In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth hereinafter. Said standards shall be considered to be minimum requirements and shall be waived by the Board only under circumstances set forth in Article
V herein.
Specific requirements in regards to street layout and design can be
found in the Village of Scotia street specifications. In addition, the following
standards shall also be required whenever new streets are being constructed
as part of a subdivision.
A. Width, location and construction. Streets shall be of
sufficient width, suitably located and adequately constructed to conform with
the Comprehensive Plan, the street specifications and the Official Map, if
such exists, and to accommodate the prospective traffic and afford access
for fire-fighting, 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 compose a convenient system.
B. Arrangement. The arrangement of streets in the subdivision
shall provide for the continuation of principal streets of adjoining subdivisions
and for proper projection of collector streets into adjoining properties which
are not yet subdivided, 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 and
drainage facilities. Where, in the opinion of the Planning Board, topographic
or other conditions make such continuance undesirable or impracticable, the
above conditions may be modified.
C. Minor streets. Minor streets shall be so laid out that
their use by through traffic will be discouraged.
D. Special treatment along major arterial streets. When
a subdivision abuts or contains an existing or proposed major arterial street,
the Board may require marginal access streets, reverse frontage with screen
planting contained in a nonaccess reservation along the rear property line,
deep lots with rear 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.
E. 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 Board may require
that streets and lots be laid out so as to permit future resubdivision in
accordance with the requirements contained in this chapter.
F. Intersections with collector or major arterial roads.
Minor or secondary street openings into such roads shall, in general, be at
least five hundred (500) feet apart.
G. Street jogs. Street jogs with center-line offsets of
less than one hundred twenty-five (125) feet shall be avoided.
H. Relation to topography. The street plan of a proposed
subdivision shall bear a logical relationship to the topography of the property,
and all streets shall be arranged so as to obtain as many of the building
sites as possible at or above the grade of the streets. Grades of streets
shall conform as closely as possible to the original topography.
I. Fire hydrants. Installation of fire hydrants shall be
in conformity with all requirements of standard thread and nut as specified
by the New York Fire Insurance Rating Organization and the Division of Fire
Safety of the State of New York.
J. Streetlighting facilities. Lighting facilities shall
be in conformance with the lighting system of the village. Such lighting standards
and fixtures shall be installed after approval by the appropriate power company
and the authorized village electrical inspector.
K. Watercourses. Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater easement
or drainage right-of-way as required by the Village Engineer, and in no case
less than twenty (20) feet in width.
L. Service streets or loading space in commercial development.
Paved rear service streets of not less than twenty (20) feet in width or,
in lieu thereof, adequate off-street loading space, suitably surfaced, shall
be provided in connection with lots designed for commercial use.