portion (excluding the flagpole) shall in no event be any smaller than 1 1/2 acres in size or the minimum lot area in the underlying zoning district, whichever is greater.
(2) 
In addition to the foregoing requirements, the subdivider shall demonstrate to the satisfaction of the Planning Board:
(a) 
That there are no visual obstructions at the intersection of the access point and the street.
(b) 
That the relative locations of the flag lot driveway and adjoining driveways are appropriate.
(c) 
That adequate access for emergency vehicles to the house on the flag lot is provided.
(d) 
That appropriate privacy is provided to both the flag lot and surrounding lots. Landscaping is particularly important to visually separate the shared lot line where the front line of the flag lot adjoins the rear line of the lot in front of it. Where existing landscaping is insufficient, the Planning Board may require the placement of additional landscape screening to provide a ten-foot-deep buffer along shared property lines. In appropriate cases, the Planning Board may also require buffering along the access strip to provide appropriate privacy between adjoining lots.
(e) 
That the home(s) are oriented at an angle to minimize the visual impact upon any and all adjoining homes, whether part of the subdivision or not.
(f) 
That, as part of a subdivision, no more than one parcel or lot shall be permitted to the rear of another parcel or lot, wherein both have frontage on the same public or private street.
(g) 
That all lots meet or exceed the access, the lot area, width and environmental constraint requirements for the zoning district in which they are situated, not including the flagpole.
A. 
Recreation standards. The Planning Board shall require that land be reserved for parks and playground or other recreation purposes in locations designated on the Village Comprehensive Plan or Official Map, or otherwise where such reservations would be appropriate. Each reservation shall be of suitable size, dimension, topography and general character, and shall have adequate road access, for the particular purposes envisioned by the Planning Board. The area shall be shown and marked on the plat "Reserved for Park and/or Recreation Purposes." When recreation areas are required, the Planning Board shall determine the area reserved and the conditions to be imposed thereon, from the Park Reservation Local Law (L.L. No. 1 of 1988),[1] as same may be amended from time to time, of the Village of Montebello.
[Amended 6-22-2005 by L.L. No. 4-2005]
[1]
Editor's Note: See Ch. 122, Parks and Recreation Areas, Art. I, Reservation of Land.
B. 
Applicability to land utilizing average density resolution. Any subdivision plat in which the principle of average density has been utilized, pursuant to the average density resolution of the Village of Montebello, shall not be exempt from the provisions of this section, except as to such portion of land which is deemed by the Planning Board to be suitable for park, recreation and/or playground purposes, and actually dedicated to the Village for park and recreation purposes. If no further area, other than the area to be reserved through averaging, is required by the Planning Board for park and/or recreation purposes, the full fee shall be paid, as required by Village regulations. If further land is required for reservation, apart from the land reserved by averaging, a credit shall be given in accordance with Village regulations.
A. 
Widening or realignment of existing roads. Where a subdivision borders an existing undersize road or when the Village Comprehensive Plan or Village or County Official Map indicates proposed realignment or widening of a road that would require use of some of the land in the subdivision, the subdivider may be required to show areas for widening or realigning such roads on the plat marked "Reserved for Road Realignment (or Widening) Purposes." It shall be mandatory to indicate such reservation on the plat when a proposed widening or realignment is shown on the Village, town or county Official Maps.
[Amended 6-22-2005 by L.L. No. 4-2005]
B. 
Utility and drainage easements.
(1) 
Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within road rights-of-way, perpetual unobstructed easements at least 20 feet in width for such utilities or drainage facilities shall be provided across property outside of the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
(2) 
When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
(3) 
The applicant shall dedicate, either in fee or by drainage or conservation easement, land on both sides of existing watercourses, as shown on the Official Map, to a distance to be determined by the Planning Board upon the recommendation of the Village Engineer.
C. 
Easements for pedestrian access. The Planning Board may require, in order to facilitate pedestrian access from roads to schools, parks, playgrounds or other nearby roads, perpetual unobstructed easements at least 20 feet in width. Easements shall be indicated on the plat.
D. 
Shade tree easement. The preliminary plat and final plat shall indicate a reservation of easement authorizing the Village to plant shade trees within five feet of the required right-of-way of the Village.
A. 
Existing features which would add value to residential development or to the Village as a whole, such as trees, as herein defined, watercourses and ponds, falls, cemeteries, historic areas or sites and similar irreplaceable assets, shall be preserved in the design of the subdivision. The Planning Board may require that any feature to be retained be flagged, fenced, or otherwise delineated in the field prior to any earth movement or clearance action. No trees shall be removed from any subdivision nor any change of grade of the land effected until the final plat has been filed. All trees on the plat required to be retained shall be preserved, and where required, all trees shall be welled and otherwise protected against change of grade. The preliminary plat shall show the number and location of existing trees, and shall further indicate all those marked for retention, which shall be keyed to a table listing species, height, caliper and condition as certified by a licensed landscape architect or botanist. The public improvement security shall include the amount of $5 per linear foot of street frontage for purposes of calculating the security amount.
[Amended 1-21-1998 by L.L. No. 1-1998; 6-22-2005 by L.L. No. 4-2005]
B. 
Self-imposed restrictions. If the owner places restrictions on any of the land contained in the subdivision greater than those required by the Zoning Chapter or these or other Village regulations, such restrictions or reference thereto may be required to be indicated on the subdivision plat, or the Planning Board may require that restrictive covenants be recorded with the Rockland County Clerk in a form to be approved by the Village Attorney.
C. 
Subdivisions including land zoned for nonresidential purposes. If a proposed subdivision includes land that is zoned for nonresidential purposes, the layout of the subdivision with respect to such land shall make such provision as the Planning Board may require for safe and convenient access to such automobile parking and loading and unloading spaces as may be required by the Zoning Chapter, or otherwise for safe and convenient service access to such land.
D. 
Deposit and disposition of trees, debris and waste. No cut trees, timber, debris, earth, rocks, stones, soil, junk, rubbish or other waste materials of any kind shall be buried in any land or left or deposited on any lot or street at the time of the issuance of a certificate of occupancy, and removal of same shall be required prior to issuance of any certificate of occupancy on a subdivision. The same shall not be left or deposited in any area of the subdivision at the time of expiration of the security or dedication of public improvements, whichever is sooner. The security shall include an amount for removal of such materials in the event the provisions of this section are not met.
E. 
Soil preservation and final grading. No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved final subdivision plat and the lot recovered with topsoil with an average depth of at least six inches over the entire area of the lot, except that portion covered by buildings or included in streets, or where the grade has not been changed or natural vegetation seriously damaged. The security shall include an amount for correction of grading and placement of topsoil. Whether or not a certificate of occupancy has been issued, at the expiration of the security the Village may enforce the provisions of said security where the provisions of this section or any other applicable law, ordinance or regulation have not been met.
F. 
Where the development of proposed lots in a subdivision presents potentially difficult site problems due to topography, wetlands, soils, driveway gradient, site grading, existing plant materials or other features particularly unique to the proposed lot, the Planning Board may require site plan approval for specifically identified lots.
[Amended 6-22-2005 by L.L. No. 4-2005]
Where the Planning Board finds that, because of special circumstances of a particular plat, extraordinary hardships may result from strict compliance with these regulations, it may adjust the regulations so that substantial justice may be done and the public interest secured; provided that any such adjustment will not have the effect of nullifying the intent and purpose of these regulations, the Village Comprehensive Plan or the Official Map of the Village. In granting any adjustment, the Planning Board shall attach such conditions as are, in its judgment, necessary to secure substantially the objective of the standards or requirements so adjusted.