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 VI herein.
A.
Character of land. Land to be subdivided shall be of
such character that it can be used safely for building purposes without danger
to health or peril from fire, flood or other menace.
B.
Conformity to Official Map and Comprehensive Plan. Subdivisions
shall conform to the Official Map of the Village and shall be in harmony with
the Comprehensive Plan.
C.
Specifications for required improvements. All required
improvements shall be constructed or installed to conform to the Village specifications
listed herein and any other applicable Village specifications.
A.
Width, location and construction. Streets shall be of
sufficient width, suitably located and adequately constructed to conform with
the Comprehensive Plan 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.
(1)
The arrangement of streets in the subdivision shall provide
for the continuation of principal streets of any adjoining subdivision and
for proper protection of principal 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.
(2)
Subdivisions containing 20 lots or more shall have at
least two street connections with existing public streets or streets shown
on the Official Map or streets on an approved subdivision plat for which a
bond has been filed.
C.
Minor streets. Minor streets shall be so laid out that
their use by through traffic will be discouraged.
D.
Special treatment along arterial streets. When a subdivision
abuts or contains an existing or proposed 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.
Dead-end streets. The creation of cul-de-sac or loop
residential streets will be encouraged wherever the Board finds that such
type of development will not interfere with normal traffic circulation in
the area. In the case of such streets, where needed or desirable, the Board
may require the reservation of a twenty-foot-wide easement to provide for
the continuation of pedestrian traffic and utilities to the next street.
G.
Block size. Blocks generally shall not be less than 600
feet nor more than 1,200 feet in length. In general, no block width shall
be less than twice the normal lot depth. In blocks exceeding 800 feet in length,
the Planning 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 included.
H.
Intersections with collector, major or arterial streets
or roads. Minor or secondary street openings into such roads shall, in general,
be at least 500 feet apart.
I.
Street jogs. Street jogs with center-line offsets of
less than 125 feet shall be avoided.
J.
Angle of intersection. In general, all streets shall
join each other so that for a distance of at least 100 feet the street is
approximately at right angles to the street it joins.
K.
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.
L.
Other required streets. Where a subdivision borders on
or contains a railroad right-of-way or limited access highway right-of-way,
the Planning Board may require a street approximately parallel to 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 separations.
A.
Widths of rights-of-way and street pavements. Streets
and pavements shall have the following widths. The classification of streets
shall be determined by the Board.
|
Type of Street
|
Minimum Right-of-Way
(feet)
|
Minimum Pavement
(feet)
| |
|---|---|---|---|
|
Major
|
66
|
40
| |
|
Collector
|
60
|
30
| |
|
Local
|
60
|
22
(28 with parking on one side)
|
B.
Required street improvements. Not later than 90 days
after the granting of final approval, the subdivider shall have installed
or shall have furnished adequate bond or other security for the installation
within a specified time of the required improvements listed and described
in this section. All of the required improvements shall be made by the subdivider
in full compliance with the specifications for each of the various units of
work, as required by Village, county or state authorities, according to the
nature of the improvements.
(1)
Subgrade. All topsoil, muck, quicksand, spongy material
and other objectionable material shall be removed from an area on each side
of the center line sufficient to provide the required base course for the
pavement and shoulder width called for. After it has been properly shaped
to the approved profile, the subgrade should be rolled and compacted. Drainage
ditches at least 18 inches below the crown of the finished pavement shall
be provided on each side of the road. Fills shall be made with material approved
by the Village Engineer and shall be placed in layers not over six inches
thick, and each layer shall be properly rolled and compacted. No gravel or
stone for the base course is to be placed on the subgrade until the subgrade
is approved by the Village Engineer.
(2)
Base course. The thickness and method of constructing
the base course may vary, depending upon the amount of traffic anticipated,
the type of material used and the condition of the subgrade. A base course
consisting of not less than 12 inches of compacted stone or gravel approved
by the Village Engineer shall be installed. All materials and construction
procedures shall be subject to the approval of the Village Engineer and shall
comply with current construction and material specifications of the New York
State Department of Transportation.
(3)
Final course. The final course of the street pavement
shall be as specified by the Village Board.
C.
Street drainage.
(1)
Street and road culverts, headwalls or other appurtenances
shall be installed by the developer where necessary. Where there is no natural
stream or watercourse for the drainage of surface water from the proposed
street or road, the developer shall secure rights-of-way and construct ditches
or install stormwater drains to a natural waterway or as the Village Engineer
directs. All street storm and sanitary sewers shall be constructed according
to the grades on the plat submitted at the public hearing. Any changes in
grade shall require the approval of the Village Board.
(2)
Driveway culverts shall be not less than 12 inches in
diameter and 20 feet in length and shall be of corrugated metal or reinforced
concrete. Installation is to be approved by the Village Engineer.
D.
Utilities in streets. Waterlines and sewer lines shall
be placed in the street right-of-way between the street pavement and the street
right-of-way line wherever possible to simplify location and repair of lines
when they require attention. Electrical and telephone service, gas mains and
other utility installations shall be arranged for by the developer within
each subdivision. Consideration shall be given to placing these utilities
underground where warranted to increase safety, enhance aesthetic values,
improve practicality on curving streets and to reduce maintenance costs and
utility failures due to accidents and storm damage.
E.
Utility easements. Where topography is such as to make
impractical the inclusion of utilities within the street rights-of-way, perpetual
unobstructed easements at least 20 feet in width shall be provided with satisfactory
access to the street. Wherever possible, easements shall be continuous from
block to block and shall present as few irregularities as possible. Such easements
shall be cleared and graded where required.
F.
Grades.
(1)
Grades of all streets shall conform in general to the
terrain and shall be not less than 1/2% nor more than 6% for major streets,
8% for collector streets or 10% for minor streets in residential areas, but
in no case more than 3% within 50 feet of any intersection.
(2)
All changes in grade shall be connected by vertical curves
of such length and radius as meet with the approval of the Village Engineer
so that clear visibility shall be provided for a safe distance.
(3)
A combination of steep grades and curves shall be avoided.
G.
Curves and visibility at intersections.
(1)
All street right-of-way lines at intersections shall
be rounded by curves of at least twenty-foot radius, and curbs shall be adjusted
accordingly.
(2)
In order to provide visibility for traffic safety, that
portion of any corner lot (whether at an intersection entirely within the
subdivision or of a new street with an existing street) which is within the
triangular area formed by the intersecting street right-of-way lines and a
straight line joining said lines at 30 feet distant from the point of intersection
shall be cleared of all growth (except isolated trees) and obstructions more
than three feet higher than the center line of the street. If directed, the
ground shall be excavated to achieve visibility.
H.
Culs-de-sac. Where cul-de-sac streets are designed to
be so permanently, they should in general not exceed 500 feet in length and
shall terminate in a circular turnaround having a minimum right-of-way radius
of 60 feet and a pavement radius of 50 feet. At the end of temporary dead-end
streets, a temporary turnaround with a pavement radius of 50 feet shall be
provided, unless the Planning Board approves an alternate arrangement.
I.
Watercourses.
(1)
Where a watercourse separates a proposed street from
abutting property, provision shall be made for access to all lots by means
of culverts or other structures of design approved by the Village Engineer.
(2)
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.
J.
Curve radii. In general, street lines within a block,
deflecting from each other at any one point by more than 10°, shall be
connected with a curve, the radius of which for the center line of street
shall not be less than 400 feet on major streets, 200 feet on collector streets
and 100 feet on minor streets.
K.
Reserve strips prohibited. Reserve strips of land to
be used to control access from the proposed subdivision to any neighboring
property or to any land within the subdivision itself shall be prohibited.
L.
Free flow of vehicular traffic abutting commercial developments.
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 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.
All street names shown on a preliminary plat or subdivision plat shall
be approved by the Planning Board. In general, streets shall have names and
not numbers or letters. Proposed street names shall be substantially different
so as not to be confused in sound or spelling with present names, except that
streets that join or are in alignment with streets of an abutting or neighboring
property shall bear the same name. Generally, no street should change direction
by more than 90° without a change in the street name.
A.
Lot size. All lots shall have area and width equal to minimum requirements of Chapter 200, Zoning, and County and State Department of Health regulations applying to the district in which they are located.
B.
Side lines. Side lines of lots shall be at right angles
to straight street lines and radial to curved street lines, unless a variance
from this rule will give a better street or lot plan.
C.
Corner lots. In general, corner lots should be larger
than interior lots to provide a desirable building site with proper building
setback from each street.
D.
Driveway access. Driveway grades between the street and
the setback line shall not exceed 7%.
E.
Access from private streets. Lots on private streets
shall be deemed acceptable only if such streets are designed and improved
in accordance with this chapter.
F.
Monuments and lot corner markers. Permanent monuments
meeting specifications approved by the Village Engineer as to size, type and
installation shall be set at such block corners, angle points, points of curves
in streets and other points as the Village Engineer may require, and their
location shall be shown on the subdivision plat.
Adequate storm drainage systems shall be required in all new subdivisions.
The drainage system shall be designed by a person licensed to perform such
work.
A.
Removal of springwater and surface water. Any springwater
or surface water that may exist either previous to or as a result of the subdivision
shall be carried away by pipe or open ditch. Such drainage facilities shall
be located in the street right-of-way where feasible or in perpetual unobstructed
easements of appropriate width.
B.
Drainage structure to accommodate potential development upstream. 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 of the subdivision. The Village Engineer shall approve the design and size of the facility based on anticipated runoff from a ten-year storm under conditions of total potential development permitted by Chapter 200, Zoning, in the watershed. The cost of a culvert or other drainage facility in excess of that required for the particular subdivision may be deemed to be the responsibility of the Village or may be prorated among the upstream property owners.
C.
Responsibility from drainage downstream. The subdivider's
engineer shall also study the effect of each subdivision on the existing downstream
drainage facilities outside the area of the subdivision; and this study shall
be reviewed by the Village Engineer. When it is anticipated that the additional
runoff incident to the development of the subdivision will overload an existing
downstream drainage facility during a five-year storm, the Planning Board
shall notify the Village Board of such potential condition. In such case,
the Planning Board shall not approve the subdivision until provision has been
made for the improvement of said condition.
D.
Land subject to flooding. Land subject to flooding or
land deemed by the Planning Board to be uninhabitable shall not be platted
for residential occupancy nor for such other uses as may increase danger to
health, life or property or aggravate the flood hazard, but such land within
the plat shall be set aside for such uses as shall not be endangered by periodic
or occasional inundation or improved in a manner satisfactory to the Planning
Board to remedy said hazardous conditions.
E.
All subdividers shall present an individual lot drainage plan for each lot in their proposed subdivision. Such plan shall be used in the grading of lots before a certificate of occupancy is granted, as required by Chapter 200, Zoning. No roof leaders or footing drains which carry stormwater will be permitted to use a sanitary sewer nor a so-called dry well in an area where the dominant soil is hardpan, but shall be adequately disposed of upon the ground surface.
A.
Recreation areas.
(1)
The Planning Board shall require that the plat show sites
of a character, extent and location suitable for the development of a park,
playground or other recreation purpose in the vicinity of the subdivision.
Where a proposed park, playground or open space shown on the Village Plan
is located in whole or in part in the subdivision, the Board shall require
that such area or areas be shown on the plat in accordance with the requirements
specified above. Such area or areas may be dedicated to the Village by the
subdivider if the Village Board approves such dedication.
(2)
In the event that an area suitable for a park or playground
is located in the subdivision, the subdivider shall submit to the Board, prior
to final approval, three prints (one on Mylar) drawn in ink, showing, at a
scale of not less than 30 feet to the inch, such area and the following features
thereof:
[Amended 12-19-2006 by L.L. No. 1-2006]
B.
Waiver of plat designation of area for parks and playgrounds.
(1)
In cases where the Planning Board finds that, due to
the size, topography or location of the subdivision, land for a park, playground
or other recreation purpose cannot be properly located therein or if, in the
opinion of the Board, it is not desirable, the Board may waive the requirement
that the plat show land for such purposes. The Board may then require, as
a condition to approval of the plat, that a payment to the Village of $500
per gross acre of land which otherwise would have been acceptable for recreation
purposes (up to 10% of the total area) be applied to the purchase and/or improvement
of a suitable adjacent site.
(2)
Such amount shall be paid to the Village Board at the
time of final plat approval, and no plat shall be signed by the authorized
officer of the Planning Board until such payment is made. All such payments
shall be held by the Village Board in a special Village Recreation Site Acquisition
and Improvement Fund to be used for the acquisition of land that is suitable
for permanent park, playground or other recreational purposes and is so located
that it will serve primarily the general neighborhood in which the land covered
by the plat lies and shall be used only for park, playground or other recreational
land acquisition or improvements. Such money may also be used for the physical
improvement of existing parks or recreation areas serving the general neighborhood
in which the land shown on the plat is situated, provided that the Planning
Board finds there is a need for such improvements.
C.
Preservation of natural features. The Planning Board
shall, wherever possible, establish the preservation of all natural features
which add value to residential developments and to the community, such as
large trees or groves, watercourses and falls, beaches, historic spots, vistas
and similar irreplaceable assets. No tree with a diameter of eight inches
or more as measured three feet above the base of the trunk shall be removed
unless such tree is within the right-of-way of a street as shown on the final
subdivision plat or individual house sites and driveways. Removal of additional
trees shall be subject to the approval of the Planning Board.
